4165 S 88th Ct S · Boynton Beach, FL 33436

$95,000

2 bd · 1.5 ba · 720 sqft · Land public records · 287 Days on market

Built 1956 3,802 sqft lot $50/mo HOA · 2% of rent ↓ 34% since listing

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in the heart of Tropical Breeze Estates, this 1-bedroom, 1.5-bathroom manufactured home offers 720 sq ft of bright, open living space on a 3,802 sq ft lot. Built in 1956, the home features an east-facing front exposure, public sewer, and owned land, with a low $50/month HOA that helps maintain the friendly, well-kept community.

Key facts

• Public sewer
• Clubhouse
• Owned land

Tags

• EAST FACING FRONT EXPOSURE
• PUBLIC SEWER
• OWNED LAND
• LOW HOA
• CLUBHOUSE
• HEATED POOL

Property features AI

Finance

• HOA & community: Monthly association fee of $50; Senior community

Exterior

• Parking: Carport (1 space); Driveway; 1 covered parking space
• Utilities: Public sewer
• Home design: Manufactured home; Faces east; Resale property
• Construction: Metal roof; Manufactured construction
• Exterior features: Patio; Community pool access

Interior

• Flooring: Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Wall/window air conditioning unit(s); Has cooling
• Interior features: Laminate flooring; Other interior features
• Laundry & utility: Washer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath land listed at $95k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.0% vs local median 4.3% in Boynton Beach — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#351 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety B+, cost of living B; Watch: amenities D+, crime D-, commute F.
• Palm Beach (suburban): math 46% / reading 53% proficiency, ranked #34 of 73 in FL (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.6%/yr); 457 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• This rent runs 34% of the median local income ($76k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 287 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 287 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.26% ✓
• Cap rate: 18.96%
• Cash-on-cash: 45.23%
• DSCR: 3.01
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 38.8%
• Equity multiple: 2.59×
• Total profit: $42,229
• Equity at exit: $14,165

10-year hold

• IRR: 43.8%
• Equity multiple: 4.57×
• Total profit: $94,932
• Equity at exit: $8,214

Cash invested: $26,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33436

• Home prices YoY: -26.0%
• Rents YoY: -0.6%
• Active inventory: 457
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,143 high
• Mortgage (P&I): −$498
• Tax from tax record: −$103 /mo · $1,236/yr
• Insurance: −$40
• HOA: −$50
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $1,003

Break-even live

Break-even rent $874

Max offer price $95,000

Occupancy floor 48%

Sensitivity live

Price	-10% $1,056	-5% $1,029	+0% $1,003	+5% $976	+10% $949
Rent	-10% $833	-5% $918	+0% $1,003	+5% $1,087	+10% $1,172
Rate	-1.0pp $1,050	-0.5pp $1,027	base $1,003	+0.5pp $978	+1.0pp $953

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2407 Renaissance Way Boynton Beach, FL	1.0	1.0	744	$1,950	$2.62	9d	1	1.23mi
4 Renaissance Way #302 Boynton Beach, FL	1.0	1.0	747	$1,945	$2.60	12d	1	1.27mi
1690 Renaissance Commons Blvd Boynton Beach, FL	2.0–3.0	2.0	940	$2,300	$2.45	0d	3	1.33mi
1660 Renaissance Commons Blvd Boynton Beach, FL	1.0	1.0	798	$1,962	$2.46	0d	2	1.34mi
1100 Audace Ave Boynton Beach, FL	1.0–3.0	1.0–2.0	1021	$2,646	$2.59	0d	22	1.36mi

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: sewer

Listing history 22 events

1. 2026-06-21
   days on market $95,000 Active 287 DOM
2. 2026-06-18
   days on market $95,000 Active 284 DOM
3. 2026-06-17
   days on market $95,000 Active 283 DOM
4. 2026-06-16
   days on market $95,000 Active 282 DOM
5. 2026-06-15
   days on market $95,000 Active 281 DOM
6. 2026-06-13
   days on market $95,000 Active 279 DOM
7. 2026-06-09
   days on market $95,000 Active 275 DOM
8. 2026-06-07
   days on market $95,000 Active 273 DOM
9. 2026-06-04
   days on market $95,000 Active 270 DOM
10. 2026-06-03
    days on market $95,000 Active 269 DOM
11. 2026-06-01
    days on market $95,000 Active 267 DOM
12. 2026-05-31
    days on market $95,000 Active 266 DOM
13. 2026-04-01
    price $95,000
14. 2026-02-26
    price $94,999
15. 2026-02-03
    price $54,999
16. 2025-09-07
    listed $94,999 Active
17. 2025-08-12
    historical
18. 2025-02-28
    price $125,000
19. 2025-02-11
    listed $130,000 Active
20. 2025-01-25
    historical
21. 2024-11-11
    price $130,000
22. 2024-07-24
    listed $145,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $1,236 · $103/mo
• Projected year-2 tax: $1,236 · $103/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 5 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,721
• − Mortgage interest: −$5,321
• − Property taxes: −$1,236
• − Insurance: −$475
• − Repairs & maintenance: −$2,058
• − Management: −$2,058
• − HOA: −$600
• − Depreciation: −$2,764
• Taxable income: $11,209
• Est. tax owed @ 24.0%: −$2,690
• After-tax cash flow: $9,340/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Palm Beach
• NCES district ID: 1201500
• Math proficiency: 46% ▼ -16.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $53,943
• Composite: 42.72/100
• National rank: #3160
• State rank: #34 of 73 in FL

Livability — Boynton Beach

• Score: 72/100
• State rank: #351
• US rank: #6098

Category grades

Amenities D+ Commute F Cost of living B Crime D- Employment C Housing A+ Health & safety B+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Palm Beach County · 1,438,312 people
• City population: 148,060
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 48,743
• Household income: $75,789
• Rent vs Own: 25.5% rent · 74.5% own
• Severe rent burden: 1813.0

Population outlook (Palm Beach County) Hauer SSP2

• Today (2025): 1,637,487 people
• By 2030: 1,743,255 · +6.5%
• By 2040: 1,948,712 · +19.0%
• By 2050: 2,132,979 · +30.3%
• By 2075: 2,530,027 · +54.5%
• By 2100: 2,706,979 · +65.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 52% Black 24% Hispanic / Latino 19% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 3% Dominican 1%
• Common ancestry: Hispanic 12% Romanian 3% Scotch-Irish 2%
• Foreign-born: 27% · Canada, Jamaica, Vietnam
• Languages at home: 64% English-only · Spanish 14% French/Haitian/Cajun 13% Other Indo-European 2%

Political lean MEDSL · Palm Beach

• 2024 margin: Toss-up / Even · D 50.0% · R 49.2%
• 2008→2024 swing: -22.1pp toward R · 2008: 22.9pp · 2024: 0.8pp
• All cycles: 2024: D+0.8 2020: D+12.8 2016: D+15.3 2012: D+17.0 2008: D+22.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -109.59%
• Current HPI: 311.7742
• Rent YoY: ▼ -0.57%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

-34.5% since first listed

10 events — show timeline

• 2026-04-01 Price Changed $95,000 MARMLS
• 2026-02-26 Price Changed $94,999 MARMLS
• 2026-02-03 Price Changed $54,999 MARMLS
• 2025-09-07 Listed $94,999 MARMLS
• 2025-08-12 Listing Removed — Beaches MLS
• 2025-02-28 Price Changed $125,000 Beaches MLS
• 2025-02-11 Listed $130,000 Beaches MLS
• 2025-01-25 Listing Removed — Beaches MLS
• 2024-11-11 Price Changed $130,000 Beaches MLS
• 2024-07-24 Listed $145,000 Beaches MLS

Property tax history

+4.3%/yr

Latest (2025): $1,236 · +6.1% YoY. Source: county tax records.