2403 NW 26th Ave Unit 128, · Boynton Beach, FL 33436

$44,900

2 bd · 2.0 ba · 825 sqft · SingleFamily · 14 Days on market

Good condition

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.3/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Cozy, Renovated Mobile Home with Resort-Style Amenities Clean, inviting, and move-in ready, this charming mobile home offers a bright and comfortable living space with a well-kept interior and a peaceful outdoor setting. The home features a clean, open feel with plenty of natural light, along with a sunroom that adds extra living space perfect for relaxing, entertaining, or enjoying the Florida lifestyle year-round. Step outside to a beautifully maintained yard, plus the convenience of off-street parking and additional storage space, giving you both functionality and comfort. Located in a quiet, welcoming community, residents enjoy access to an impressive list of amenities designed for all

Key facts

• Two swimming pools
• Off street parking
• Fully equipped gym

Tags

• RENOVATED MOBILE HOME
• BEAUTIFULLY MAINTAINED YARD
• OFF STREET PARKING
• ADDITIONAL STORAGE SPACE
• TWO SWIMMING POOLS
• FULLY EQUIPPED GYM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $45k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Cap rate 44.5% 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); 445 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 35% 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 $310 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 4.91% ✓
• Cap rate: 44.51%
• Cash-on-cash: 136.48%
• DSCR: 7.07
• GRM: 1.7

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: —
• Equity multiple: 7.15×
• Total profit: $77,372
• Equity at exit: $6,695

10-year hold

• IRR: —
• Equity multiple: 13.71×
• Total profit: $159,829
• Equity at exit: $3,882

Cash invested: $12,572 (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: 445
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $2,203 high
• Mortgage (P&I): −$235
• Tax est. 1.5%: −$56 /mo · $674/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $1,430

Break-even live

Break-even rent $393

Max offer price $44,900

Occupancy floor 30%

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2313 N Congress Ave #18 Boynton Beach, FL	2.0	1.0	758	$1,950	$2.57	15d	1	0.30mi
3500 Sandpiper Dr Boynton Beach, FL	1.0–2.0	1.0–2.0	1147	$2,579	$2.25	22d	22	0.30mi
4101 Mahogany Dr Boynton Beach, FL	1.0–2.0	1.0–2.0	950	$2,169	$2.28	4d	11	0.30mi
2303 N Congress Ave #15 Boynton Beach, FL	2.0	1.0	925	$1,950	$2.11	24d	1	0.30mi
3930 Max Pl Boynton Beach, FL	1.0	1.0	925	$2,550	$2.76	22d	1	0.31mi
2307 N Congress Ave #24 Boynton Beach, FL	2.0	1.0	902	$1,700	$1.88	3d	1	0.33mi
2317 N Congress Ave #24 Boynton Beach, FL	2.0	1.0	902	$2,300	$2.55	5d	1	0.34mi
2301 N Congress Ave #25 Boynton Beach, FL	2.0	1.0	758	$2,000	$2.64	24d	1	0.36mi
220 Savannah Lakes Dr Boynton Beach, FL	2.0	2.0	1098	$2,365	$2.15	3d	1	0.45mi
18 Via de Casas Sur #205 Boynton Beach, FL	3.0	2.0	1096	$2,750	$2.51	24d	1	0.50mi
6 Via de Casas Sur #104 Boynton Beach, FL	2.0	2.0	996	$2,195	$2.20	24d	1	0.52mi
1831 Renaissance Commons Blvd Boynton Beach, FL	1.0	1.0	840	$1,840	$2.19	15d	1	0.59mi
1831 Renaissance Commons Blvd Boynton Beach, FL	2.0	2.0	975	$2,230	$2.29	5d	1	0.59mi
1831 Renaissance Commons Blvd Boynton Beach, FL	2.0	2.0	975	$2,210	$2.27	24d	1	0.59mi
15 Via de Casas Sur #204 Boynton Beach, FL	2.0	2.0	996	$2,400	$2.41	24d	1	0.62mi
1605 Renaissance Commons Blvd Boynton Beach, FL	1.0–3.0	1.0–2.0	1148	$2,538	$2.21	2d	12	0.66mi
4408 Renaissance Way Boynton Beach, FL	2.0	2.0	1048	$2,350	$2.24	12d	1	0.68mi
2407 Renaissance Way Boynton Beach, FL	1.0	1.0	744	$1,950	$2.62	8d	1	0.68mi
4408 Renaissance Way Unit 408 Boynton Beach, FL	2.0	2.0	1048	$2,350	$2.24	17d	1	0.68mi
2401 Renaissance Way Boynton Beach, FL	2.0	2.0	1048	$2,400	$2.29	24d	1	0.68mi
3308 Renaissance Way Boynton Beach, FL	2.0	2.0	1119	$2,300	$2.06	5d	1	0.68mi
1690 Renaissance Commons Blvd Boynton Beach, FL	1.0–2.0	1.0–2.0	977	$2,350	$2.41	21d	3	0.70mi
1690 Renaissance Commons Blvd Boynton Beach, FL	2.0	2.0	1074	$2,275	$2.12	19d	3	0.70mi
1701 Renaissance Commons Blvd Boynton Beach, FL	1.0–2.0	1.0–2.0	846	$2,912	$3.44	2d	1	0.70mi
1701 Renaissance Commons Blvd Boynton Beach, FL	2.0	2.0	922	$2,629	$2.85	11d	1	0.70mi
1660 Renaissance Commons Blvd #2122 Boynton Beach, FL	2.0	2.0	1012	$2,450	$2.42	24d	1	0.71mi
1660 Renaissance Commons Blvd #2329 Boynton Beach, FL	1.0	1.0	852	$1,975	$2.32	3d	1	0.71mi
1660 Renaissance Commons Blvd Boynton Beach, FL	1.0–2.0	1.0–2.0	932	$2,450	$2.63	17d	2	0.71mi
1645 Renaissance Commons Blvd Boynton Beach, FL	1.0	1.0	817	$2,114	$2.59	22d	1	0.72mi
3 Renaissance Way #210 Boynton Beach, FL	1.0	1.0	912	$1,850	$2.03	5d	1	0.74mi
4 Renaissance Way #302 Boynton Beach, FL	1.0	1.0	747	$1,945	$2.60	11d	1	0.75mi
8949 Oak St Boynton Beach, FL	2.0	2.0	1040	$1,300	$1.25	24d	1	0.88mi
1100 Audace Ave Boynton Beach, FL	1.0–3.0	1.0–2.0	1063	$2,706	$2.55	2d	24	0.95mi
1000 Audace Ave Boynton Beach, FL	1.0	1.0	800	$2,180	$2.73	17d	1	0.99mi
1000 Audace Ave Boynton Beach, FL	1.0	1.0	800	$2,180	$2.73	22d	1	0.99mi
4482 King Theodore Dr Boynton Beach, FL	1.0	1.0	800	$1,795	$2.24	24d	1	1.06mi
2700 Quantum Lakes Dr Boynton Beach, FL	1.0–3.0	1.0–2.0	1328	$2,325	$1.75	2d	164	1.14mi
1722 Meadows Cir #1722 Boynton Beach, FL	1.0	1.0	704	$1,700	$2.41	15d	1	1.27mi
1722 Meadows Cir #1722 Boynton Beach, FL	1.0	1.0	704	$1,700	$2.41	17d	1	1.27mi
600 Sealofts Dr Boynton Beach, FL	1.0	1.0	882	$2,476	$2.81	4d	1	1.29mi

Listing history 9 events

1. 2026-06-18
   days on market $44,900 Active 14 DOM
2. 2026-06-17
   days on market $44,900 Active 13 DOM
3. 2026-06-16
   days on market $44,900 Active 12 DOM
4. 2026-06-15
   days on market $44,900 Active 11 DOM
5. 2026-06-13
   days on market $44,900 Active 9 DOM
6. 2026-06-09
   days on market $44,900 Active 5 DOM
7. 2026-06-07
   days on market $44,900 Active 3 DOM
8. 2026-06-04
   remarks 699-char remark
9. 2026-06-04
   listed $44,900 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 27 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: $26,433
• − Mortgage interest: −$2,515
• − Property taxes: −$674
• − Insurance: −$224
• − Repairs & maintenance: −$2,115
• − Management: −$2,115
• − Depreciation: −$1,306
• Taxable income: $17,485
• Est. tax owed @ 24.0%: −$4,196
• After-tax cash flow: $12,962/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This move-in ready mobile home offers a clean, well-maintained interior and a peaceful outdoor setting with resort-style amenities.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-06-04 Listed $44,900 ForSaleByOwner.com