4385 Mocking Bird Dr · Boynton Beach, FL 33436

$160,000

2 bd · 2.0 ba · 1,140 sqft · Manufactured public records · 251 Days on market

Built 1973 4,356 sqft lot $123/mo HOA · 5% of rent

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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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• 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 MLS

Superb home completely upgraded with great taste and quality throughout the house. It is well maintained with strong roofing over and newer flooring. Quick move in available, turnkey with furniture in every room. Living room has direct view on tree line along the canal. Grass cut included in low $ HOA. Tropical Breeze is a 55+ resident owned community, in Boynton Beach. Must see, call now!

Key facts

• Newer appliances
• Covered patio
• Waterfront lot

Tags

• WATERFRONT LOT
• CANAL VIEWS
• COVERED PATIO
• ENCLOSED FLORIDA ROOM
• OPEN KITCHEN
• NEWER APPLIANCES

Property features AI

Finance

• Other: Pets allowed with restrictions (cats OK, dogs OK; breed, number and size limits may apply)
• HOA & community: Part of Tropical Breeze Estates association; Monthly association fee of $123; Association amenities include clubhouse, heated pool, pool, management/manager on site, maintenance, picnic area, shuffleboard court, bocce ball, community room, library, kitchen facilities, storage, sidewalks, street lights and maintained community; Senior community

Exterior

• Parking: Three parking spaces total; Attached carport with two covered spaces; Additional open parking (including guest and RV access/parking); Golf cart parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electric: 100 amp service with circuit breakers; Cable available, phone available, utilities connected
• Home design: Manufactured double-wide home; One story with entry-level living area; Faces south; Resale condition; Green upgrades to HVAC and windows
• Construction: Aluminum and metal siding; modular construction; Aluminum skirt; Aluminum/metal roof; Permanent foundation; Built as a double wide
• Exterior features: Covered, open and screened patios; Screened porch; Patio and porch areas; RV/boat storage; Shed(s) and additional storage; Many trees; Sidewalks; Paved, publicly maintained road frontage; Waterfront: Yes (no waterfront features listed)

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Electric water heater (owned)
• Bedrooms: Two main-level bedrooms
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Central heating and cooling; Heat pump; Electric system; Ceiling fan(s)
• Interior features: Split bedroom layout; Furnished
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry closet / laundry room on main level; Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $641 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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.
• Zoned schools: Citrus Cove Elementary School (math 47% / reading 57%, grade C-, #990 of 2,144 statewide, top 48%, 1,026 students, 59% FRL); Congress Community Middle School (math 21% / reading 28%, grade F, #522 of 571 statewide, top 93%, 988 students, 72% FRL); Boynton Beach Community High (math 13% / reading 25%, grade F, #565 of 667 statewide, top 85%, 1,547 students, 65% FRL).
• Zoned-school proficiency averages 32% at this address vs 50% district-wide (-18 pts) — the specific schools serving this property underperform the Palm Beach average; the district grade overstates school quality for this exact location.
• 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 25d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 251 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; list at $160k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 251 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 1973 — 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: 1.47% ✓
• Cap rate: 11.10%
• Cash-on-cash: 17.16%
• DSCR: 1.76
• GRM: 5.7

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: 4.8%
• Equity multiple: 1.18×
• Total profit: $8,093
• Equity at exit: $23,857

10-year hold

• IRR: 11.1%
• Equity multiple: 1.75×
• Total profit: $33,411
• Equity at exit: $13,834

Cash invested: $44,800 (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: 5.7×

Monthly cashflow live

• Estimated rent: $2,347 high
• Mortgage (P&I): −$839
• Tax from tax record: −$185 /mo · $2,217/yr
• Insurance: −$67
• HOA: −$123
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $641

Break-even live

Break-even rent $1,536

Max offer price $160,000

Occupancy floor 68%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8949 Oak St Boynton Beach, FL	2.0	2.0	1040	$1,300	$1.25	24d	1	0.22mi
4482 King Theodore Dr Boynton Beach, FL	1.0	1.0	800	$1,795	$2.24	24d	1	0.32mi
3736 Coelebs Ave Boynton Beach, FL	3.0	2.0	1232	$3,000	$2.44	24d	1	0.66mi
9498 S Military Trl #5 Boynton Beach, FL	3.0	2.5	1317	$2,900	$2.20	24d	1	0.73mi
3930 Max Pl Boynton Beach, FL	1.0	1.0	925	$2,550	$2.76	22d	1	0.79mi
3500 Sandpiper Dr Boynton Beach, FL	1.0–2.0	1.0–2.0	1147	$2,579	$2.25	22d	22	0.84mi
9940 Bauhinia Tree Way Unit B Boynton Beach, FL	1.0	1.0	1200	$2,000	$1.67	24d	1	0.91mi
9940 Bauhinia Tree Way Unit B Boynton Beach, FL	1.0	1.0	1200	$1,800	$1.50	8d	1	0.91mi
9873 Lawrence Rd Boynton Beach, FL	2.0	2.0	1200	$2,267	$1.89	22d	1	0.91mi
9873 Lawrence Rd Boynton Beach, FL	2.0	2.0	1200	$2,315	$1.93	4d	1	0.91mi
920 Sun Acres Ln Boynton Beach, FL	2.0	2.0	1352	$2,200	$1.63	24d	1	0.92mi
9900 Pineapple Tree Dr #106 Boynton Beach, FL	2.0	2.0	1008	$2,250	$2.23	24d	1	0.92mi
4525 Nutmeg Tree Ln Unit A Boynton Beach, FL	2.0	2.0	1404	$3,000	$2.14	24d	1	0.95mi
3561 Oberon Ave Boynton Beach, FL	3.0	2.0	1248	$2,850	$2.28	21d	1	0.97mi
5155 Europa Dr Unit J Boynton Beach, FL	3.0	2.0	1333	$2,750	$2.06	24d	1	0.97mi
9935 Pineapple Tree Dr #202 Boynton Beach, FL	2.0	2.0	1008	$2,575	$2.55	15d	1	0.97mi
9746 Nickels Blvd Boynton Beach, FL	2.0	2.0	1215	$2,800	$2.30	24d	1	1.05mi
5157 Floria Way Unit J Boynton Beach, FL	3.0	2.0	1447	$3,300	$2.28	24d	1	1.08mi
5373 Mirror Lakes Blvd Boynton Beach, FL	3.0	2.0	1310	$2,100	$1.60	24d	1	1.09mi
220 Savannah Lakes Dr Boynton Beach, FL	2.0	2.0	1098	$2,365	$2.15	3d	1	1.16mi
5133 Brisata Cir Unit P Boynton Beach, FL	3.0	2.0	1374	$2,800	$2.04	24d	1	1.16mi
5275 Europa Dr Unit I Boynton Beach, FL	3.0	2.0	1282	$2,500	$1.95	2d	1	1.26mi
1515 Arezzo Cir Boynton Beach, FL	2.0	2.5	1286	$2,750	$2.14	24d	1	1.26mi
5418 Firenze Dr Unit P Boynton Beach, FL	2.0	2.0	1139	$2,400	$2.11	3d	1	1.29mi
5537 Pebble Brook Ln Boynton Beach, FL	3.0	2.0	1166	$2,825	$2.42	15d	1	1.30mi
4101 Mahogany Dr Boynton Beach, FL	1.0–2.0	1.0–2.0	950	$2,169	$2.28	3d	11	1.31mi
5072 Arbor Glen Cir Lake Worth, FL	3.0	2.0	1232	$3,300	$2.68	15d	1	1.32mi
4220 Grove Park Ln Unit 1 Boynton Beach, FL	3.0	2.0	1406	$3,400	$2.42	4d	1	1.32mi
4220 Grove Park Ln Unit 1 Boynton Beach, FL	3.0	2.0	1406	$3,600	$2.56	24d	1	1.32mi
2303 N Congress Ave #15 Boynton Beach, FL	2.0	1.0	925	$1,950	$2.11	24d	1	1.35mi
2305 N Congress Ave #18 Boynton Beach, FL	3.0	2.0	1217	$2,600	$2.14	15d	1	1.36mi
7705 Forest Green Ln Boynton Beach, FL	3.0	2.0	1379	$3,200	$2.32	24d	1	1.36mi
7705 Forest Green Ln Boynton Beach, FL	2.0	2.0	1379	$3,200	$2.32	17d	1	1.36mi
2313 N Congress Ave #18 Boynton Beach, FL	2.0	1.0	758	$1,950	$2.57	15d	1	1.38mi
2307 N Congress Ave #24 Boynton Beach, FL	2.0	1.0	902	$1,700	$1.88	3d	1	1.40mi
2301 N Congress Ave #25 Boynton Beach, FL	2.0	1.0	758	$2,000	$2.64	24d	1	1.41mi
2317 N Congress Ave #24 Boynton Beach, FL	2.0	1.0	902	$2,300	$2.55	5d	1	1.43mi
107 Buttonwood Ln Unit 107 Boynton Beach, FL	2.0	2.5	1264	$2,600	$2.06	24d	1	1.44mi
3 Renaissance Way #210 Boynton Beach, FL	1.0	1.0	912	$1,850	$2.03	5d	1	1.44mi
1239 Sussex St Boynton Beach, FL	3.0	2.0	1436	$3,100	$2.16	24d	1	1.45mi

HOA detail

• Monthly dues: $123 · $1,476/yr

Listing history 22 events

1. 2026-05-22
   status Pending
2. 2026-05-01
   historical Active Under Contract
3. 2026-04-20
   price $160,000
4. 2026-03-08
   price $165,900
5. 2025-09-13
   listed $170,000 Active
6. 2025-08-30
   historical
7. 2025-08-28
   status Active
8. 2025-08-28
   historical
9. 2025-07-31
   historical $1,700
10. 2025-06-30
    listed $1,700
11. 2025-04-14
    price $175,000
12. 2025-03-02
    listed $184,999 Active
13. 2018-01-09
    soldstatus $78,000
14. 2018-01-04
    soldstatus $78,000 Closed 396-char remark

    Show marketing remark (396 chars)

    Superb home completely upgraded with great taste and quality throughout the house. It is well maintained with strong roofing over and newer flooring. Quick move in available, turnkey with furniture in every room. Living room has direct view on tree line along the canal. Grass cut included in low $ HOA. Tropical Breeze is a 55+ resident owned community, in Boynton Beach. Must see, call now!

15. 2017-12-08
    historical Active Under Contract 396-char remark

    Show marketing remark (396 chars)

    Superb home completely upgraded with great taste and quality throughout the house. It is well maintained with strong roofing over and newer flooring. Quick move in available, turnkey with furniture in every room. Living room has direct view on tree line along the canal. Grass cut included in low $ HOA. Tropical Breeze is a 55+ resident owned community, in Boynton Beach. Must see, call now!

16. 2017-11-17
    listed $84,999 Active 396-char remark

    Show marketing remark (396 chars)

    Superb home completely upgraded with great taste and quality throughout the house. It is well maintained with strong roofing over and newer flooring. Quick move in available, turnkey with furniture in every room. Living room has direct view on tree line along the canal. Grass cut included in low $ HOA. Tropical Breeze is a 55+ resident owned community, in Boynton Beach. Must see, call now!

17. 2013-09-22
    historical
18. 2004-04-01
    soldstatus $32,000
19. 2003-12-04
    historical
20. 2003-05-28
    listed $36,000
21. 2002-03-07
    listed $35,000
22. 1988-12-15
    soldstatus $43,000

ⓘ 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: $2,217 · $185/mo
• Projected year-2 tax: $2,217 · $185/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 7 d/yr ≥106°F today · 25 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: $28,162
• − Mortgage interest: −$8,962
• − Property taxes: −$2,217
• − Insurance: −$800
• − Repairs & maintenance: −$2,253
• − Management: −$2,253
• − HOA: −$1,476
• − Depreciation: −$4,655
• Taxable income: $5,546
• Est. tax owed @ 24.0%: −$1,331
• After-tax cash flow: $6,355/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

+272.1% since first listed

22 events — show timeline

• 2026-05-22 Pending — Beaches MLS
• 2026-05-01 Contingent — Beaches MLS
• 2026-04-20 Price Changed $160,000 Beaches MLS
• 2026-03-08 Price Changed $165,900 Beaches MLS
• 2025-09-13 Listed $170,000 Beaches MLS
• 2025-08-30 Listing Removed — Beaches MLS
• 2025-08-28 Relisted — Beaches MLS
• 2025-08-28 Listing Removed — Beaches MLS
• 2025-07-31 Rental Removed $1,700 TURBOTENANT
• 2025-06-30 Listed for Rent $1,700 TURBOTENANT
• 2025-04-14 Price Changed $175,000 Beaches MLS
• 2025-03-02 Listed $184,999 Beaches MLS
• 2018-01-09 Sold (Public Records) $78,000 Public Records
• 2018-01-04 Sold (MLS) $78,000 Beaches MLS
• 2017-12-08 Contingent — Beaches MLS
• 2017-11-17 Listed $84,999 Beaches MLS
• 2013-09-22 Listing Removed — Beaches MLS
• 2004-04-01 Sold (MLS) $32,000 Beaches MLS
• 2003-12-04 Listing Removed — Beaches MLS
• 2003-05-28 Listed $36,000 Beaches MLS
• 2002-03-07 Listed $35,000 Beaches MLS
• 1988-12-15 Sold (Public Records) $43,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $2,217 · +1.2% YoY. Source: county tax records.