30 Southport Ln · Boynton Beach, FL 33436

$129,900

2 bd · 2.0 ba · 1,600 sqft · SingleFamily · 233 Days on market

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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 MLS

LIGHT & AIRY, QUALITY FURNISHINGS, GOLF VIEW, GOOD LOCATION OPPOSITE POOL & CLUBHOUSE. EQUITY REQUIRED.

Key facts

• Hurricane windows
• Remodeled kitchen
• Lush landscaping

Tags

• REMODELED KITCHEN
• HURRICANE WINDOWS
• LUSH LANDSCAPING
• 24-HOUR GATED COMMUNITY
• STATE-OF-THE-ART CLUBHOUSE
• INCOMPARABLE POOL SYSTEM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $130k.

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 ($3k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.2% 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 22d 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).
• At $2,905/mo this rent would consume 46% of the median local household income ($76k/yr) (locally 1813% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 233 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 28y ago; this cycle's ask is 2635% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $56k; list at $130k implies a 134% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 233 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.24% ✓
• Cap rate: 19.20%
• Cash-on-cash: 46.09%
• DSCR: 3.05
• 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: 39.9%
• Equity multiple: 2.63×
• Total profit: $59,463
• Equity at exit: $19,369

10-year hold

• IRR: 44.8%
• Equity multiple: 4.67×
• Total profit: $133,636
• Equity at exit: $11,231

Cash invested: $36,372 (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: 3.7×

Monthly cashflow live

• Estimated rent: $2,905 high
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$610
• Net cashflow: $1,397

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 47%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
61 Eastgate Dr Unit A Boynton Beach, FL	2.0	2.0	1572	$7,000	$4.45	24d	1	0.17mi
1770 NW 22nd Ave Delray Beach, FL	3.0	2.0	1850	$7,000	$3.78	16d	1	0.27mi
1630 NW 22nd Ave Delray Beach, FL	3.0	2.0	1560	$4,200	$2.69	24d	1	0.38mi
2583 NW 13th St Delray Beach, FL	2.0	2.0	1466	$2,600	$1.77	17d	1	0.50mi
1640 NW 19th Ter #103 Delray Beach, FL	2.0	2.0	1148	$1,950	$1.70	7d	1	0.56mi
1640 NW 19th Ter #103 Delray Beach, FL	2.0	2.0	1148	$1,950	$1.70	21d	1	0.56mi
1440 NW 20th Ave #104 Delray Beach, FL	2.0	2.0	1335	$2,650	$1.99	13d	1	0.57mi
2915 NW 12th St Unit D Delray Beach, FL	2.0	2.0	1499	$3,200	$2.13	7d	1	0.57mi
1641 NW 19th Ter Unit 46A Delray Beach, FL	2.0	2.0	1104	$2,000	$1.81	18d	1	0.58mi
1551 NW 20th Ave #102 Delray Beach, FL	2.0	2.0	1148	$1,995	$1.74	24d	1	0.59mi
1860 NW 13th St #201 Delray Beach, FL	2.0	2.0	1335	$2,800	$2.10	24d	1	0.64mi
1520 NW 19th Ter #203 Delray Beach, FL	2.0	2.0	1335	$2,200	$1.65	24d	1	0.64mi
1560 NW 18th Ave #104 Delray Beach, FL	2.0	2.0	1148	$2,100	$1.83	21d	1	0.65mi
1560 NW 18th Ave #104 Delray Beach, FL	2.0	2.0	1148	$2,100	$1.83	20d	1	0.65mi
1441 NW 19th Ter #201 Delray Beach, FL	2.0	2.0	1148	$2,250	$1.96	24d	1	0.65mi
340 Lake Monterey Cir Boynton Beach, FL	2.0	2.5	1188	$2,350	$1.98	24d	1	0.73mi
1631 NW 18th Ave #201 Delray Beach, FL	2.0	2.0	1148	$3,300	$2.87	24d	1	0.74mi
400 Lake Monterey Cir Boynton Beach, FL	2.0	2.5	1144	$2,400	$2.10	10d	1	0.74mi
872 NW 29th Ave Unit A Delray Beach, FL	2.0	2.0	1188	$2,700	$2.27	24d	1	0.75mi
161 Monterey Bay Dr Boynton Beach, FL	2.0	2.5	1188	$2,300	$1.94	18d	1	0.75mi
161 Monterey Bay Dr Boynton Beach, FL	2.0	2.5	1188	$2,300	$1.94	3d	1	0.75mi
161 Monterey Bay Dr #161 Boynton Beach, FL	2.0	2.5	1188	$2,200	$1.85	2d	1	0.75mi
161 Monterey Bay Dr #161 Boynton Beach, FL	2.0	2.5	1188	$2,300	$1.94	24d	1	0.75mi
161 Monterey Bay Dr #161 Boynton Beach, FL	2.0	2.5	1188	$2,250	$1.89	13d	1	0.75mi
169 Monterey Bay Dr Boynton Beach, FL	3.0	2.5	1389	$2,800	$2.02	14d	1	0.76mi
169 Monterey Bay Dr Boynton Beach, FL	3.0	2.5	1389	$2,800	$2.02	24d	1	0.76mi
138 Monterey Bay Dr Boynton Beach, FL	3.0	2.5	1551	$2,800	$1.81	1d	1	0.78mi
20 Westgate Ln Unit 20G Boynton Beach, FL	2.0	2.0	1712	$7,990	$4.67	10d	1	0.79mi
101 Lake Monterey Cir Boynton Beach, FL	3.0	3.0	1584	$2,999	$1.89	20d	1	0.81mi
797 NW 32nd Ave Delray Beach, FL	2.0	2.0	1480	$2,800	$1.89	17d	1	0.82mi
797 NW 32nd Ave Delray Beach, FL	2.0	2.0	1480	$2,800	$1.89	24d	1	0.82mi
81 Nottingham Pl Boynton Beach, FL	3.0	2.5	2209	$3,500	$1.58	17d	1	0.84mi
81 Nottingham Pl Boynton Beach, FL	3.0	2.5	2209	$3,500	$1.58	21d	1	0.84mi
1916 Palmland Dr Unit D Boynton Beach, FL	3.0	2.0	1080	$3,200	$2.96	24d	1	0.86mi
2622 NW 7th Ct Delray Beach, FL	2.0	2.5	1384	$2,750	$1.99	24d	1	0.86mi
945 Sunflower Ave Delray Beach, FL	3.0	2.0	1755	$4,500	$2.56	7d	1	0.88mi
1225 E Magnolia Cir Delray Beach, FL	3.0	2.0	1705	$3,700	$2.17	24d	1	0.88mi
4311 N Magnolia Cir Delray Beach, FL	3.0	2.0	1705	$3,100	$1.82	24d	1	0.89mi
2712 Lake Ida Rd Delray Beach, FL	3.0	2.0	1604	$4,000	$2.49	7d	1	0.91mi
183 Lake Monterey Cir Boynton Beach, FL	3.0	3.0	1584	$2,800	$1.77	24d	1	0.91mi

Listing history 9 events

1. 2026-06-03
   days on market $129,900 Active 233 DOM
2. 2026-06-01
   days on market $129,900 Active 231 DOM
3. 2026-05-31
   days on market $129,900 Active 230 DOM
4. 2026-01-06
   historical $4,750
5. 2025-11-01
   listed $4,750
6. 2025-10-13
   listed $129,900 Active
7. 1999-09-16
   soldstatus $55,500 111-char remark

   Show marketing remark (111 chars)

   LIGHT & AIRY, QUALITY FURNISHINGS, GOLF VIEW, GOOD LOCATION OPPOSITE POOL & CLUBHOUSE. EQUITY REQUIRED.

8. 1999-06-28
   historical 111-char remark

   Show marketing remark (111 chars)

   LIGHT & AIRY, QUALITY FURNISHINGS, GOLF VIEW, GOOD LOCATION OPPOSITE POOL & CLUBHOUSE. EQUITY REQUIRED.

9. 1998-12-30
   listed $59,500 111-char remark

   Show marketing remark (111 chars)

   LIGHT & AIRY, QUALITY FURNISHINGS, GOLF VIEW, GOOD LOCATION OPPOSITE POOL & CLUBHOUSE. EQUITY REQUIRED.

ⓘ 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 9/10 Extreme 7 d/yr ≥106°F today · 24 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: $34,858
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$2,789
• − Management: −$2,789
• − Depreciation: −$3,779
• Taxable income: $15,627
• Est. tax owed @ 24.0%: −$3,751
• After-tax cash flow: $13,015/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

• Census place: Boynton Beach, FL
• 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

-92.0% since first listed

6 events — show timeline

• 2026-01-06 Rental Removed $4,750 LISTANZA
• 2025-11-01 Listed for Rent $4,750 LISTANZA
• 2025-10-13 Listed $129,900 ForSaleByOwner.com
• 1999-09-16 Sold (MLS) $55,500 Beaches MLS
• 1999-06-28 Listing Removed — Beaches MLS
• 1998-12-30 Listed $59,500 Beaches MLS