10 Southport Ln Unit F · Boynton Beach, FL 33436

$59,990

2 bd · 2.0 ba · 1,383 sqft · Condo public records · 17 Days on market

Built 1980 $1665/mo HOA · 53% of rent ↓ 19% since listing

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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
• 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

This spacious 2BR/2BA 2nd Floor apartment is part of the Hunters Run new model program. Photos shown are of the model apartment. Purchase price includes the $60,000 entry fee. Lovely double Fairway Views from screened patio. Fabulous Sunsets. Contact realtor for furnishing program.

Key facts

• Contemporary kitchen
• Screened balcony
• Remodeled bath

Tags

• GOLF COURSE VIEWS
• SCREENED BALCONY
• CONTEMPORARY KITCHEN
• REMODELED BATH
• WORLD CLASS AMENITIES
• RESORT STYLE CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $60k.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.2% 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.
• Zoned schools: Crosspointe Elementary School (math 36% / reading 45%, grade F, #1,471 of 2,144 statewide, top 69%, 652 students, 75% FRL); Atlantic High School (math 28% / reading 52%, grade F, #296 of 667 statewide, top 45%, 1,889 students, 59% FRL) — zoned schools average 67% FRL vs 52% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.6%/yr); 457 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $3,153/mo this rent would consume 50% 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 $414 of loan paydown is wiped out by about $2k 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.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y ago; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 53% of rent.
• 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 $59,090 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 5.26% ✓
• Cap rate: 14.15%
• Cash-on-cash: 28.07%
• DSCR: 2.25
• GRM: 1.6

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: 12.0%
• Equity multiple: 1.43×
• Total profit: $7,145
• Equity at exit: $8,945

10-year hold

• IRR: 10.3%
• Equity multiple: 1.42×
• Total profit: $7,132
• Equity at exit: $5,187

Cash invested: $16,797 (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: 1.6×

Monthly cashflow live

• Estimated rent: $3,153 high
• Mortgage (P&I): −$315
• Tax from tax record: −$93 /mo · $1,118/yr
• Insurance: −$25
• HOA: −$1,665
• Vacancy / Maint / Mgmt: −$662
• Net cashflow: $393

Break-even live

Break-even rent $2,655

Max offer price $59,990

Occupancy floor 83%

Sensitivity live

Price	-10% $427	-5% $410	+0% $393	+5% $376	+10% $359
Rent	-10% $144	-5% $268	+0% $393	+5% $517	+10% $642
Rate	-1.0pp $423	-0.5pp $408	base $393	+0.5pp $377	+1.0pp $362

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: $14,998
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9 Stratford Dr E Unit B Boynton Beach, FL	3.0	2.0	1622	$5,990	$3.69	0d	1	0.16mi
61 Eastgate Dr Unit A Boynton Beach, FL	2.0	2.0	1572	$7,000	$4.45	25d	1	0.31mi
1770 NW 22nd Ave Delray Beach, FL	3.0	2.0	1850	$7,000	$3.78	18d	1	0.34mi
1630 NW 22nd Ave Delray Beach, FL	3.0	2.0	1560	$4,200	$2.69	25d	1	0.41mi
2583 NW 13th St Delray Beach, FL	2.0	2.0	1466	$2,600	$1.77	18d	1	0.45mi
2915 NW 12th St Unit D Delray Beach, FL	2.0	2.0	1499	$3,200	$2.13	8d	1	0.48mi
19 Westgate Ln Unit 19F Boynton Beach, FL	2.0	2.0	1661	$6,750	$4.06	0d	1	0.61mi
1440 NW 20th Ave #104 Delray Beach, FL	2.0	2.0	1335	$2,650	$1.99	15d	1	0.63mi
1640 NW 19th Ter #103 Delray Beach, FL	2.0	2.0	1148	$1,950	$1.70	8d	1	0.65mi
1640 NW 19th Ter #103 Delray Beach, FL	2.0	2.0	1148	$1,950	$1.70	23d	1	0.65mi
1551 NW 20th Ave #102 Delray Beach, FL	2.0	2.0	1148	$1,995	$1.74	25d	1	0.66mi
872 NW 29th Ave Unit A Delray Beach, FL	2.0	2.0	1188	$2,700	$2.27	25d	1	0.66mi
1641 NW 19th Ter Unit 46A Delray Beach, FL	2.0	2.0	1104	$2,000	$1.81	19d	1	0.67mi
20 Westgate Ln Unit 20G Boynton Beach, FL	2.0	2.0	1712	$7,990	$4.67	12d	1	0.68mi
1860 NW 13th St #201 Delray Beach, FL	2.0	2.0	1335	$2,800	$2.10	25d	1	0.71mi
1520 NW 19th Ter #203 Delray Beach, FL	2.0	2.0	1335	$2,200	$1.65	25d	1	0.71mi
797 NW 32nd Ave Delray Beach, FL	2.0	2.0	1480	$2,800	$1.89	25d	1	0.72mi
797 NW 32nd Ave Delray Beach, FL	2.0	2.0	1480	$2,800	$1.89	18d	1	0.72mi
1441 NW 19th Ter #201 Delray Beach, FL	2.0	2.0	1148	$2,250	$1.96	25d	1	0.72mi
1560 NW 18th Ave #104 Delray Beach, FL	2.0	2.0	1148	$2,100	$1.83	23d	1	0.73mi
1560 NW 18th Ave #104 Delray Beach, FL	2.0	2.0	1148	$2,100	$1.83	21d	1	0.73mi
1225 E Magnolia Cir Delray Beach, FL	3.0	2.0	1705	$3,700	$2.17	25d	1	0.74mi
4311 N Magnolia Cir Delray Beach, FL	3.0	2.0	1705	$3,100	$1.82	25d	1	0.75mi
945 Sunflower Ave Delray Beach, FL	3.0	2.0	1755	$4,500	$2.56	8d	1	0.75mi
2622 NW 7th Ct Delray Beach, FL	2.0	2.5	1384	$2,750	$1.99	25d	1	0.80mi
4110 NW 10th St Delray Beach, FL	3.0	2.5	1839	$4,500	$2.45	25d	1	0.82mi
1631 NW 18th Ave #201 Delray Beach, FL	2.0	2.0	1148	$3,300	$2.87	25d	1	0.83mi
2712 Lake Ida Rd Delray Beach, FL	3.0	2.0	1604	$4,000	$2.49	8d	1	0.84mi
340 Lake Monterey Cir Boynton Beach, FL	2.0	2.5	1188	$2,350	$1.98	25d	1	0.85mi
4574 Danson Way Delray Beach, FL	3.0	2.5	1654	$3,300	$2.00	25d	1	0.86mi
2941 Angler Dr Delray Beach, FL	3.0	2.0	1578	$5,000	$3.17	25d	1	0.86mi
400 Lake Monterey Cir Boynton Beach, FL	2.0	2.5	1144	$2,400	$2.10	12d	1	0.87mi
161 Monterey Bay Dr Boynton Beach, FL	2.0	2.5	1188	$2,300	$1.94	4d	1	0.87mi
161 Monterey Bay Dr Boynton Beach, FL	2.0	2.5	1188	$2,300	$1.94	19d	1	0.87mi
161 Monterey Bay Dr #161 Boynton Beach, FL	2.0	2.5	1188	$2,300	$1.94	25d	1	0.87mi
161 Monterey Bay Dr #161 Boynton Beach, FL	2.0	2.5	1188	$2,250	$1.89	15d	1	0.87mi
161 Monterey Bay Dr #161 Boynton Beach, FL	2.0	2.5	1188	$2,200	$1.85	4d	1	0.87mi
169 Monterey Bay Dr Boynton Beach, FL	3.0	2.5	1389	$2,800	$2.02	16d	1	0.87mi
169 Monterey Bay Dr Boynton Beach, FL	3.0	2.5	1389	$2,800	$2.02	25d	1	0.87mi
3996 NW 7th Ct Delray Beach, FL	3.0	2.0	1480	$5,000	$3.38	25d	1	0.89mi

HOA detail condo

• Monthly dues: $1,665 · $19,980/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-04-17
   status Pending
2. 2026-04-14
   price $59,990
3. 2026-03-27
   listed $69,500 Active
4. 2022-01-21
   soldstatus $84,000
5. 2022-01-18
   soldstatus $84,000 Closed 282-char remark

   Show marketing remark (282 chars)

   This spacious 2BR/2BA 2nd Floor apartment is part of the Hunters Run new model program. Photos shown are of the model apartment. Purchase price includes the $60,000 entry fee. Lovely double Fairway Views from screened patio. Fabulous Sunsets. Contact realtor for furnishing program.

6. 2021-09-29
   historical Active Under Contract 282-char remark

   Show marketing remark (282 chars)

   This spacious 2BR/2BA 2nd Floor apartment is part of the Hunters Run new model program. Photos shown are of the model apartment. Purchase price includes the $60,000 entry fee. Lovely double Fairway Views from screened patio. Fabulous Sunsets. Contact realtor for furnishing program.

7. 2021-09-08
   listed $129,900 Active 282-char remark

   Show marketing remark (282 chars)

   This spacious 2BR/2BA 2nd Floor apartment is part of the Hunters Run new model program. Photos shown are of the model apartment. Purchase price includes the $60,000 entry fee. Lovely double Fairway Views from screened patio. Fabulous Sunsets. Contact realtor for furnishing program.

8. 2016-09-29
   historical
9. 2016-05-19
   listed $14,900 Active
10. 2013-07-11
    soldstatus $62,500 Closed
11. 2012-11-06
    soldstatus $15,000
12. 2012-10-23
    soldstatus $15,000
13. 2012-07-06
    historical
14. 2012-03-23
    listed $19,900
15. 2008-09-24
    soldstatus $62,500
16. 2008-09-19
    soldstatus $62,500
17. 2008-07-17
    historical
18. 2007-04-14
    listed $75,600
19. 2007-03-20
    historical
20. 2006-08-16
    listed $159,000
21. 1988-11-09
    soldstatus $88,000
22. 1985-09-01
    soldstatus $87,500
23. 1980-01-01
    soldstatus $73,900

ⓘ 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: $1,118 · $93/mo
• Projected year-2 tax: $1,118 · $93/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 · 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: $37,832
• − Mortgage interest: −$3,360
• − Property taxes: −$1,118
• − Insurance: −$300
• − Repairs & maintenance: −$3,027
• − Management: −$3,027
• − HOA: −$19,980
• − Depreciation: −$1,745
• Taxable income: $5,276
• Est. tax owed @ 24.0%: −$1,266
• After-tax cash flow: $3,448/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

-18.8% since first listed

23 events — show timeline

• 2026-04-17 Pending — Beaches MLS
• 2026-04-14 Price Changed $59,990 Beaches MLS
• 2026-03-27 Listed $69,500 Beaches MLS
• 2022-01-21 Sold (Public Records) $84,000 Public Records
• 2022-01-18 Sold (MLS) $84,000 Beaches MLS
• 2021-09-29 Contingent — Beaches MLS
• 2021-09-08 Listed $129,900 Beaches MLS
• 2016-09-29 Listing Removed — Beaches MLS
• 2016-05-19 Listed $14,900 Beaches MLS
• 2013-07-11 Sold (MLS) $62,500 Beaches MLS
• 2012-11-06 Sold (Public Records) $15,000 Public Records
• 2012-10-23 Sold (MLS) $15,000 Beaches MLS
• 2012-07-06 Listing Removed — Beaches MLS
• 2012-03-23 Listed $19,900 Beaches MLS
• 2008-09-24 Sold (Public Records) $62,500 Public Records
• 2008-09-19 Sold (MLS) $62,500 Beaches MLS
• 2008-07-17 Listing Removed — Beaches MLS
• 2007-04-14 Listed $75,600 Beaches MLS
• 2007-03-20 Listing Removed — Beaches MLS
• 2006-08-16 Listed $159,000 Beaches MLS
• 1988-11-09 Sold (Public Records) $88,000 Public Records
• 1985-09-01 Sold (Public Records) $87,500 Public Records
• 1980-01-01 Sold (Public Records) $73,900 Public Records

Property tax history

+11.2%/yr

Latest (2025): $1,118 · -34.8% YoY. Source: county tax records.