4261 Meadow View Dr · Boynton Beach, FL 33436

$159,900

2 bd · 2.0 ba · 684 sqft · Manufactured public records · 82 Days on market

Manufactured home Built 1968 5,520 sqft lot $120/mo HOA · 7% of rent

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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 +17.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +5.3/10.0
• 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

Nice singlewide sold furnish and turnkey for a easy move in. House located on a corner lot with beautiful mature trees and landscaping. You own the deeded lot included in the asking price. Yes negotiable, make an appointment to visit this house in Tropical Breese 55+. Newer subfloor and freshly painted.

Key facts

• 5,520 sq ft lot
• 4 parking spots
• Community pool

Property features AI

Finance

• Other: Public maintained asphalt road frontage (city street); Lot dimensions approximately 55 x 87; Not waterfront
• Financial info: No land lease
• HOA & community: Association: TROPICAL BREEZES; Monthly association fee of $120; Association maintains grounds, common areas and pool; includes pool service; Community amenities include pool, playground, picnic area, shuffleboard, library, sidewalks, street lights and other recreation facilities; Senior community; Pets allowed with possible restrictions (number/size limits)

Exterior

• Parking: Attached carport (1 covered/carport space); Driveway; Total parking for 4 vehicles
• Security: Smoke detectors; Security system
• Utilities: Public water; Public sewer; Cable available; Electricity available; Phone connected; Water and sewer connected
• Home design: Mobile home (single wide); One story; Faces south; Resale condition
• Construction: Block foundation; Block and modular construction; Composition roof with roof over; Mobile dimensions approximately 60' x 12'
• Exterior features: Covered and screened patio/porch; Covered patio; Screened porch; Patio and porch; Shed(s); Corner lot with many trees, sidewalks and landscaped grounds; Oversized lot

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Water purifier
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating and central air; Window/wall heating; Wall/window cooling units; Ceiling fan(s)
• Interior features: Split bedroom layout; Furnished; Blinds, drapes and shutters; Water purifier (owned); Smoke detector(s) and security system
• Laundry & utility: Washer/dryer area located in the carport (outside)

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 $119 ($1k/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: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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: 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); 459 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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).

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.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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. 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?
8. 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.
9. 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.
10. 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: 1.03% ✓
• Cap rate: 7.19%
• Cash-on-cash: 3.20%
• DSCR: 1.14
• GRM: 8.1

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: -14.9%
• Equity multiple: 0.48×
• Total profit: $-23,084
• Equity at exit: $23,842

10-year hold

• IRR: -12.8%
• Equity multiple: 0.36×
• Total profit: $-28,733
• Equity at exit: $13,825

Cash invested: $44,772 (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: 459
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,652 high
• Mortgage (P&I): −$839
• Tax from tax record: −$161 /mo · $1,931/yr
• Insurance: −$67
• HOA: −$120
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $119

Break-even live

Break-even rent $1,501

Max offer price $159,900

Occupancy floor 88%

Sensitivity live

Price	-10% $210	-5% $164	+0% $119	+5% $74	+10% $29
Rent	-10% $-11	-5% $54	+0% $119	+5% $184	+10% $250
Rate	-1.0pp $200	-0.5pp $160	base $119	+0.5pp $78	+1.0pp $36

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: $39,975
• Closing costs: $4,797
• 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	10d	1	1.33mi
4 Renaissance Way #302 Boynton Beach, FL	1.0	1.0	747	$1,945	$2.60	13d	1	1.36mi
1100 Audace Ave Boynton Beach, FL	1.0–3.0	1.0–2.0	1021	$2,650	$2.59	0d	23	1.41mi
1690 Renaissance Commons Blvd Boynton Beach, FL	2.0–3.0	2.0	940	$2,300	$2.45	2d	3	1.45mi
1660 Renaissance Commons Blvd Boynton Beach, FL	1.0	1.0	798	$1,962	$2.46	1d	2	1.47mi

HOA detail

• Monthly dues: $120 · $1,440/yr
• Likely covers: landscaping

Listing history 26 events

1. 2026-06-22
   days on market $159,900 Active 82 DOM
2. 2026-06-21
   days on market $159,900 Active 81 DOM
3. 2026-06-18
   days on market $159,900 Active 78 DOM
4. 2026-06-17
   days on market $159,900 Active 77 DOM
5. 2026-06-16
   days on market $159,900 Active 76 DOM
6. 2026-06-15
   days on market $159,900 Active 75 DOM
7. 2026-06-13
   days on market $159,900 Active 73 DOM
8. 2026-06-09
   days on market $159,900 Active 69 DOM
9. 2026-06-08
   days on market $159,900 Active 68 DOM
10. 2026-06-07
    days on market $159,900 Active 67 DOM
11. 2026-06-04
    days on market $159,900 Active 64 DOM
12. 2026-06-03
    days on market $159,900 Active 63 DOM
13. 2026-06-02
    days on market $159,900 Active 62 DOM
14. 2026-06-01
    days on market $159,900 Active 61 DOM
15. 2026-05-31
    days on market $159,900 Active 60 DOM
16. 2026-05-11
    price $159,900
17. 2026-04-01
    listed $174,900 Active
18. 2022-05-12
    soldstatus $115,000
19. 2022-04-29
    soldstatus $115,000 Closed 304-char remark

    Show marketing remark (304 chars)

    Nice singlewide sold furnish and turnkey for a easy move in. House located on a corner lot with beautiful mature trees and landscaping. You own the deeded lot included in the asking price. Yes negotiable, make an appointment to visit this house in Tropical Breese 55+. Newer subfloor and freshly painted.

20. 2022-04-01
    historical Active Under Contract 304-char remark

    Show marketing remark (304 chars)

    Nice singlewide sold furnish and turnkey for a easy move in. House located on a corner lot with beautiful mature trees and landscaping. You own the deeded lot included in the asking price. Yes negotiable, make an appointment to visit this house in Tropical Breese 55+. Newer subfloor and freshly painted.

21. 2022-03-18
    listed $124,999 Active 304-char remark

    Show marketing remark (304 chars)

    Nice singlewide sold furnish and turnkey for a easy move in. House located on a corner lot with beautiful mature trees and landscaping. You own the deeded lot included in the asking price. Yes negotiable, make an appointment to visit this house in Tropical Breese 55+. Newer subfloor and freshly painted.

22. 2013-03-29
    soldstatus $45,000
23. 2013-03-27
    soldstatus $45,000 244-char remark

    Show marketing remark (244 chars)

    Own your corner lot. Devenez proprietaire de votre terrain. Parc tranquille a 5km des plages et pres de tous les magazins...Quiet park near beaches and all ammenities. Home always well-maintained and in good condition. Toujours bien entretenue.

24. 2013-03-05
    historical 244-char remark

    Show marketing remark (244 chars)

    Own your corner lot. Devenez proprietaire de votre terrain. Parc tranquille a 5km des plages et pres de tous les magazins...Quiet park near beaches and all ammenities. Home always well-maintained and in good condition. Toujours bien entretenue.

25. 2013-01-07
    listed $52,500 244-char remark

    Show marketing remark (244 chars)

    Own your corner lot. Devenez proprietaire de votre terrain. Parc tranquille a 5km des plages et pres de tous les magazins...Quiet park near beaches and all ammenities. Home always well-maintained and in good condition. Toujours bien entretenue.

26. 1993-04-13
    soldstatus $33,000

ⓘ 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: $1,931 · $161/mo
• Projected year-2 tax: $1,931 · $161/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 26 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: $19,828
• − Mortgage interest: −$8,957
• − Property taxes: −$1,931
• − Insurance: −$800
• − Repairs & maintenance: −$1,586
• − Management: −$1,586
• − HOA: −$1,440
• − Depreciation: −$4,652
• Taxable loss: −$1,124
• Est. tax savings @ 24.0%: +$270
• After-tax cash flow: $1,701/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

+384.5% since first listed

11 events — show timeline

• 2026-05-11 Price Changed $159,900 Beaches MLS
• 2026-04-01 Listed $174,900 Beaches MLS
• 2022-05-12 Sold (Public Records) $115,000 Public Records
• 2022-04-29 Sold (MLS) $115,000 Beaches MLS
• 2022-04-01 Contingent — Beaches MLS
• 2022-03-18 Listed $124,999 Beaches MLS
• 2013-03-29 Sold (Public Records) $45,000 Public Records
• 2013-03-27 Sold (MLS) $45,000 Beaches MLS
• 2013-03-05 Listing Removed — Beaches MLS
• 2013-01-07 Listed $52,500 Beaches MLS
• 1993-04-13 Sold (Public Records) $33,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $1,931 · -1.3% YoY. Source: county tax records.