6604 Southport Dr · Boynton Beach, FL 33472

$245,000

3 bd · 2.0 ba · 1,727 sqft · SingleFamily public records · 215 Days on market

Built 2001 $434/mo HOA · 12% 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 +29.4/30.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Lovely 2 bedroom with den/office completely open with lots of light. . Double door entry. Split floor-plan with kitchen facing living area. Formal dining area and an eat in kitchen plus extra room at kitchen bar for stools. Tiled throughout with carpet in bedrooms. Nice size master with 2 closets, 1 of them customized. huge backyard with no one directly behind. Beautiful Country Club community. You will not be let down. Aberdeen is really a best kept secret.

Key facts

• Open floor plan
• Expanded dining area
• New vanity

Tags

• OPEN FLOOR PLAN
• EXPANDED DINING AREA
• TILE FLOORING
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• NEW VANITY

Property features AI

Finance

• Other: Located west of US-1; directions indicate gated entry with code required
• HOA & community: Homeowners association with monthly fee; Association amenities include clubhouse, fitness center, golf course, game room, pool, spa/hot tub, tennis and pickleball courts, bocce ball, putting green, cafe/restaurant, community room, library, manager on site, on-site management and sidewalks; Association fee paid monthly and includes cable TV, grounds maintenance, security and common area maintenance; Located in a senior community; Pets allowed with restrictions (breed, number, size limits)

Exterior

• Parking: Attached garage with garage door opener; Two covered/garage spaces (2-car)
• Security: Key card entry; Gated community (no guard) with security patrol
• Utilities: Public water; Public sewer; Three-phase electric service; Cable available
• Home design: Single-family residence; Multi/split levels; Faces south; Resale property
• Construction: CBS construction; Spanish tile roof; One-story
• Exterior features: Covered patio; Screened patio; Patio; Interior lot with zero lot line; Room available for a pool; Sidewalks; Not waterfront

Interior

• Kitchen: Refrigerator; Electric range; Dishwasher; Electric water heater
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Ceramic tile
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Cathedral and vaulted ceilings; Entrance foyer; Split bedroom layout; Roman tub; Walk-in closets; Blinds and double-hung metal windows
• Laundry & utility: Washer hookup inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $865 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $245k).
• Recommended offer: $216k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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: 169 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); 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($2k loan paydown + $485 appreciation (0.2% local appreciation)).
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.2% appreciation + 3.0% rent growth), your $69k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 215 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $34k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; list at $245k implies a 63% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 215 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.48% ✓
• Cap rate: 10.53%
• Cash-on-cash: 15.13%
• DSCR: 1.67
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.1%
• Equity multiple: 1.74×
• Total profit: $50,474
• Equity at exit: $73,577

10-year hold

• IRR: 19.5%
• Equity multiple: 3.20×
• Total profit: $150,656
• Equity at exit: $90,411

Cash invested: $68,600 (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 33472

• Home prices YoY: 0.1%
• Active inventory: 169
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $3,631 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$183 /mo · $2,191/yr
• Insurance: −$102
• HOA: −$434
• Vacancy / Maint / Mgmt: −$763
• Net cashflow: $865

Break-even live

Break-even rent $2,536

Max offer price $245,000

Occupancy floor 71%

Sensitivity live

Price	-10% $1,004	-5% $935	+0% $865	+5% $796	+10% $727
Rent	-10% $578	-5% $722	+0% $865	+5% $1,009	+10% $1,152
Rate	-1.0pp $989	-0.5pp $928	base $865	+0.5pp $802	+1.0pp $737

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6731 Southport Dr Boynton Beach, FL	3.0	2.0	1727	$3,600	$2.08	25d	1	0.14mi
6143 Windlass Cir Boynton Beach, FL	4.0	2.5	2245	$4,200	$1.87	19d	1	0.44mi
6365 Lansdowne Cir Boynton Beach, FL	3.0	2.0	1769	$3,200	$1.81	3d	1	0.46mi
8082 Aberdeen Dr #102 Boynton Beach, FL	2.0	2.0	1619	$8,500	$5.25	25d	1	0.49mi
9121 Paragon Way Boynton Beach, FL	4.0	2.0	2154	$4,950	$2.30	25d	1	0.50mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	22d	1	0.68mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	25d	1	0.68mi
7192 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$3,000	$1.74	25d	1	0.83mi
8520 Tourmaline Blvd Boynton Beach, FL	4.0	2.0	1699	$4,000	$2.35	19d	1	0.89mi
7275 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$4,300	$2.50	25d	1	0.95mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$4,750	$2.45	0d	1	0.95mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$5,000	$2.58	11d	1	0.95mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$4,900	$2.53	25d	1	0.95mi
6039 Sunberry Cir Boynton Beach, FL	4.0	2.0	2149	$3,650	$1.70	6d	1	0.97mi
5945 Parkwalk Dr Boynton Beach, FL	2.0	2.0	1178	$2,500	$2.12	22d	1	1.02mi
6165 Country Fair Cir Boynton Beach, FL	3.0	2.5	1656	$3,200	$1.93	25d	1	1.03mi
9629 El Clair Ranch Rd Boynton Beach, FL	4.0	2.0	2231	$4,800	$2.15	25d	1	1.03mi
7891 Sailing Shores Ter Unit 7891 Boynton Beach, FL	3.0	2.0	2011	$3,000	$1.49	8d	1	1.03mi
7891 Sailing Shores Ter Boynton Beach, FL	3.0	2.0	2011	$3,400	$1.69	17d	1	1.04mi
7577 Caprio Dr Boynton Beach, FL	3.0	2.0	1884	$3,200	$1.70	3d	1	1.05mi
7577 Caprio Dr Boynton Beach, FL	3.0	2.0	1884	$3,200	$1.70	14d	1	1.05mi
9650 Harbour Lake Cir Boynton Beach, FL	3.0	2.0	1937	$2,975	$1.54	25d	1	1.06mi
9215 Sun Pointe Dr Boynton Beach, FL	4.0	2.0	2142	$4,650	$2.17	11d	1	1.08mi
9215 Sun Pointe Dr Boynton Beach, FL	4.0	2.0	2142	$4,650	$2.17	25d	1	1.08mi
7888 Sonoma Springs Cir #105 Lake Worth, FL	2.0	2.0	1105	$2,200	$1.99	25d	1	1.08mi
5537 Pebble Brook Ln Boynton Beach, FL	3.0	2.0	1166	$2,825	$2.42	15d	1	1.09mi
6581 Marissa Cir Lake Worth, FL	3.0	2.0	1414	$3,300	$2.33	19d	1	1.11mi
7418 Wescott Ter Lake Worth, FL	3.0	2.5	2170	$3,250	$1.50	8d	1	1.11mi
9565 El Clair Ranch Rd Boynton Beach, FL	3.0	2.0	1867	$3,500	$1.87	21d	1	1.13mi
9565 El Clair Ranch Rd Boynton Beach, FL	3.0	2.0	1867	$3,500	$1.87	8d	1	1.13mi
7725 Rockford Rd Boynton Beach, FL	3.0	2.5	2249	$10,000	$4.45	3d	1	1.13mi
7856 Sonoma Springs Cir #205 Lake Worth, FL	2.0	2.0	1105	$2,100	$1.90	0d	1	1.15mi
7840 Sonoma Springs Cir #103 Lake Worth, FL	2.0	2.0	1105	$2,200	$1.99	25d	1	1.19mi
9654 Sun Pointe Dr Boynton Beach, FL	4.0	2.0	2142	$4,400	$2.05	25d	1	1.20mi
7832 Rockford Rd Boynton Beach, FL	3.0	2.0	1598	$3,800	$2.38	22d	1	1.23mi
9926 Watermill Cir Unit F Boynton Beach, FL	3.0	2.0	1471	$2,400	$1.63	25d	1	1.27mi
7975 Rockford Rd Boynton Beach, FL	2.0	2.0	1720	$3,700	$2.15	25d	1	1.28mi
10206 Stonehenge Cir Boynton Beach, FL	1.0–3.0	1.0–2.0	1054	$2,650	$2.51	0d	12	1.30mi
7936 Rockford Rd Boynton Beach, FL	3.0	2.0	1871	$9,000	$4.81	22d	1	1.33mi
7085 Merganser Ct Lake Worth, FL	2.0	2.0	1155	$2,110	$1.83	2d	1	1.42mi

HOA detail

• Monthly dues: $434 · $5,208/yr

Listing history 31 events

1. 2026-06-18
   days on market $245,000 Active 215 DOM
2. 2026-06-17
   days on market $245,000 Active 214 DOM
3. 2026-06-16
   days on market $245,000 Active 213 DOM
4. 2026-06-15
   days on market $245,000 Active 212 DOM
5. 2026-06-13
   days on market $245,000 Active 210 DOM
6. 2026-06-09
   days on market $245,000 Active 206 DOM
7. 2026-06-07
   days on market $245,000 Active 204 DOM
8. 2026-06-04
   days on market $245,000 Active 201 DOM
9. 2026-06-03
   days on market $245,000 Active 200 DOM
10. 2026-06-01
    days on market $245,000 Active 198 DOM
11. 2026-05-31
    days on market $245,000 Active 197 DOM
12. 2026-03-17
    price $245,000
13. 2026-02-18
    price $259,000
14. 2025-11-15
    listed $279,000 Active
15. 2025-07-01
    historical
16. 2025-03-08
    price $320,000
17. 2025-02-08
    price $325,000
18. 2025-01-09
    price $340,000
19. 2024-12-11
    listed $359,000 Active
20. 2018-07-11
    soldstatus $150,000
21. 2018-07-05
    soldstatus $150,000 Closed 462-char remark

    Show marketing remark (462 chars)

    Lovely 2 bedroom with den/office completely open with lots of light. . Double door entry. Split floor-plan with kitchen facing living area. Formal dining area and an eat in kitchen plus extra room at kitchen bar for stools. Tiled throughout with carpet in bedrooms. Nice size master with 2 closets, 1 of them customized. huge backyard with no one directly behind. Beautiful Country Club community. You will not be let down. Aberdeen is really a best kept secret.

22. 2018-06-03
    status Pending 462-char remark

    Show marketing remark (462 chars)

    Lovely 2 bedroom with den/office completely open with lots of light. . Double door entry. Split floor-plan with kitchen facing living area. Formal dining area and an eat in kitchen plus extra room at kitchen bar for stools. Tiled throughout with carpet in bedrooms. Nice size master with 2 closets, 1 of them customized. huge backyard with no one directly behind. Beautiful Country Club community. You will not be let down. Aberdeen is really a best kept secret.

23. 2018-05-14
    historical Active Under Contract 462-char remark

    Show marketing remark (462 chars)

    Lovely 2 bedroom with den/office completely open with lots of light. . Double door entry. Split floor-plan with kitchen facing living area. Formal dining area and an eat in kitchen plus extra room at kitchen bar for stools. Tiled throughout with carpet in bedrooms. Nice size master with 2 closets, 1 of them customized. huge backyard with no one directly behind. Beautiful Country Club community. You will not be let down. Aberdeen is really a best kept secret.

24. 2018-04-17
    price $164,900 462-char remark

    Show marketing remark (462 chars)

    Lovely 2 bedroom with den/office completely open with lots of light. . Double door entry. Split floor-plan with kitchen facing living area. Formal dining area and an eat in kitchen plus extra room at kitchen bar for stools. Tiled throughout with carpet in bedrooms. Nice size master with 2 closets, 1 of them customized. huge backyard with no one directly behind. Beautiful Country Club community. You will not be let down. Aberdeen is really a best kept secret.

25. 2018-03-16
    price $177,900 462-char remark

    Show marketing remark (462 chars)

    Lovely 2 bedroom with den/office completely open with lots of light. . Double door entry. Split floor-plan with kitchen facing living area. Formal dining area and an eat in kitchen plus extra room at kitchen bar for stools. Tiled throughout with carpet in bedrooms. Nice size master with 2 closets, 1 of them customized. huge backyard with no one directly behind. Beautiful Country Club community. You will not be let down. Aberdeen is really a best kept secret.

26. 2018-01-19
    listed $179,900 Active 462-char remark

    Show marketing remark (462 chars)

    Lovely 2 bedroom with den/office completely open with lots of light. . Double door entry. Split floor-plan with kitchen facing living area. Formal dining area and an eat in kitchen plus extra room at kitchen bar for stools. Tiled throughout with carpet in bedrooms. Nice size master with 2 closets, 1 of them customized. huge backyard with no one directly behind. Beautiful Country Club community. You will not be let down. Aberdeen is really a best kept secret.

27. 2018-01-18
    historical
28. 2017-12-06
    price $182,500
29. 2017-08-31
    price $185,000
30. 2017-07-18
    listed $200,000 Active
31. 1998-12-23
    soldstatus $5,040,000

ⓘ 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: $2,191 · $183/mo
• Projected year-2 tax: $2,191 · $183/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 · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,575
• − Mortgage interest: −$13,724
• − Property taxes: −$2,191
• − Insurance: −$1,225
• − Repairs & maintenance: −$3,486
• − Management: −$3,486
• − HOA: −$5,208
• − Depreciation: −$7,127
• Taxable income: $7,128
• Est. tax owed @ 24.0%: −$1,711
• After-tax cash flow: $8,672/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

• City population: 148,060
• Population (ZIP): 18,689

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 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 18% Two or more races 14% Black 10% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 7%
• Common ancestry: Romanian 5% Scotch-Irish 4% Hispanic 3%
• Foreign-born: 24% · Canada, China, Jamaica
• Languages at home: 77% English-only · Spanish 11% Other Indo-European 4% French/Haitian/Cajun 3%

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: ▲ 0.20%
• Current HPI: 268.1142
• Rent YoY: —
• Metro: —
• 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

-95.1% since first listed

20 events — show timeline

• 2026-03-17 Price Changed $245,000 Beaches MLS
• 2026-02-18 Price Changed $259,000 Beaches MLS
• 2025-11-15 Listed $279,000 Beaches MLS
• 2025-07-01 Listing Removed — Beaches MLS
• 2025-03-08 Price Changed $320,000 Beaches MLS
• 2025-02-08 Price Changed $325,000 Beaches MLS
• 2025-01-09 Price Changed $340,000 Beaches MLS
• 2024-12-11 Listed $359,000 Beaches MLS
• 2018-07-11 Sold (Public Records) $150,000 Public Records
• 2018-07-05 Sold (MLS) $150,000 Beaches MLS
• 2018-06-03 Pending — Beaches MLS
• 2018-05-14 Contingent — Beaches MLS
• 2018-04-17 Price Changed $164,900 Beaches MLS
• 2018-03-16 Price Changed $177,900 Beaches MLS
• 2018-01-19 Listed $179,900 Beaches MLS
• 2018-01-18 Listing Removed — Beaches MLS
• 2017-12-06 Price Changed $182,500 Beaches MLS
• 2017-08-31 Price Changed $185,000 Beaches MLS
• 2017-07-18 Listed $200,000 Beaches MLS
• 1998-12-23 Sold (Public Records) $5,040,000 Public Records

Property tax history

-2.1%/yr

Latest (2025): $2,191 · +3.5% YoY. Source: county tax records.