4241 Royal Manor Blvd · Boynton Beach, FL 33436

$80,000

2 bd · 2.0 ba · 1,352 sqft · Manufactured · 74 Days on market

Manufactured home Built 2018 Good condition 8,276 sqft lot $59/sqft · 32% below area Est $117k · 32% under $1050/mo HOA · 53% of rent ↓ 11% 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).

• ARV discount +15.0/15.0
• Cash flow +10.1/30.0
• 1% rule +10.0/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• DSCR +2.9/10.0
• Appreciation +2.5/10.0
• Rent growth +2.4/5.0
• Manufactured-home adj. -4.3

Listing remarks

Just Listed !!! Beautiful 2 bedroom 2 bath home built in 2018 , upgraded kitchen with beautiful counter tops and stainless appliances , large center island , open floor plan , high ceilings , spacious bedrooms , interior washer and dryer . Very long cement driveway with carport and attached storage room . Community offer a Clubhouse, Pool, Billiards, BBQ, Shuffleboard, Pickleball, FitnessCenter. Close to I-95 , convenient to shopping and restaurants .

Key facts

• 8,276 sq ft lot
• 2 parking spots
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-47 ($-558/yr) — negative.
• To cash-flow at today's rent, offer at most $73k (8.4% below list).
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $73k (8.4% below list) — sets the bar for cash-flow.
• Cap rate 5.6% vs local median 4.2% 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); 648 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• This rent runs 31% of the median local income ($76k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 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 74 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 53% of rent.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,268 (8.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
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: 2.46% ✓
• Cap rate: 5.60%
• Cash-on-cash: -2.49%
• DSCR: 0.89
• GRM: 3.4

CMA / ARV

• ARV (median comp): $117,450
• List price: $80,000
• Delta: -31.89%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8886 Princess Donna Court, E-31	0.12mi	2/2.0	1,352 (0%)	2mo	$94,900	$70	93
8926 Palm St	0.22mi	2/1.5	1,426 (+6%)	0mo	$105,000	$74	78
48002 Jaruco Bay	0.36mi	2/2.0	1,392 (+3%)	4mo	$140,000	$101	76
8629 Crown Dr	0.29mi	2/2.0	1,200 (-11%)	4mo	$27,000	$23	64
8709 Knight Rd	0.14mi	2/2.0	1,150 (-15%)	7mo	$55,000	$48	63
4226 Bobwhite Dr	0.48mi	2/2.0	1,248 (-8%)	13mo	$220,000	$176	54
37039 Exuma Bay	0.57mi	2/2.0	1,200 (-11%)	2mo	$154,000	$128	53
879 Sun Bird Ln	0.74mi	2/2.0	1,400 (+4%)	11mo	$95,000	$68	51
33001 Azua Bay	0.68mi	2/2.0	1,377 (+2%)	17mo	$205,000	$149	51
59010 Captiva Bay	0.73mi	2/2.0	1,188 (-12%)	1mo	$215,000	$181	45
4097 White Pine Dr	0.51mi	2/2.5	1,152 (-15%)	12mo	$270,000	$234	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -30.7%
• Equity multiple: 0.06×
• Total profit: $-21,025
• Equity at exit: $11,928

10-year hold

• IRR: —
• Equity multiple: -0.86×
• Total profit: $-41,693
• Equity at exit: $6,917

Cash invested: $22,400 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 67 active · 15 under contract
• Months of supply: 67.0 mo (1%/mo absorbed)
• Median asking: $155,000 ($118/sqft)
• Median days on market: 58 d
• This list price: 16% of active listings are priced below it
• ARV vs active asking: -26.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33436

• Home prices YoY: -26.0%
• Rents YoY: -0.6%
• Active inventory: 648
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,970 high
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$1,050
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $-47

Break-even live

Break-even rent $2,029

Max offer price $73,268

Occupancy floor 97%

Sensitivity live

Price	-10% $9	-5% $-19	+0% $-47	+5% $-74	+10% $-102
Rent	-10% $-202	-5% $-124	+0% $-47	+5% $31	+10% $109
Rate	-1.0pp $-6	-0.5pp $-26	base $-47	+0.5pp $-67	+1.0pp $-88

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: $20,000
• Closing costs: $2,400
• Club membership (one-time): —
• 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	120d	1	0.19mi
8202 White Rock Cir Boynton Beach, FL	3.0	2.0	1738	$3,300	$1.90	94d	1	0.29mi
8202 White Rock Cir Boynton Beach, FL	3.0	2.0	1738	$3,300	$1.90	103d	1	0.29mi
3930 Max Pl Boynton Beach, FL	2.0	2.0	1250	$2,485	$1.99	84d	1	0.35mi
3930 Max Pl Boynton Beach, FL	1.0	1.0	925	$1,945	$2.10	6d	1	0.35mi
3930 Max Pl Boynton Beach, FL	2.0	2.0	1250	$2,125	$1.70	3d	1	0.35mi
3930 Max Pl Boynton Beach, FL	1.0	1.0	925	$1,940	$2.10	2d	1	0.35mi
3930 Max Pl Boynton Beach, FL	3.0	2.0	1550	$2,650	$1.71	8d	1	0.35mi
3930 Max Pl Boynton Beach, FL	2.0	2.0	1250	$2,395	$1.92	12d	1	0.35mi
3930 Max Pl Boynton Beach, FL	3.0	2.0	1550	$3,880	$2.50	65d	1	0.35mi
4069 Mission Bell Dr Boynton Beach, FL	2.0	2.0	1248	$2,000	$1.60	59d	1	0.36mi
8847 Thumbwood Cir Unit A Boynton Beach, FL	2.0	2.0	1350	$2,800	$2.07	51d	1	0.48mi
4045 White Pine Dr Boynton Beach, FL	3.0	2.0	1566	$1,800	$1.15	97d	1	0.49mi
4652 Concordia Ln Boynton Beach, FL	3.0	2.0	1646	$2,541	$1.54	62d	1	0.49mi
3930 Max Pl Boynton Beach, FL	1.0	1.0	925	$2,550	$2.76	118d	1	0.53mi
3930 Max Pl Boynton Beach, FL	3.0	2.0	1550	$2,825	$1.82	120d	1	0.53mi
3736 Coelebs Ave Boynton Beach, FL	3.0	2.0	1232	$3,000	$2.44	120d	1	0.59mi
3500 Sandpiper Dr Boynton Beach, FL	1.0–2.0	1.0–2.0	1147	$2,715	$2.37	1d	14	0.62mi
920 Sun Acres Ln Boynton Beach, FL	2.0	2.0	1352	$2,200	$1.63	120d	1	0.67mi
4881 McGill St Boynton Beach, FL	3.0	2.5	1778	$3,500	$1.97	18d	1	0.69mi
4881 McGill St Boynton Beach, FL	3.0	2.5	1778	$3,500	$1.97	49d	1	0.69mi
827 Sunglow St Boynton Beach, FL	2.0	2.0	1520	$2,300	$1.51	47d	1	0.74mi
827 Sunglow St Boynton Beach, FL	2.0	2.0	1520	$2,300	$1.51	10d	1	0.74mi
190 Temple Ave Boynton Beach, FL	3.0	2.0	1781	$4,200	$2.36	120d	1	0.82mi
1515 Arezzo Cir Boynton Beach, FL	2.0	2.5	1286	$2,750	$2.14	120d	1	0.99mi
220 Savannah Lakes Dr Boynton Beach, FL	2.0	2.0	1098	$2,365	$2.15	99d	1	0.99mi
220 Savannah Lakes Dr Boynton Beach, FL	2.0	2.0	1103	$2,475	$2.24	63d	1	0.99mi
220 Savannah Lakes Dr Boynton Beach, FL	2.0	2.0	1103	$2,365	$2.14	42d	1	0.99mi
3561 Oberon Ave Boynton Beach, FL	3.0	2.0	1248	$2,850	$2.28	116d	1	1.01mi
4296 Grove Park Ln Boynton Beach, FL	3.0	2.0	1696	$3,350	$1.98	120d	1	1.01mi
9766 Kamena Cir Boynton Beach, FL	3.0	2.5	1596	$3,100	$1.94	43d	1	1.02mi
9766 Kamena Cir Boynton Beach, FL	3.0	2.5	1596	$3,000	$1.88	0d	1	1.02mi
4220 Grove Park Ln Unit 1 Boynton Beach, FL	3.0	2.0	1406	$3,400	$2.42	100d	1	1.03mi
4220 Grove Park Ln Unit 1 Boynton Beach, FL	3.0	2.0	1406	$3,600	$2.56	120d	1	1.03mi
1007 Arezzo Cir Boynton Beach, FL	2.0	2.5	1286	$2,750	$2.14	60d	1	1.05mi
7614 Colony Lake Dr Boynton Beach, FL	3.0	2.0	1648	$3,350	$2.03	24d	1	1.05mi
9498 S Military Trl #5 Boynton Beach, FL	3.0	2.5	1317	$2,900	$2.20	120d	1	1.05mi
7705 Forest Green Ln Boynton Beach, FL	3.0	2.0	1379	$3,000	$2.18	1d	1	1.08mi
7705 Forest Green Ln Boynton Beach, FL	3.0	2.0	1379	$3,200	$2.32	58d	1	1.08mi
7705 Forest Green Ln Boynton Beach, FL	3.0	2.0	1379	$3,200	$2.32	72d	1	1.08mi

Property features AI

Finance

• Other: Pets allowed (restrictions on number and size)
• HOA & community: Homeowners association with monthly feeAssociation fee covers cable TV, grounds maintenance, recreation facilities, sewer and trashCommunity amenities: clubhouse, fitness center, billiard room, kitchen facilities, pool, tennis courts, pickleball, putting greenNon-gated, senior community

Exterior

• Parking: 2 total parking spaces2 covered parking spaces
• Utilities: Electricity connected
• Home design: Manufactured homeSingle-story
• Construction: Manufactured construction
• Exterior features: Community pool

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Unfurnished

HOA detail $1,050/mo · $12,600/yr

• Likely covers: pool

Listing history 20 events

1. 2026-06-22
   days on market $80,000 Active 74 DOM
2. 2026-06-21
   days on market $80,000 Active 73 DOM
3. 2026-06-18
   days on market $80,000 Active 70 DOM
4. 2026-06-17
   days on market $80,000 Active 69 DOM
5. 2026-06-16
   days on market $80,000 Active 68 DOM
6. 2026-06-15
   days on market $80,000 Active 67 DOM
7. 2026-06-13
   days on market $80,000 Active 65 DOM
8. 2026-06-09
   days on market $80,000 Active 61 DOM
9. 2026-06-08
   days on market $80,000 Active 60 DOM
10. 2026-06-07
    days on market $80,000 Active 59 DOM
11. 2026-06-04
    days on market $80,000 Active 56 DOM
12. 2026-06-03
    days on market $80,000 Active 55 DOM
13. 2026-06-02
    days on market $80,000 Active 54 DOM
14. 2026-06-01
    days on market $80,000 Active 53 DOM
15. 2026-05-31
    days on market $80,000 Active 52 DOM
16. 2026-04-09
    listed $80,000 Active
17. 2026-02-21
    historical
18. 2026-01-21
    listed $89,500 Active
19. 2026-01-04
    historical
20. 2025-09-05
    listed $89,500 Active

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 5 d/yr ≥106°F today · 18 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: $23,641
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,891
• − Management: −$1,891
• − HOA: −$12,600
• − Depreciation: −$2,327
• Taxable loss: −$1,150
• Est. tax savings @ 24.0%: +$276
• After-tax cash flow: $-282/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.

Condition & rehab AI · 14 photos

Good 75/100 Cosmetic rehab Est. rehab $6,760–$20,280 screening

This 2-bedroom, 2-bath home in Boynton Beach, FL, built in 2018, is in good condition with a well-maintained exterior and interior. It offers a good return on investment with minor updates that can significantly enhance its value.

Value-add opportunities

• Both Paint the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics, attracting more buyers and renters. ↑
• Resale Replace the kitchen faucet — A new faucet can improve the kitchen's functionality and appearance, making it more appealing to potential buyers. ↑
• Rental Add a smart thermostat — A smart thermostat can help reduce energy costs and attract renters who prefer modern technology. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary Citrus Cove Elementary School C- FL #990/2,144 Nat'l #11,263/41,679 Middle Congress Community Middle School F FL #522/571 Nat'l #10,474/14,009 High Boynton Beach Community High F FL #565/667 Nat'l #14,670/17,239

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

B Composite livability gradescore 72/100

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 · 1,637,487 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: 14% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Pets allowed (restrictions on number and size)
• HOA & community: Homeowners association with monthly feeAssociation fee covers cable TV, grounds maintenance, recreation facilities, sewer and trashCommunity amenities: clubhouse, fitness center, billiard room, kitchen facilities, pool, tennis courts, pickleball, putting greenNon-gated, senior community

Exterior

• Parking: 2 total parking spaces2 covered parking spaces
• Utilities: Electricity connected
• Home design: Manufactured homeSingle-story
• Construction: Manufactured construction
• Exterior features: Community pool

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Unfurnished

Price history

-10.6% since first listed

6 events — show timeline

• 2026-06-22 Listing Removed — MCRTC
• 2026-04-09 Listed $80,000 MCRTC
• 2026-02-21 Listing Removed — MCRTC
• 2026-01-21 Listed $89,500 MCRTC
• 2026-01-04 Listing Removed — MCRTC
• 2025-09-05 Listed $89,500 MCRTC