19 Stratford Dr E Unit F · Boynton Beach, FL 33436

$20,000

2 bd · 2.0 ba · 1,388 sqft · Condo public records · 58 Days on market

Built 1981 $1576/mo HOA · 54% 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 +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

Bright and spacious two bedroom/ two bath condo with great golf course views. Relax on your screened in balcony and enjoy the balmy Florida weather. A fabulous country club with 3 championship golf courses to choose from. State of the art Top tracer Driving Range, and an amazing short game area to hone in on your skills. Renovated club house, 6 fabulous restaurants to choose from, state of the art fitness center and a whole lot more activities and clubs to enjoy. When you sit by the Resort pool with Splash bar, you will feel like you travelled to the Carribean. This is the lifestyle you always dreamed of. This condo is ready to make it yours. Mandatory membership required. Initiation fee,

Key facts

• Resort pool
• Fitness center
• Screened in balcony

Tags

• SCREENED IN BALCONY
• FITNESS CENTER
• RESORT POOL
• SPLASH BAR

Property features AI

Finance

• Other: Directions: Congress between Lake Ida and Golf Road on the west side. Enter South Gate with water fountain. Take the third left past the guard house into Stratford east.
• HOA & community: Association: Stratford (has HOA); Quarterly association fee; Association amenities include clubhouse, fitness center, golf course, jogging path, pool, sauna, spa/hot tub, tennis courts, pickleball courts, putting green, sidewalks, street lights, cafe/restaurant, library, manager on site, on-site management; Association fee covers insurance, grounds maintenance, pest control, security, sewer, trash, common areas, common real estate tax, and pool service; Community of 304 units; Pets allowed with restrictions and possible limits

Exterior

• Parking: 2 parking spaces; Open guest parking
• Security: Gated community with guard; Security patrol
• Utilities: Public water; Public sewer; Three-phase electric available; Cable available; Electricity available
• Home design: Condominium, one level; One-story building; Second-floor entry (entry level 2); Faces south; Resale condition
• Construction: Concrete and stucco construction; Concrete/tile roof with wood truss/rafter; Built as part of building identified as 19
• Exterior features: On golf course; Paved road frontage; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Trash compactor; Electric water heater
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central electric heating; Central electric air conditioning with humidity control
• Interior features: Walk-in closets; Stacked bedroom layout; Blinds and drapes; Furnished status negotiable
• Laundry & utility: Laundry inside the unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $20k.

Deal economics

• At list price, monthly cash flow is $540 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $20k).
• Recommended offer: $19k (3.0% below list) — sets the bar for market timing.
• Cap rate 38.7% 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); 445 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $2,911/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 $138 of loan paydown is wiped out by about $600 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($19k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 27y ago 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: property tax is 4.2% of price; HOA is 54% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $19,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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 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: 14.56% ✓
• Cap rate: 38.70%
• Cash-on-cash: 115.75%
• DSCR: 6.15
• GRM: 0.6

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: —
• Equity multiple: 5.23×
• Total profit: $23,672
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 7.46×
• Total profit: $36,168
• Equity at exit: $1,729

Cash invested: $5,600 (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 33436

• Home prices YoY: -26.0%
• Rents YoY: -0.6%
• Active inventory: 445
• Price-to-rent: 0.6×

Monthly cashflow live

• Estimated rent: $2,911 high
• Mortgage (P&I): −$105
• Tax from tax record: −$71 /mo · $847/yr
• Insurance: −$8
• HOA: −$1,576
• Vacancy / Maint / Mgmt: −$611
• Net cashflow: $540

Break-even live

Break-even rent $2,228

Max offer price $20,000

Occupancy floor 76%

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: $5,000
• Closing costs: $600
• 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	0.45mi
20 Westgate Ln Unit 20G Boynton Beach, FL	2.0	2.0	1712	$7,990	$4.67	11d	1	0.49mi
1770 NW 22nd Ave Delray Beach, FL	3.0	2.0	1850	$7,000	$3.78	17d	1	0.57mi
2915 NW 12th St Unit D Delray Beach, FL	2.0	2.0	1499	$3,200	$2.13	8d	1	0.63mi
1630 NW 22nd Ave Delray Beach, FL	3.0	2.0	1560	$4,200	$2.69	24d	1	0.64mi
2583 NW 13th St Delray Beach, FL	2.0	2.0	1466	$2,600	$1.77	17d	1	0.65mi
4311 N Magnolia Cir Delray Beach, FL	3.0	2.0	1705	$3,100	$1.82	24d	1	0.68mi
4574 Danson Way Delray Beach, FL	3.0	2.5	1654	$3,300	$2.00	24d	1	0.71mi
1225 E Magnolia Cir Delray Beach, FL	3.0	2.0	1705	$3,700	$2.17	24d	1	0.71mi
945 Sunflower Ave Delray Beach, FL	3.0	2.0	1755	$4,500	$2.56	8d	1	0.80mi
872 NW 29th Ave Unit A Delray Beach, FL	2.0	2.0	1188	$2,700	$2.27	24d	1	0.82mi
4110 NW 10th St Delray Beach, FL	3.0	2.5	1839	$4,500	$2.45	24d	1	0.84mi
797 NW 32nd Ave Delray Beach, FL	2.0	2.0	1480	$2,800	$1.89	17d	1	0.84mi
797 NW 32nd Ave Delray Beach, FL	2.0	2.0	1480	$2,800	$1.89	24d	1	0.84mi
1440 NW 20th Ave #104 Delray Beach, FL	2.0	2.0	1335	$2,650	$1.99	14d	1	0.86mi
1640 NW 19th Ter #103 Delray Beach, FL	2.0	2.0	1148	$1,950	$1.70	22d	1	0.87mi
1640 NW 19th Ter #103 Delray Beach, FL	2.0	2.0	1148	$1,950	$1.70	8d	1	0.87mi
1551 NW 20th Ave #102 Delray Beach, FL	2.0	2.0	1148	$1,995	$1.74	24d	1	0.89mi
13487 Barwick Rd Unit B Delray Beach, FL	2.0	1.5	1092	$3,900	$3.57	24d	1	0.89mi
1641 NW 19th Ter Unit 46A Delray Beach, FL	2.0	2.0	1104	$2,000	$1.81	19d	1	0.90mi
1914 Palmland Dr Unit C Boynton Beach, FL	2.0	2.0	1026	$2,300	$2.24	15d	1	0.90mi
1916 Palmland Dr Unit D Boynton Beach, FL	3.0	2.0	1080	$3,200	$2.96	24d	1	0.92mi
1860 NW 13th St #201 Delray Beach, FL	2.0	2.0	1335	$2,800	$2.10	24d	1	0.94mi
1520 NW 19th Ter #203 Delray Beach, FL	2.0	2.0	1335	$2,200	$1.65	24d	1	0.94mi
3996 NW 7th Ct Delray Beach, FL	3.0	2.0	1480	$5,000	$3.38	24d	1	0.95mi
1441 NW 19th Ter #201 Delray Beach, FL	2.0	2.0	1148	$2,250	$1.96	24d	1	0.95mi
1560 NW 18th Ave #104 Delray Beach, FL	2.0	2.0	1148	$2,100	$1.83	22d	1	0.95mi
1560 NW 18th Ave #104 Delray Beach, FL	2.0	2.0	1148	$2,100	$1.83	21d	1	0.95mi
2622 NW 7th Ct Delray Beach, FL	2.0	2.5	1384	$2,750	$1.99	24d	1	0.97mi
2712 Lake Ida Rd Delray Beach, FL	3.0	2.0	1604	$4,000	$2.49	8d	1	1.00mi
2941 Angler Dr Delray Beach, FL	3.0	2.0	1578	$5,000	$3.17	24d	1	1.01mi
340 Lake Monterey Cir Boynton Beach, FL	2.0	2.5	1188	$2,350	$1.98	24d	1	1.04mi
1631 NW 18th Ave #201 Delray Beach, FL	2.0	2.0	1148	$3,300	$2.87	24d	1	1.05mi
400 Lake Monterey Cir Boynton Beach, FL	2.0	2.5	1144	$2,400	$2.10	11d	1	1.05mi
161 Monterey Bay Dr Boynton Beach, FL	2.0	2.5	1188	$2,300	$1.94	18d	1	1.07mi
161 Monterey Bay Dr Boynton Beach, FL	2.0	2.5	1188	$2,300	$1.94	3d	1	1.07mi
161 Monterey Bay Dr #161 Boynton Beach, FL	2.0	2.5	1188	$2,200	$1.85	3d	1	1.07mi
161 Monterey Bay Dr #161 Boynton Beach, FL	2.0	2.5	1188	$2,250	$1.89	14d	1	1.07mi
161 Monterey Bay Dr #161 Boynton Beach, FL	2.0	2.5	1188	$2,300	$1.94	24d	1	1.07mi
169 Monterey Bay Dr Boynton Beach, FL	3.0	2.5	1389	$2,800	$2.02	24d	1	1.07mi

HOA detail condo

• Monthly dues: $1,576 · $18,912/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 39 events

1. 2026-06-18
   days on market $20,000 Active 58 DOM
2. 2026-06-17
   days on market $20,000 Active 57 DOM
3. 2026-06-16
   days on market $20,000 Active 56 DOM
4. 2026-06-15
   days on market $20,000 Active 55 DOM
5. 2026-06-13
   days on market $20,000 Active 53 DOM
6. 2026-06-09
   days on market $20,000 Active 49 DOM
7. 2026-06-08
   days on market $20,000 Active 48 DOM
8. 2026-06-07
   days on market $20,000 Active 47 DOM
9. 2026-06-04
   days on market $20,000 Active 44 DOM
10. 2026-06-03
    days on market $20,000 Active 43 DOM
11. 2026-06-02
    days on market $20,000 Active 42 DOM
12. 2026-06-01
    days on market $20,000 Active 41 DOM
13. 2026-05-31
    days on market $20,000 Active 40 DOM
14. 2026-04-20
    listed $20,000 Active
15. 2026-01-01
    historical
16. 2025-08-24
    historical $4,500
17. 2025-05-14
    listed $4,500
18. 2025-05-14
    historical $4,500
19. 2025-05-14
    listed $4,500
20. 2025-04-16
    listed $10,000 Active
21. 2025-01-23
    historical
22. 2024-09-14
    price $9,499
23. 2024-09-14
    status Active
24. 2024-09-05
    historical
25. 2024-06-11
    status Active
26. 2024-06-05
    historical
27. 2024-04-12
    price $9,500
28. 2024-01-05
    status Active
29. 2024-01-01
    historical
30. 2023-07-31
    status Active
31. 2023-07-31
    historical
32. 2023-07-05
    price $49,900
33. 2023-06-20
    price $59,900
34. 2023-03-27
    price $66,900
35. 2023-02-03
    listed $84,900 Active
36. 2004-05-27
    soldstatus $77,000
37. 2001-08-09
    soldstatus $60,000
38. 2000-07-06
    historical
39. 1999-05-10
    listed $55,000

ⓘ 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: $847 · $71/mo
• Projected year-2 tax: $847 · $71/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) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 5 d/yr ≥106°F today · 17 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: $34,936
• − Mortgage interest: −$1,120
• − Property taxes: −$847
• − Insurance: −$100
• − Repairs & maintenance: −$2,795
• − Management: −$2,795
• − HOA: −$18,912
• − Depreciation: −$582
• Taxable income: $7,785
• Est. tax owed @ 24.0%: −$1,868
• After-tax cash flow: $4,614/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

-63.6% since first listed

26 events — show timeline

• 2026-04-20 Listed $20,000 Beaches MLS
• 2026-01-01 Listing Removed — Beaches MLS
• 2025-08-24 Rental Removed $4,500 RMLSFL
• 2025-05-14 Listed for Rent $4,500 RMLSFL
• 2025-05-14 Rental Removed $4,500 GFLMLS
• 2025-05-14 Listed for Rent $4,500 GFLMLS
• 2025-04-16 Listed $10,000 Beaches MLS
• 2025-01-23 Listing Removed — Beaches MLS
• 2024-09-14 Price Changed $9,499 Beaches MLS
• 2024-09-14 Relisted — Beaches MLS
• 2024-09-05 Listing Removed — Beaches MLS
• 2024-06-11 Relisted — Beaches MLS
• 2024-06-05 Listing Removed — Beaches MLS
• 2024-04-12 Price Changed $9,500 Beaches MLS
• 2024-01-05 Relisted — Beaches MLS
• 2024-01-01 Listing Removed — Beaches MLS
• 2023-07-31 Relisted — Beaches MLS
• 2023-07-31 Listing Removed — Beaches MLS
• 2023-07-05 Price Changed $49,900 Beaches MLS
• 2023-06-20 Price Changed $59,900 Beaches MLS
• 2023-03-27 Price Changed $66,900 Beaches MLS
• 2023-02-03 Listed $84,900 Beaches MLS
• 2004-05-27 Sold (Public Records) $77,000 Public Records
• 2001-08-09 Sold (Public Records) $60,000 Public Records
• 2000-07-06 Listing Removed — Beaches MLS
• 1999-05-10 Listed $55,000 Beaches MLS

Property tax history

-0.9%/yr

Latest (2025): $847 · -18.3% YoY. Source: county tax records.