6831 Massachusetts Dr #6831 · Boynton Beach, FL 33462

$199,900

2 bd · 1.0 ba · 972 sqft · SingleFamily public records · 48 Days on market

Built 1971 8,252 sqft lot

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Why this score? — see what drove the C 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 +23.9/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Unlock the incredible potential of this 2-bedroom 1- bath home. Steps away from shopping centers, restaurants, coffee shops, this property is the perfect investment opportunity for contractors or DIY enthusiasts. Don't stall on this opportunity!! Highest and best offer requested with a current due date of 4/30/2026 11:59:00 PM Mountain Time.

Key facts

• 8,252 sq ft lot
• Garage
• Built 1971

Property features AI

Finance

• Other: Pets allowed with no restrictions
• Financial info: No investment or income/expense details provided
• HOA & community: No HOA/community information provided

Exterior

• Parking: Attached garage (1 space) with driveway; total 2 parking spaces (1 covered)
• Security: No security features specified
• Utilities: Public water; Septic tank sewer; Water available
• Home design: Single-family residence; One story; Faces south; Resale property
• Construction: Stucco and CBS construction; Shingle roof; Built as a one-story structure
• Exterior features: Not waterfront

Interior

• Kitchen: Microwave
• Bedrooms: Two main-level bedrooms
• Flooring: Tile and other flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Ceiling fan(s)
• Interior features: No additional interior features specified
• Laundry & utility: No laundry/utility details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: Starlight Cove Elementary School (math 40% / reading 31%, grade F, #1,684 of 2,144 statewide, top 79%, 737 students, 77% FRL); Santaluces Community High (math 22% / reading 39%, grade F, #434 of 667 statewide, top 66%, 2,675 students, 61% FRL) — zoned schools average 69% FRL vs 52% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 50% district-wide (-16 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 rising fast (+4.1%/yr); 383 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).
• This rent runs 34% of the median local income ($74k/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 $1k of loan paydown is wiped out by about $6k 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 48 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.
• Current owner paid $70k; list at $200k implies a 186% 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 $193,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 8.62%
• Cash-on-cash: 8.33%
• DSCR: 1.37
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.09% rent growth · sell at horizon

5-year hold

• IRR: -2.5%
• Equity multiple: 0.90×
• Total profit: $-5,362
• Equity at exit: $29,806

10-year hold

• IRR: 8.3%
• Equity multiple: 1.66×
• Total profit: $36,810
• Equity at exit: $17,284

Cash invested: $55,972 (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 33462

• Rents YoY: 4.1%
• Active inventory: 383
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,101 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$140 /mo · $1,677/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $388

Break-even live

Break-even rent $1,609

Max offer price $199,900

Occupancy floor 77%

Sensitivity live

Price	-10% $502	-5% $445	+0% $388	+5% $332	+10% $275
Rent	-10% $222	-5% $305	+0% $388	+5% $471	+10% $554
Rate	-1.0pp $489	-0.5pp $439	base $388	+0.5pp $337	+1.0pp $284

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
712 Meadows Cir Boynton Beach, FL	2.0	2.0	921	$2,400	$2.61	25d	1	0.35mi
1106 Meadows Cir Boynton Beach, FL	2.0	2.0	900	$1,895	$2.11	22d	1	0.47mi
1106 Meadows Cir Boynton Beach, FL	2.0	2.0	900	$1,850	$2.06	3d	1	0.47mi
6289 Lear Dr Lake Worth, FL	1.0–3.0	1.0–2.0	792	$1,975	$2.49	15d	2	0.50mi
6289 Lear Dr #203 Lake Worth, FL	3.0	2.0	1044	$2,200	$2.11	25d	1	0.51mi
1205 Meadows Cir Boynton Beach, FL	2.0	2.0	909	$1,900	$2.09	25d	1	0.53mi
1120 Meadows Cir Unit 1120 Boynton Beach, FL	2.0	2.0	900	$1,980	$2.20	25d	1	0.53mi
1707 Meadows Cir W Unit W Boynton Beach, FL	1.0	1.0	704	$1,650	$2.34	3d	1	0.53mi
316 Meadows Cir #316 Boynton Beach, FL	2.0	2.0	921	$1,995	$2.17	0d	1	0.53mi
1617 Meadows Cir W Boynton Beach, FL	1.0	1.0	704	$1,700	$2.41	11d	1	0.53mi
1722 Meadows Cir #1722 Boynton Beach, FL	1.0	1.0	704	$1,700	$2.41	17d	1	0.65mi
1722 Meadows Cir #1722 Boynton Beach, FL	1.0	1.0	704	$1,700	$2.41	16d	1	0.65mi
6175 Reflections Blvd Lake Worth, FL	1.0–2.0	1.0–2.0	814	$2,307	$2.83	0d	16	0.72mi
6511 Seminole Dr Unit 2 Atlantis, FL	2.0	1.0	845	$2,150	$2.54	6d	1	0.83mi
580 Tallulah Rd Lake Worth, FL	2.0	1.0	750	$2,500	$3.33	22d	1	1.18mi
3617 High Ridge Rd Unit 206 Boynton Beach, FL	1.0	1.0	833	$1,950	$2.34	4d	1	1.31mi
3605 High Ridge Rd Unit 204 Boynton Beach, FL	1.0	1.0	833	$1,900	$2.28	18d	1	1.37mi
3601 High Ridge Rd Unit 206 Boynton Beach, FL	1.0	1.0	833	$1,950	$2.34	15d	1	1.40mi
4350 Peregrine Way Lake Worth, FL	1.0–3.0	1.0–2.0	1025	$2,704	$2.64	0d	17	1.42mi
15 Via de Casas Sur #204 Boynton Beach, FL	2.0	2.0	996	$2,400	$2.41	25d	1	1.47mi
7132 Colony Club Dr Lake Worth, FL	1.0–3.0	1.0–2.0	1087	$2,357	$2.17	0d	15	1.48mi

Listing history 9 events

1. 2026-05-18
   status Pending
2. 2026-03-31
   listed $199,900 Active
3. 2025-09-10
   listed $5,000 Active
4. 2024-08-20
   status Pending
5. 2024-08-20
   historical
6. 2024-08-15
   listed $149,000 Active
7. 1996-11-14
   soldstatus $70,000
8. 1987-11-01
   soldstatus $63,000
9. 1980-05-01
   soldstatus $50,400

ⓘ 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: $1,677 · $140/mo
• Projected year-2 tax: $1,677 · $140/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 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $25,211
• − Mortgage interest: −$11,198
• − Property taxes: −$1,677
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,017
• − Management: −$2,017
• − Depreciation: −$5,815
• Taxable income: $1,488
• Est. tax owed @ 24.0%: −$357
• After-tax cash flow: $4,304/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): 33,371
• Household income: $73,997
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1852.0

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 0.68)
• Race & ethnicity: White 44% Black 26% Hispanic / Latino 26% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 8% Puerto Rican 5% Cuban 3%
• Common ancestry: Hispanic 14% Romanian 2% Scotch-Irish 2%
• Foreign-born: 31% · Canada, Jamaica, Dominican Republic
• Languages at home: 60% English-only · Spanish 20% French/Haitian/Cajun 16% Other Indo-European 1%

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: ▼ -295.48%
• Current HPI: 361.5391
• Rent YoY: ▲ 4.09%
• 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

+296.6% since first listed

9 events — show timeline

• 2026-05-18 Pending — Beaches MLS
• 2026-03-31 Listed $199,900 Beaches MLS
• 2025-09-10 Listed $5,000 NFMLS
• 2024-08-20 Pending — MARMLS
• 2024-08-20 Listing Removed — MARMLS
• 2024-08-15 Listed $149,000 MARMLS
• 1996-11-14 Sold (Public Records) $70,000 Public Records
• 1987-11-01 Sold (Public Records) $63,000 Public Records
• 1980-05-01 Sold (Public Records) $50,400 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,677 · +3.5% YoY. Source: county tax records.