4215 Meadow View Dr · Boynton Beach, FL 33436

$224,900

4 bd · 2.5 ba · 1,344 sqft · Manufactured public records · 152 Days on market

Built 1969 6,090 sqft lot $115/mo HOA · 4% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• 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

The ULTIMATE PACKAGE: Tropical style, massive space, & low low fees. Stop looking- here it is. A rare gem that blends high end tropical aesthetics with the best financial profile in the area. While this house boasts just under 1700 sq ft living space, with two additions added , the energy efficient home's utility bills are on average no higher than $60 per month!!! 4 bedrooms, 2.5 baths, updated kitchen, , extra living space , wifi enabled extras indoor laundry, wireless alarm system, central and zoned A/C and heat. Beautifully landscaped and private. Patio, carport, hurricane room and PLENTY of storage space. Located in the serene 55+community of Tropical Breeze where you can enjoy

Key facts

• Wifi enabled extras
• Updated kitchen
• 6,090 sq ft lot

Tags

• ENERGY EFFICIENT HOME
• UPDATED KITCHEN
• WIFI ENABLED EXTRAS
• WIRELESS ALARM SYSTEM
• CENTRAL AND ZONED A/C
• BEAUTIFULLY LANDSCAPED

Property features AI

Finance

• Other: Owner-provided building area
• Financial info: Pets allowed (number limit)
• HOA & community: Has association; Monthly association fee of $115; Association maintains grounds and common areas; Community amenities include clubhouse, pool, shuffleboard court, storage, and street lights; Senior community

Exterior

• Parking: Carport with 2 covered spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; Water and sewer available
• Home design: Mobile home; Single-story; Multi/split levels; Entry level living area; Faces south; West of US-1 road frontage
• Construction: Vinyl siding and mixed construction; Aluminum roof / roof over; Other skirt; Built as resale (existing home)
• Exterior features: Shed(s); Many trees on the lot; Paved road frontage; No waterfront

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator
• Bedrooms: 4 bedrooms on the main level
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms and 1 half bathroom (3 total), with 2 bathrooms on the main level
• Heating & cooling: Central heating; Central air; Ceiling fans; Wall/window AC units
• Interior features: Built-in features; Closet cabinetry; Tinted windows; Furnished
• Laundry & utility: Inside laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $954 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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: Rents soft (-0.6%/yr); 457 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $3,066/mo this rent would consume 49% 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 $2k of loan paydown is wiped out by about $7k 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 $63k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $14k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $92k; list at $225k implies a 143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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. 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.
8. 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.
9. 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: 1.36% ✓
• Cap rate: 11.38%
• Cash-on-cash: 18.17%
• DSCR: 1.81
• GRM: 6.1

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: 6.5%
• Equity multiple: 1.24×
• Total profit: $15,295
• Equity at exit: $33,533

10-year hold

• IRR: 13.1%
• Equity multiple: 1.90×
• Total profit: $56,766
• Equity at exit: $19,445

Cash invested: $62,972 (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 33436

• Home prices YoY: -26.0%
• Rents YoY: -0.6%
• Active inventory: 457
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $3,066 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$81 /mo · $970/yr
• Insurance: −$94
• HOA: −$115
• Vacancy / Maint / Mgmt: −$644
• Net cashflow: $954

Break-even live

Break-even rent $1,859

Max offer price $224,900

Occupancy floor 64%

Sensitivity live

Price	-10% $1,081	-5% $1,017	+0% $954	+5% $890	+10% $826
Rent	-10% $711	-5% $832	+0% $954	+5% $1,075	+10% $1,196
Rate	-1.0pp $1,067	-0.5pp $1,011	base $954	+0.5pp $895	+1.0pp $836

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4045 White Pine Dr Boynton Beach, FL	3.0	2.0	1566	$1,800	$1.15	2d	1	0.30mi
3736 Coelebs Ave Boynton Beach, FL	3.0	2.0	1232	$3,000	$2.44	25d	1	0.48mi
3962 Winfield Rd Boynton Beach, FL	4.0	2.0	1592	$3,300	$2.07	16d	1	0.48mi
3962 Winfield Rd Unit 3962 Boynton Beach, FL	4.0	2.0	1592	$3,300	$2.07	15d	1	0.48mi
3962 Winfield Rd Boynton Beach, FL	4.0	2.0	1592	$3,300	$2.07	0d	1	0.48mi
8202 White Rock Cir Boynton Beach, FL	3.0	2.0	1738	$3,300	$1.90	9d	1	0.56mi
3930 Max Pl Boynton Beach, FL	3.0	2.0	1550	$2,825	$1.82	25d	1	0.63mi
9766 Kamena Cir Boynton Beach, FL	3.0	2.5	1596	$3,300	$2.07	6d	1	0.76mi
3561 Oberon Ave Boynton Beach, FL	3.0	2.0	1248	$2,850	$2.28	22d	1	0.82mi
9498 S Military Trl #5 Boynton Beach, FL	3.0	2.5	1317	$2,900	$2.20	25d	1	0.89mi
9842 Kamena Cir Boynton Beach, FL	3.0	2.5	1596	$2,800	$1.75	25d	1	0.90mi
190 Temple Ave Boynton Beach, FL	3.0	2.0	1781	$4,200	$2.36	25d	1	1.05mi
3665 Silver Lace Ln #77 Boynton Beach, FL	3.0	2.5	1570	$2,800	$1.78	25d	1	1.05mi
5155 Europa Dr Unit J Boynton Beach, FL	3.0	2.0	1333	$2,750	$2.06	25d	1	1.12mi
1620 Cetona Dr Boynton Beach, FL	4.0	2.0	1681	$3,200	$1.90	25d	1	1.13mi
2305 N Congress Ave #18 Boynton Beach, FL	3.0	2.0	1217	$2,600	$2.14	16d	1	1.19mi
5157 Floria Way Unit J Boynton Beach, FL	3.0	2.0	1447	$3,300	$2.28	25d	1	1.22mi
5373 Mirror Lakes Blvd Boynton Beach, FL	3.0	2.0	1310	$2,100	$1.60	25d	1	1.27mi
5299 Europa Dr Unit P Boynton Beach, FL	3.0	2.0	1606	$3,000	$1.87	15d	1	1.28mi
4296 Grove Park Ln Boynton Beach, FL	3.0	2.0	1696	$3,350	$1.98	25d	1	1.29mi
2 Renaissance Way #305 Boynton Beach, FL	3.0	2.0	1367	$3,200	$2.34	5d	1	1.29mi
4220 Grove Park Ln Unit 1 Boynton Beach, FL	3.0	2.0	1406	$3,400	$2.42	5d	1	1.31mi
4220 Grove Park Ln Unit 1 Boynton Beach, FL	3.0	2.0	1406	$3,600	$2.56	25d	1	1.31mi
5133 Brisata Cir Unit P Boynton Beach, FL	3.0	2.0	1374	$2,800	$2.04	25d	1	1.31mi
1605 Renaissance Commons Blvd Boynton Beach, FL	1.0–3.0	1.0–2.0	1148	$3,126	$2.72	0d	13	1.32mi
5234 Europa Dr Unit A Boynton Beach, FL	3.0	2.0	1578	$2,500	$1.58	21d	1	1.32mi
1100 Audace Ave Boynton Beach, FL	1.0–3.0	1.0–2.0	1021	$3,280	$3.21	0d	22	1.35mi
1794 Banyan Creek Cir N Boynton Beach, FL	3.0	2.0	1524	$3,200	$2.10	25d	1	1.35mi
7705 Forest Green Ln Boynton Beach, FL	3.0	2.0	1379	$3,200	$2.32	25d	1	1.35mi
1690 Renaissance Commons Blvd Boynton Beach, FL	2.0–3.0	2.0	940	$3,800	$4.04	0d	3	1.39mi
1645 Renaissance Commons Blvd Boynton Beach, FL	3.0	2.0	1460	$3,040	$2.08	0d	1	1.39mi
1239 Sussex St Boynton Beach, FL	3.0	2.0	1436	$3,100	$2.16	25d	1	1.39mi
1239 Sussex St Boynton Beach, FL	3.0	2.0	1436	$3,100	$2.16	21d	1	1.39mi
7640 Forest Green Ln Unit 7640 Boynton Beach, FL	3.0	2.0	1696	$3,500	$2.06	12d	1	1.41mi
7640 Forest Green Ln Boynton Beach, FL	3.0	2.0	1696	$3,500	$2.06	25d	1	1.41mi
5275 Europa Dr Unit I Boynton Beach, FL	3.0	2.0	1282	$2,500	$1.95	3d	1	1.42mi
18 Via de Casas Sur #205 Boynton Beach, FL	3.0	2.0	1096	$2,750	$2.51	25d	1	1.43mi
5072 Arbor Glen Cir Lake Worth, FL	3.0	2.0	1232	$3,300	$2.68	16d	1	1.44mi
1859 Via Granada Boynton Beach, FL	3.0	3.0	1805	$2,995	$1.66	25d	1	1.46mi
5537 Pebble Brook Ln Boynton Beach, FL	3.0	2.0	1166	$2,825	$2.42	16d	1	1.47mi

HOA detail

• Monthly dues: $115 · $1,380/yr
• Likely covers: internet

Listing history 50 events

1. 2026-06-21
   days on market $224,900 Active 152 DOM
2. 2026-06-18
   days on market $224,900 Active 149 DOM
3. 2026-06-17
   days on market $224,900 Active 148 DOM
4. 2026-06-16
   days on market $224,900 Active 147 DOM
5. 2026-06-15
   days on market $224,900 Active 146 DOM
6. 2026-06-13
   days on market $224,900 Active 144 DOM
7. 2026-06-09
   days on market $224,900 Active 140 DOM
8. 2026-06-07
   days on market $224,900 Active 138 DOM
9. 2026-06-04
   days on market $224,900 Active 135 DOM
10. 2026-06-03
    days on market $224,900 Active 134 DOM
11. 2026-06-01
    days on market $224,900 Active 132 DOM
12. 2026-05-31
    days on market $224,900 Active 131 DOM
13. 2026-04-29
    price $224,900
14. 2026-03-19
    price $229,999
15. 2026-01-20
    listed $239,000 Active
16. 2026-01-12
    historical
17. 2025-11-30
    price $239,999
18. 2025-09-10
    price $249,999
19. 2025-03-12
    price $229,998
20. 2025-03-04
    price $234,999
21. 2025-01-29
    price $236,999
22. 2025-01-15
    price $238,000
23. 2024-12-20
    price $239,000
24. 2024-12-13
    listed $339,000 Active
25. 2024-11-26
    historical
26. 2024-11-26
    historical
27. 2024-11-17
    price $224,990
28. 2024-11-10
    price $229,990
29. 2024-11-10
    price $229,999
30. 2024-11-10
    price $229,990
31. 2024-11-10
    price $229,999
32. 2024-11-10
    price $229,990
33. 2024-11-10
    price $229,999
34. 2024-11-10
    price $229,990
35. 2024-10-20
    price $229,999
36. 2024-10-20
    price $229,998
37. 2024-10-20
    price $229,999
38. 2024-10-03
    price $233,999
39. 2024-02-27
    price $234,999
40. 2024-02-27
    price $234,999
41. 2024-01-02
    price $244,999
42. 2024-01-02
    price $244,999
43. 2023-12-26
    listed $249,999 Active
44. 2023-11-26
    price $249,999
45. 2023-11-13
    price $224,999
46. 2023-10-25
    price $225,999
47. 2023-07-24
    listed $229,000 Active
48. 2021-10-08
    soldstatus $92,500 Closed
49. 2021-09-09
    historical Active Under Contract
50. 2021-09-01
    price $99,500

ⓘ 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: $970 · $81/mo
• Projected year-2 tax: $1,867 · $156/mo
• Expected delta: +$897/yr (+$75/mo · 92.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 25 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: $36,796
• − Mortgage interest: −$12,598
• − Property taxes: −$970
• − Insurance: −$1,124
• − Repairs & maintenance: −$2,944
• − Management: −$2,944
• − HOA: −$1,380
• − Depreciation: −$6,543
• Taxable income: $8,295
• Est. tax owed @ 24.0%: −$1,991
• After-tax cash flow: $9,452/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

+799.6% since first listed

42 events — show timeline

• 2026-04-29 Price Changed $224,900 Beaches MLS
• 2026-03-19 Price Changed $229,999 Beaches MLS
• 2026-01-20 Listed $239,000 Beaches MLS
• 2026-01-12 Listing Removed — Beaches MLS
• 2025-11-30 Price Changed $239,999 Beaches MLS
• 2025-09-10 Price Changed $249,999 Beaches MLS
• 2025-03-12 Price Changed $229,998 Beaches MLS
• 2025-03-04 Price Changed $234,999 Beaches MLS
• 2025-01-29 Price Changed $236,999 Beaches MLS
• 2025-01-15 Price Changed $238,000 Beaches MLS
• 2024-12-20 Price Changed $239,000 Beaches MLS
• 2024-12-13 Listed $339,000 Beaches MLS
• 2024-11-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-11-26 Listing Removed — Beaches MLS
• 2024-11-17 Price Changed $224,990 Beaches MLS
• 2024-11-10 Price Changed $229,990 Beaches MLS
• 2024-11-10 Price Changed $229,999 Beaches MLS
• 2024-11-10 Price Changed $229,990 Beaches MLS
• 2024-11-10 Price Changed $229,999 Beaches MLS
• 2024-11-10 Price Changed $229,990 Beaches MLS
• 2024-11-10 Price Changed $229,999 Beaches MLS
• 2024-11-10 Price Changed $229,990 Beaches MLS
• 2024-10-20 Price Changed $229,999 Beaches MLS
• 2024-10-20 Price Changed $229,998 Beaches MLS
• 2024-10-20 Price Changed $229,999 Beaches MLS
• 2024-10-03 Price Changed $233,999 Beaches MLS
• 2024-02-27 Price Changed $234,999 Beaches MLS
• 2024-02-27 Price Changed $234,999 Stellar MLS as Distributed by MLS Grid
• 2024-01-02 Price Changed $244,999 Beaches MLS
• 2024-01-02 Price Changed $244,999 Stellar MLS as Distributed by MLS Grid
• 2023-12-26 Listed $249,999 Stellar MLS as Distributed by MLS Grid
• 2023-11-26 Price Changed $249,999 Beaches MLS
• 2023-11-13 Price Changed $224,999 Beaches MLS
• 2023-10-25 Price Changed $225,999 Beaches MLS
• 2023-07-24 Listed $229,000 Beaches MLS
• 2021-10-08 Sold (MLS) $92,500 Beaches MLS
• 2021-09-09 Contingent — Beaches MLS
• 2021-09-01 Price Changed $99,500 Beaches MLS
• 2021-08-19 Listed $105,000 Beaches MLS
• 1989-11-27 Sold (Public Records) $47,500 Public Records
• 1986-11-01 Sold (Public Records) $39,900 Public Records
• 1982-11-01 Sold (Public Records) $25,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $970 · +3.0% YoY. Source: county tax records.