6469 Cypress Ln · Seminole Manor, FL 33462

$155,000

2 bd · 2.0 ba · 1,300 sqft · Manufactured · 451 Days on market

Built 2002

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Just Listed !!! This 2002 Jacobsen built home with attached 2 car garage, on an expansive corner lot with new landscaping. Brand new roof 2021 , AC new in 2020, Newly painted inside and outside , new paver walkways and drive way for the golf cart into the storage shed. Textured design driveway , speckled coated garage floor , AC unit in the garage , Murphy bed in the garage . Covered screened Florida room which is perfect for a jacuzzi. Brand new stainless appliances, new light fixtures, new commodes in the bathrooms. Furniture is available for sale, also Jacuzzi in the Florida Room.

Key facts

• Updated interior
• Upscale landscaping
• Corner lot

Tags

• CORNER LOT
• UPSCALE LANDSCAPING
• UPDATED INTERIOR
• STAINLESS STEEL APPLIANCES
• UPDATED GUEST BATHROOMS
• UPDATED PRIMARY BATHROOMS

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Community amenities: billiard room, clubhouse, fitness center, laundry, pool, tennis courts, community room, library; Association fees include maintenance of grounds, security, sewer, trash, water, and common areas; Senior community

Exterior

• Parking: Attached 2-car garage; 2 covered spaces; 2 open parking spaces
• Security: Security guard; Entry phone/intercom; Gated community (no guard)
• Utilities: Well water; Three-phase electric service; Cable available; Water available
• Home design: Manufactured home; Single-story; Entry-level living area; Faces east; Resale property
• Construction: Modular construction; Composition/shingle roof
• Exterior features: Screened patio; Open porch; Patio; Porch; Corner lot; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central electric heating; Central air conditioning (electric)
• Interior features: High ceilings; Walk-in closet(s); Bedroom layout with stacked bedrooms; Partially furnished
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $877 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#711 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: amenities F, commute F, employment 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); Tradewinds Middle School (math 25% / reading 35%, grade F, #468 of 571 statewide, top 82%, 912 students, 74% FRL); Santaluces Community High (math 22% / reading 39%, grade F, #434 of 667 statewide, top 66%, 2,675 students, 61% FRL) — zoned schools average 71% FRL vs 52% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 rising fast (+4.1%/yr); 383 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); 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• This rent runs 40% 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 $5k 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 + 4.1% rent growth), your $43k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 451 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y ago; this cycle's ask has dropped $14k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $155k implies a 107% 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 $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 451 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.59% ✓
• Cap rate: 13.08%
• Cash-on-cash: 24.25%
• DSCR: 2.08
• GRM: 5.2

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: 18.8%
• Equity multiple: 1.77×
• Total profit: $33,505
• Equity at exit: $23,111

10-year hold

• IRR: 27.9%
• Equity multiple: 3.60×
• Total profit: $112,713
• Equity at exit: $13,402

Cash invested: $43,400 (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 →

ZIP-level market 33462

• Rents YoY: 4.1%
• Active inventory: 383
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,466 high
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $877

Break-even live

Break-even rent $1,356

Max offer price $155,000

Occupancy floor 59%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6411 Birch Ln Lake Worth, FL	3.0	2.0	1200	$1,800	$1.50	24d	1	0.07mi
4350 Peregrine Way Lake Worth, FL	1.0–3.0	1.0–2.0	1025	$2,704	$2.64	2d	18	0.49mi
4091 Plumbago Pl Lake Worth, FL	3.0	2.0	1816	$1,300	$0.72	24d	1	0.50mi
6040 Lace Wood Cir Lake Worth, FL	3.0	2.0	1326	$2,799	$2.11	24d	1	0.55mi
3883 Island Club Cir W Lake Worth, FL	3.0	2.5	1308	$2,400	$1.83	17d	1	0.56mi
423 Pine Tree Ct #23 Lake Worth, FL	2.0	2.0	1222	$2,300	$1.88	22d	1	0.63mi
493 Forestview Dr Lake Worth, FL	3.0	2.0	1701	$2,300	$1.35	5d	1	0.68mi
4735 Blue Pine Cir Lake Worth, FL	3.0	2.0	1732	$3,500	$2.02	24d	1	0.75mi
7132 Colony Club Dr Lake Worth, FL	1.0–3.0	1.0–2.0	1087	$2,510	$2.31	2d	14	0.77mi
4648 Silver Saw Ln Lake Worth, FL	3.0	2.5	1718	$3,300	$1.92	10d	1	0.79mi
7398 Willow Springs Cir E Boynton Beach, FL	3.0	2.0	1390	$2,861	$2.06	5d	1	0.91mi
6909 Blue Skies Dr Lake Worth, FL	2.0	2.5	1293	$2,600	$2.01	24d	1	0.91mi
4951 Mallory St Unit 4951 Greenacres, FL	3.0	2.5	1309	$2,700	$2.06	22d	1	0.94mi
4947 Grinnell St Lake Worth, FL	3.0	2.5	1309	$2,850	$2.18	24d	1	0.97mi
4725 Via Bari Lake Worth, FL	1.0–3.0	1.0–2.0	1150	$2,290	$1.99	3d	10	0.98mi
4302 Colony View Dr Unit 4302 Greenacres, FL	3.0	2.5	1851	$3,000	$1.62	20d	1	0.99mi
4983 Pinemore Ln Unit 4983 Greenacres, FL	3.0	2.5	1628	$2,900	$1.78	24d	1	1.01mi
3771 Newport Ave Boynton Beach, FL	3.0	2.0	1795	$3,500	$1.95	18d	1	1.05mi
712 Meadows Cir Boynton Beach, FL	2.0	2.0	921	$2,400	$2.61	24d	1	1.10mi
1106 Meadows Cir Boynton Beach, FL	2.0	2.0	900	$1,850	$2.06	2d	1	1.12mi
1106 Meadows Cir Boynton Beach, FL	2.0	2.0	900	$1,895	$2.11	22d	1	1.12mi
316 Meadows Cir #316 Boynton Beach, FL	2.0	2.0	921	$2,100	$2.28	2d	1	1.13mi
1120 Meadows Cir Unit 1120 Boynton Beach, FL	2.0	2.0	900	$1,980	$2.20	24d	1	1.13mi
1205 Meadows Cir Boynton Beach, FL	2.0	2.0	909	$1,900	$2.09	24d	1	1.13mi
6289 Lear Dr Lake Worth, FL	1.0–3.0	1.0–2.0	792	$1,975	$2.49	14d	2	1.17mi
4259 Wood Ride Unit E Boynton Beach, FL	2.0	2.0	1240	$2,350	$1.90	7d	1	1.17mi
6289 Lear Dr #203 Lake Worth, FL	3.0	2.0	1044	$2,200	$2.11	24d	1	1.18mi
5 Heather Trace Dr Boynton Beach, FL	3.0	2.0	1454	$3,100	$2.13	22d	1	1.18mi
5056 Lantana Rd #4302 Lake Worth, FL	2.0	2.0	979	$2,295	$2.34	7d	1	1.22mi
7640 Forest Green Ln Boynton Beach, FL	3.0	2.0	1696	$3,500	$2.06	24d	1	1.23mi
7640 Forest Green Ln Unit 7640 Boynton Beach, FL	3.0	2.0	1696	$3,500	$2.06	11d	1	1.23mi
6941 Boston Dr Lake Worth, FL	3.0	2.0	1527	$3,299	$2.16	24d	1	1.25mi
6941 Boston Dr Lake Worth, FL	3.0	2.0	1527	$3,399	$2.23	20d	1	1.25mi
5048 Lantana Rd #5112 Lake Worth, FL	3.0	2.0	1115	$2,200	$1.97	7d	1	1.26mi
5064 Lantana Rd #6203 Lake Worth, FL	2.0	2.0	929	$2,100	$2.26	24d	1	1.28mi
1239 Sussex St Boynton Beach, FL	3.0	2.0	1436	$3,100	$2.16	24d	1	1.28mi
1239 Sussex St Boynton Beach, FL	3.0	2.0	1436	$3,100	$2.16	19d	1	1.28mi
7705 Forest Green Ln Boynton Beach, FL	3.0	2.0	1379	$3,200	$2.32	24d	1	1.29mi
7705 Forest Green Ln Boynton Beach, FL	2.0	2.0	1379	$3,200	$2.32	17d	1	1.29mi
6175 Reflections Blvd Lake Worth, FL	1.0–2.0	1.0–2.0	814	$2,307	$2.83	1d	15	1.30mi

Listing history 27 events

1. 2026-06-18
   days on market $155,000 Active 451 DOM
2. 2026-06-17
   days on market $155,000 Active 450 DOM
3. 2026-06-16
   days on market $155,000 Active 449 DOM
4. 2026-06-15
   days on market $155,000 Active 448 DOM
5. 2026-06-13
   days on market $155,000 Active 446 DOM
6. 2026-06-09
   days on market $155,000 Active 442 DOM
7. 2026-06-07
   days on market $155,000 Active 440 DOM
8. 2026-06-04
   days on market $155,000 Active 437 DOM
9. 2026-06-03
   days on market $155,000 Active 436 DOM
10. 2026-06-01
    days on market $155,000 Active 434 DOM
11. 2026-05-31
    days on market $155,000 Active 433 DOM
12. 2026-03-03
    status Active
13. 2026-03-03
    historical
14. 2026-02-01
    status Active
15. 2026-02-01
    historical
16. 2026-01-01
    status Active
17. 2026-01-01
    historical
18. 2025-09-29
    price $155,000
19. 2025-09-24
    status Active
20. 2025-09-24
    historical
21. 2025-07-21
    price $164,000
22. 2025-03-24
    listed $169,000 Active
23. 2025-03-20
    historical
24. 2025-03-15
    listed $169,000 Active
25. 2021-05-17
    soldstatus $75,000 Closed 590-char remark

    Show marketing remark (590 chars)

    Just Listed !!! This 2002 Jacobsen built home with attached 2 car garage, on an expansive corner lot with new landscaping. Brand new roof 2021 , AC new in 2020, Newly painted inside and outside , new paver walkways and drive way for the golf cart into the storage shed. Textured design driveway , speckled coated garage floor , AC unit in the garage , Murphy bed in the garage . Covered screened Florida room which is perfect for a jacuzzi. Brand new stainless appliances, new light fixtures, new commodes in the bathrooms. Furniture is available for sale, also Jacuzzi in the Florida Room.

26. 2021-05-13
    status Pending 590-char remark

    Show marketing remark (590 chars)

    Just Listed !!! This 2002 Jacobsen built home with attached 2 car garage, on an expansive corner lot with new landscaping. Brand new roof 2021 , AC new in 2020, Newly painted inside and outside , new paver walkways and drive way for the golf cart into the storage shed. Textured design driveway , speckled coated garage floor , AC unit in the garage , Murphy bed in the garage . Covered screened Florida room which is perfect for a jacuzzi. Brand new stainless appliances, new light fixtures, new commodes in the bathrooms. Furniture is available for sale, also Jacuzzi in the Florida Room.

27. 2021-04-19
    listed $79,900 Active 590-char remark

    Show marketing remark (590 chars)

    Just Listed !!! This 2002 Jacobsen built home with attached 2 car garage, on an expansive corner lot with new landscaping. Brand new roof 2021 , AC new in 2020, Newly painted inside and outside , new paver walkways and drive way for the golf cart into the storage shed. Textured design driveway , speckled coated garage floor , AC unit in the garage , Murphy bed in the garage . Covered screened Florida room which is perfect for a jacuzzi. Brand new stainless appliances, new light fixtures, new commodes in the bathrooms. Furniture is available for sale, also Jacuzzi in the Florida Room.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% 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: $29,591
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$2,367
• − Management: −$2,367
• − Depreciation: −$4,509
• Taxable income: $8,565
• Est. tax owed @ 24.0%: −$2,056
• After-tax cash flow: $8,467/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 — Seminole Manor

• Score: 63/100
• State rank: #711
• US rank: #15076

Category grades

Amenities F Commute F Cost of living A Crime A+ Employment F Housing A+ Health & safety D- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Palm Beach County · 1,438,312 people
• 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

+94.0% since first listed

16 events — show timeline

• 2026-03-03 Relisted — Beaches MLS
• 2026-03-03 Listing Removed — Beaches MLS
• 2026-02-01 Relisted — Beaches MLS
• 2026-02-01 Listing Removed — Beaches MLS
• 2026-01-01 Relisted — Beaches MLS
• 2026-01-01 Listing Removed — Beaches MLS
• 2025-09-29 Price Changed $155,000 Beaches MLS
• 2025-09-24 Relisted — Beaches MLS
• 2025-09-24 Listing Removed — Beaches MLS
• 2025-07-21 Price Changed $164,000 Beaches MLS
• 2025-03-24 Listed $169,000 Beaches MLS
• 2025-03-20 Listing Removed — Beaches MLS
• 2025-03-15 Listed $169,000 Beaches MLS
• 2021-05-17 Sold (MLS) $75,000 MCRTC
• 2021-05-13 Pending — MCRTC
• 2021-04-19 Listed $79,900 MCRTC