4135 Meadow View Dr · Boynton Beach, FL 33436

$99,900

2 bd · 2.0 ba · 684 sqft · Manufactured public records · 22 Days on market

Built 1972 4,350 sqft lot $123/mo HOA · 6% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Your Florida piece of Paradise is here and affordable in this charming manufactured home in a great community where you own the land! Tropical Breeze is an active community with lots of clubs, activities and amenities....a pool and clubhouse as well as a place to park your boat! Best of all it is turn key!

Key facts

• Deeded lot
• Attached carport
• 5 miles to beach

Tags

• DEEDED LOT
• REFINISHED HEATED POOL
• ENCLOSED PATIO ENTRY
• ATTACHED CARPORT
• LARGE SHED WITH WASHER DRYER
• 5 MILES TO BEACH

Property features AI

Finance

• Other: Community of approximately 320 units
• Financial info: Not a land-lease property
• HOA & community: Part of Tropical Breeze Estate association; Monthly association fee of $123; Community amenities: clubhouse, heated pool, pool, shuffleboard court, bocce ball, picnic area, community room, library, storage, maintained community, sidewalks, street lights, manager on site, on-site management, kitchen facilities; Association covers grounds maintenance, pest control, common areas, common real estate tax, legal/accounting, reserve funds, recreation facility and pool service; Senior community; Pets allowed with restrictions (cats and dogs OK; breed, number and size limits apply)

Exterior

• Parking: 2 total parking spaces; Attached carport (1 covered/carport space); Driveway parking; Guest parking; RV and boat access/parking; Deeded parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected (100 Amp service); Cable available; Phone available; Water, sewer and electricity available
• Home design: Manufactured single-wide home; One story; Entry level living area (level 1); Faces south
• Construction: Aluminum and metal siding with pre-fab construction; Metal roof; Aluminum skirt; Foundation details: see remarks; Mobile home dimensions approximately 57' x 23' (single wide)
• Exterior features: Covered and screened patios/porches; Glass-enclosed porch; Deck; Outbuilding / storage shed; Landscaped lot with sidewalks; Asphalt paved, publicly maintained road frontage; Not waterfront

Interior

• Kitchen: Electric range; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Laminate; Vinyl; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom (total 2 bathrooms)
• Heating & cooling: Central heating (heat pump); Central air conditioning with ceiling fans (heat pump); 100 amp electrical service with circuit breakers
• Interior features: Split bedroom layout; Closet cabinetry; Unfurnished; Single-hung metal windows; Smoke detectors
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry area accessible inside and outside (see remarks)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $869 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.7% 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: 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); 456 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 10y 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 $65k; list at $100k implies a 54% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 2.15% ✓
• Cap rate: 16.73%
• Cash-on-cash: 37.26%
• DSCR: 2.66
• GRM: 3.9

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: 29.5%
• Equity multiple: 2.18×
• Total profit: $32,959
• Equity at exit: $14,895

10-year hold

• IRR: 34.9%
• Equity multiple: 3.72×
• Total profit: $76,106
• Equity at exit: $8,638

Cash invested: $27,972 (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: 456
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,145 high
• Mortgage (P&I): −$524
• Tax from tax record: −$138 /mo · $1,651/yr
• Insurance: −$42
• HOA: −$123
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $869

Break-even live

Break-even rent $1,046

Max offer price $99,900

Occupancy floor 55%

Sensitivity live

Price	-10% $925	-5% $897	+0% $869	+5% $840	+10% $812
Rent	-10% $699	-5% $784	+0% $869	+5% $953	+10% $1,038
Rate	-1.0pp $919	-0.5pp $894	base $869	+0.5pp $843	+1.0pp $816

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2407 Renaissance Way Boynton Beach, FL	1.0	1.0	744	$1,950	$2.62	9d	1	1.21mi
4 Renaissance Way #302 Boynton Beach, FL	1.0	1.0	747	$1,945	$2.60	12d	1	1.24mi
1100 Audace Ave Boynton Beach, FL	1.0–3.0	1.0–2.0	1021	$2,646	$2.59	0d	22	1.29mi
1690 Renaissance Commons Blvd Boynton Beach, FL	2.0–3.0	2.0	940	$2,300	$2.45	1d	3	1.33mi
1660 Renaissance Commons Blvd Boynton Beach, FL	1.0	1.0	798	$1,962	$2.46	0d	2	1.34mi

HOA detail

• Monthly dues: $123 · $1,476/yr
• Likely covers: pool

Listing history 34 events

1. 2026-06-13
   status $99,900 Pending 22 DOM
2. 2026-06-09
   days on market $99,900 Active Under Contract 22 DOM
3. 2026-06-08
   days on market $99,900 Active Under Contract 21 DOM
4. 2026-06-07
   days on market $99,900 Active Under Contract 20 DOM
5. 2026-06-04
   days on market $99,900 Active Under Contract 17 DOM
6. 2026-06-03
   days on market $99,900 Active Under Contract 16 DOM
7. 2026-06-02
   days on market $99,900 Active Under Contract 15 DOM
8. 2026-06-01
   days on market $99,900 Active Under Contract 14 DOM
9. 2026-06-01
   status $99,900 Active Under Contract 13 DOM
10. 2026-05-31
    days on market $99,900 Active 13 DOM
11. 2026-05-18
    listed $99,900 Active
12. 2018-07-31
    soldstatus $65,000
13. 2018-07-27
    soldstatus $65,000 Closed 311-char remark

    Show marketing remark (311 chars)

    Your Florida piece of Paradise is here and affordable in this charming manufactured home in a great community where you own the land! Tropical Breeze is an active community with lots of clubs, activities and amenities....a pool and clubhouse as well as a place to park your boat! Best of all it is turn key!

14. 2018-07-16
    status Pending 311-char remark

    Show marketing remark (311 chars)

    Your Florida piece of Paradise is here and affordable in this charming manufactured home in a great community where you own the land! Tropical Breeze is an active community with lots of clubs, activities and amenities....a pool and clubhouse as well as a place to park your boat! Best of all it is turn key!

15. 2018-01-21
    listed $69,500 Active 311-char remark

    Show marketing remark (311 chars)

    Your Florida piece of Paradise is here and affordable in this charming manufactured home in a great community where you own the land! Tropical Breeze is an active community with lots of clubs, activities and amenities....a pool and clubhouse as well as a place to park your boat! Best of all it is turn key!

16. 2017-11-06
    historical
17. 2017-08-31
    status Active
18. 2017-08-14
    historical Active Under Contract
19. 2017-07-29
    status Pending
20. 2017-07-14
    historical Contingent
21. 2017-01-22
    status Active
22. 2017-01-22
    historical
23. 2017-01-17
    status Active
24. 2017-01-12
    historical Contingent
25. 2017-01-11
    status Pending
26. 2017-01-04
    historical Contingent
27. 2016-05-19
    status Active
28. 2016-05-19
    historical
29. 2016-04-05
    status Active
30. 2016-03-19
    historical Active Under Contract
31. 2016-01-11
    listed $74,500 Active
32. 2012-05-02
    soldstatus $34,000
33. 1996-04-26
    soldstatus $30,500
34. 1986-05-01
    soldstatus $20,000

ⓘ 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: $1,651 · $138/mo
• Projected year-2 tax: $1,651 · $138/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) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 26 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: $25,741
• − Mortgage interest: −$5,596
• − Property taxes: −$1,651
• − Insurance: −$500
• − Repairs & maintenance: −$2,059
• − Management: −$2,059
• − HOA: −$1,476
• − Depreciation: −$2,906
• Taxable income: $9,494
• Est. tax owed @ 24.0%: −$2,279
• After-tax cash flow: $8,144/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

+399.5% since first listed

24 events — show timeline

• 2026-05-18 Listed $99,900 Beaches MLS
• 2018-07-31 Sold (Public Records) $65,000 Public Records
• 2018-07-27 Sold (MLS) $65,000 Beaches MLS
• 2018-07-16 Pending — Beaches MLS
• 2018-01-21 Listed $69,500 Beaches MLS
• 2017-11-06 Listing Removed — Beaches MLS
• 2017-08-31 Relisted — Beaches MLS
• 2017-08-14 Contingent — Beaches MLS
• 2017-07-29 Pending — Beaches MLS
• 2017-07-14 Contingent — Beaches MLS
• 2017-01-22 Relisted — Beaches MLS
• 2017-01-22 Listing Removed — Beaches MLS
• 2017-01-17 Relisted — Beaches MLS
• 2017-01-12 Contingent — Beaches MLS
• 2017-01-11 Pending — Beaches MLS
• 2017-01-04 Contingent — Beaches MLS
• 2016-05-19 Relisted — Beaches MLS
• 2016-05-19 Listing Removed — Beaches MLS
• 2016-04-05 Relisted — Beaches MLS
• 2016-03-19 Contingent — Beaches MLS
• 2016-01-11 Listed $74,500 Beaches MLS
• 2012-05-02 Sold (Public Records) $34,000 Public Records
• 1996-04-26 Sold (Public Records) $30,500 Public Records
• 1986-05-01 Sold (Public Records) $20,000 Public Records

Property tax history

+8.5%/yr

Latest (2025): $1,651 · +9.5% YoY. Source: county tax records.