7 Southport Ln Unit B · Boynton Beach, FL 33436

$49,900

2 bd · 2.0 ba · 1,429 sqft · Condo public records · 106 Days on market

Built 1979 $1665/mo HOA · 54% of rent ↓ 32% since listing

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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 MLS

This lovely corner unit is light, bright, beautifully furnished and just ready for you. The kitchen has been updated with raised ceiling, granite counters, and washer, dryer, refrigerator, stove and dishwasher not the original appliances . White tile floors in main living areas. Stunning Golf Course Views!!!

Key facts

• Updated bathrooms
• Golf course views
• $1,665 HOA

Tags

• GOLF COURSE VIEWS
• SCREENED ENCLOSED PORCH
• OPEN-CONCEPT LIVING AND DINING
• UPDATED BATHROOMS
• PANORAMIC DOUBLE FAIRWAY VIEWS

Property features AI

Finance

• Financial info: Pets allowed (breed restrictions and possible pet restrictions)
• HOA & community: Monthly HOA dues (amount listed); Community amenities include clubhouse, fitness center, golf course, pool, sauna, spa/hot tub, tennis courts, pickleball courts, putting green, cafe/restaurant, library, manager on site, on-site management, internet included; Association covers cable TV, insurance, grounds maintenance, pest control, security, and common areas

Exterior

• Parking: Open parking
• Security: Gated community with guard; Security patrol
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; Multi/split levels; 2-story building; Unit faces east; Resale condition
• Construction: CBS construction
• Exterior features: Screened porch; Porch; Located on a golf course

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Entrance foyer; Walk-in closets; Furnished
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $50k.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $50k).
• Recommended offer: $45k (9.0% below list) — sets the bar for market timing.

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); Carver Middle School (math 22% / reading 34%, grade F, #486 of 571 statewide, top 86%, 732 students, 73% FRL); Atlantic High School (math 28% / reading 52%, grade F, #296 of 667 statewide, top 45%, 1,889 students, 59% 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 36% at this address vs 50% district-wide (-13 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• 5 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.
• Current owner paid $12k; list at $50k implies a 316% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 54% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $45,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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. 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 6.19% ✓
• Cap rate: 16.15%
• Cash-on-cash: 35.22%
• DSCR: 2.57
• GRM: 1.3

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: 20.1%
• Equity multiple: 1.72×
• Total profit: $10,066
• Equity at exit: $7,440

10-year hold

• IRR: 19.4%
• Equity multiple: 1.85×
• Total profit: $11,824
• Equity at exit: $4,314

Cash invested: $13,972 (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: 1.3×

Monthly cashflow live

• Estimated rent: $3,087 high
• Mortgage (P&I): −$262
• Tax from tax record: −$82 /mo · $978/yr
• Insurance: −$21
• HOA: −$1,665
• Vacancy / Maint / Mgmt: −$648
• Net cashflow: $410

Break-even live

Break-even rent $2,568

Max offer price $49,900

Occupancy floor 82%

Sensitivity live

Price	-10% $438	-5% $424	+0% $410	+5% $396	+10% $382
Rent	-10% $166	-5% $288	+0% $410	+5% $532	+10% $654
Rate	-1.0pp $435	-0.5pp $423	base $410	+0.5pp $397	+1.0pp $384

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9 Stratford Dr E Unit B Boynton Beach, FL	3.0	2.0	1622	$5,990	$3.69	1d	1	0.19mi
61 Eastgate Dr Unit A Boynton Beach, FL	2.0	2.0	1572	$7,000	$4.45	26d	1	0.28mi
1770 NW 22nd Ave Delray Beach, FL	3.0	2.0	1850	$7,000	$3.78	19d	1	0.37mi
1630 NW 22nd Ave Delray Beach, FL	3.0	2.0	1560	$4,200	$2.69	0d	1	0.46mi
1630 NW 22nd Ave Delray Beach, FL	3.0	2.0	1560	$4,200	$2.69	26d	1	0.46mi
2583 NW 13th St Delray Beach, FL	2.0	2.0	1466	$2,600	$1.77	19d	1	0.51mi
2915 NW 12th St Unit D Delray Beach, FL	2.0	2.0	1499	$3,200	$2.13	9d	1	0.55mi
19 Westgate Ln Unit 19F Boynton Beach, FL	2.0	2.0	1661	$6,750	$4.06	1d	1	0.61mi
1440 NW 20th Ave #104 Delray Beach, FL	2.0	2.0	1335	$2,650	$1.99	16d	1	0.66mi
20 Westgate Ln Unit 20G Boynton Beach, FL	2.0	2.0	1712	$7,990	$4.67	13d	1	0.67mi
1640 NW 19th Ter #103 Delray Beach, FL	2.0	2.0	1148	$1,950	$1.70	9d	1	0.67mi
1640 NW 19th Ter #103 Delray Beach, FL	2.0	2.0	1148	$1,950	$1.70	24d	1	0.67mi
1551 NW 20th Ave #102 Delray Beach, FL	2.0	2.0	1148	$1,995	$1.74	26d	1	0.69mi
1641 NW 19th Ter Unit 46A Delray Beach, FL	2.0	2.0	1104	$2,000	$1.81	20d	1	0.70mi
872 NW 29th Ave Unit A Delray Beach, FL	2.0	2.0	1188	$2,700	$2.27	26d	1	0.73mi
1860 NW 13th St #201 Delray Beach, FL	2.0	2.0	1335	$2,800	$2.10	26d	1	0.75mi
1520 NW 19th Ter #203 Delray Beach, FL	2.0	2.0	1335	$2,200	$1.65	26d	1	0.75mi
1441 NW 19th Ter #201 Delray Beach, FL	2.0	2.0	1148	$2,250	$1.96	26d	1	0.75mi
1560 NW 18th Ave #104 Delray Beach, FL	2.0	2.0	1148	$2,100	$1.83	22d	1	0.76mi
1560 NW 18th Ave #104 Delray Beach, FL	2.0	2.0	1148	$2,100	$1.83	24d	1	0.76mi
4311 N Magnolia Cir Delray Beach, FL	3.0	2.0	1705	$3,100	$1.82	26d	1	0.78mi
797 NW 32nd Ave Delray Beach, FL	2.0	2.0	1480	$2,800	$1.89	26d	1	0.79mi
797 NW 32nd Ave Delray Beach, FL	2.0	2.0	1480	$2,800	$1.89	19d	1	0.79mi
1225 E Magnolia Cir Delray Beach, FL	3.0	2.0	1705	$3,700	$2.17	26d	1	0.79mi
945 Sunflower Ave Delray Beach, FL	3.0	2.0	1755	$4,500	$2.56	9d	1	0.81mi
340 Lake Monterey Cir Boynton Beach, FL	2.0	2.5	1188	$2,350	$1.98	26d	1	0.85mi
1631 NW 18th Ave #201 Delray Beach, FL	2.0	2.0	1148	$3,300	$2.87	26d	1	0.85mi
400 Lake Monterey Cir Boynton Beach, FL	2.0	2.5	1144	$2,400	$2.10	13d	1	0.86mi
2622 NW 7th Ct Delray Beach, FL	2.0	2.5	1384	$2,750	$1.99	26d	1	0.87mi
4574 Danson Way Delray Beach, FL	3.0	2.5	1654	$3,300	$2.00	26d	1	0.87mi
4110 NW 10th St Delray Beach, FL	3.0	2.5	1839	$4,500	$2.45	26d	1	0.87mi
161 Monterey Bay Dr Boynton Beach, FL	2.0	2.5	1188	$2,300	$1.94	20d	1	0.88mi
161 Monterey Bay Dr Boynton Beach, FL	2.0	2.5	1188	$2,300	$1.94	5d	1	0.88mi
161 Monterey Bay Dr #161 Boynton Beach, FL	2.0	2.5	1188	$2,300	$1.94	26d	1	0.88mi
161 Monterey Bay Dr #161 Boynton Beach, FL	2.0	2.5	1188	$2,250	$1.89	16d	1	0.88mi
161 Monterey Bay Dr #161 Boynton Beach, FL	2.0	2.5	1188	$2,200	$1.85	5d	1	0.88mi
1914 Palmland Dr Unit C Boynton Beach, FL	2.0	2.0	1026	$2,300	$2.24	17d	1	0.88mi
169 Monterey Bay Dr Boynton Beach, FL	3.0	2.5	1389	$2,800	$2.02	17d	1	0.88mi
169 Monterey Bay Dr Boynton Beach, FL	3.0	2.5	1389	$2,800	$2.02	26d	1	0.88mi
169 Monterey Bay Dr Boynton Beach, FL	3.0	2.5	1389	$2,800	$2.02	0d	1	0.88mi

HOA detail condo

• Monthly dues: $1,665 · $19,980/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-21
   days on market $49,900 Active 106 DOM
2. 2026-06-18
   days on market $49,900 Active 103 DOM
3. 2026-06-17
   days on market $49,900 Active 102 DOM
4. 2026-06-16
   days on market $49,900 Active 101 DOM
5. 2026-06-15
   days on market $49,900 Active 100 DOM
6. 2026-06-13
   days on market $49,900 Active 98 DOM
7. 2026-06-09
   days on market $49,900 Active 94 DOM
8. 2026-06-08
   days on market $49,900 Active 93 DOM
9. 2026-06-07
   days on market $49,900 Active 92 DOM
10. 2026-06-04
    days on market $49,900 Active 89 DOM
11. 2026-06-03
    days on market $49,900 Active 88 DOM
12. 2026-06-02
    days on market $49,900 Active 87 DOM
13. 2026-06-01
    days on market $49,900 Active 86 DOM
14. 2026-05-31
    days on market $49,900 Active 85 DOM
15. 2026-03-07
    listed $49,900 Active
16. 2026-02-18
    historical
17. 2025-11-18
    price $74,000
18. 2025-09-12
    listed $90,000 Active
19. 2015-02-02
    soldstatus $12,000 Closed 311-char remark

    Show marketing remark (311 chars)

    This lovely corner unit is light, bright, beautifully furnished and just ready for you. The kitchen has been updated with raised ceiling, granite counters, and washer, dryer, refrigerator, stove and dishwasher not the original appliances . White tile floors in main living areas. Stunning Golf Course Views!!!

20. 2014-12-30
    status Pending 311-char remark

    Show marketing remark (311 chars)

    This lovely corner unit is light, bright, beautifully furnished and just ready for you. The kitchen has been updated with raised ceiling, granite counters, and washer, dryer, refrigerator, stove and dishwasher not the original appliances . White tile floors in main living areas. Stunning Golf Course Views!!!

21. 2014-11-05
    listed $29,000 Active 311-char remark

    Show marketing remark (311 chars)

    This lovely corner unit is light, bright, beautifully furnished and just ready for you. The kitchen has been updated with raised ceiling, granite counters, and washer, dryer, refrigerator, stove and dishwasher not the original appliances . White tile floors in main living areas. Stunning Golf Course Views!!!

22. 2012-03-27
    soldstatus $38,000
23. 2012-02-19
    historical
24. 2012-02-07
    listed $39,900
25. 2007-12-03
    soldstatus $120,000
26. 2000-11-14
    soldstatus $63,000
27. 2000-10-16
    soldstatus $63,000
28. 2000-02-07
    historical
29. 1999-10-26
    listed $69,900
30. 1993-12-22
    soldstatus $75,000
31. 1980-01-01
    soldstatus $73,900

ⓘ 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: $978 · $82/mo
• Projected year-2 tax: $978 · $82/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 24 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: $37,049
• − Mortgage interest: −$2,795
• − Property taxes: −$978
• − Insurance: −$250
• − Repairs & maintenance: −$2,964
• − Management: −$2,964
• − HOA: −$19,980
• − Depreciation: −$1,452
• Taxable income: $5,667
• Est. tax owed @ 24.0%: −$1,360
• After-tax cash flow: $3,561/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

-32.5% since first listed

17 events — show timeline

• 2026-03-07 Listed $49,900 Beaches MLS
• 2026-02-18 Listing Removed — Beaches MLS
• 2025-11-18 Price Changed $74,000 Beaches MLS
• 2025-09-12 Listed $90,000 Beaches MLS
• 2015-02-02 Sold (MLS) $12,000 Beaches MLS
• 2014-12-30 Pending — Beaches MLS
• 2014-11-05 Listed $29,000 Beaches MLS
• 2012-03-27 Sold (MLS) $38,000 Beaches MLS
• 2012-02-19 Listing Removed — Beaches MLS
• 2012-02-07 Listed $39,900 Beaches MLS
• 2007-12-03 Sold (Public Records) $120,000 Public Records
• 2000-11-14 Sold (Public Records) $63,000 Public Records
• 2000-10-16 Sold (MLS) $63,000 Beaches MLS
• 2000-02-07 Listing Removed — Beaches MLS
• 1999-10-26 Listed $69,900 Beaches MLS
• 1993-12-22 Sold (Public Records) $75,000 Public Records
• 1980-01-01 Sold (Public Records) $73,900 Public Records

Property tax history

-1.1%/yr

Latest (2025): $978 · -13.5% YoY. Source: county tax records.