4201 Mocking Bird Dr · Boynton Beach, FL 33436

$174,900

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 136 Days on market

Built 1971 4,420 sqft lot $113/mo HOA · 6% of rent

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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 +25.0/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• 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

Welcome to 4201 Mocking bird dr– a beautifully maintained manufactured home where you own the land! Ideally located near a scenic water channel, this home offers the perfect blend of tranquility and convenience. Enjoy being just minutes from top-rated restaurants, shopping centers, and surrounded by golf courses. There’s even a dedicated spot for your golf cart—perfect for quick rides around the community or even a scenic trip to the beach! Featuring a gourmet kitchen, spacious layout, and a garage with extra storage space, this home is a true gem. Whether you’re looking for a permanent residence or a coastal getaway, this property has it all

Key facts

• Extra storage space
• Scenic water channel
• Gourmet kitchen

Tags

• SCENIC WATER CHANNEL
• DEDICATED SPOT FOR GOLF CART
• GOURMET KITCHEN
• EXTRA STORAGE SPACE

Property features AI

Finance

• Other: Zoning: AR; Lot under a quarter acre
• HOA & community: Association fee $340 quarterly; Senior community; Community clubhouse, park, shuffleboard, street lights, sidewalks

Exterior

• Parking: Detached carport; 2-car garage; 1-car carport (additional); 3 covered parking spaces
• Security: Storm/security shutters
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Single-story; Faces southeast; Has view
• Construction: Metal roof; Aluminum siding; Manufactured construction; Year built: Unknown
• Exterior features: Glass-enclosed, screened porch; Shed(s); Storm/security shutters; Enclosed porch

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric water heater
• Bedrooms: Bedroom on main level
• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Electric cooling
• Interior features: Furnished; Bedroom on main level; First floor entry; Family room; Enclosed porch
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 16d 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).
• This rent runs 33% of the median local income ($76k/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.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $175k implies a 220% 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 $153,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 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 1971 — 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: 1.17% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.37%
• DSCR: 1.42
• GRM: 7.1

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: -5.6%
• Equity multiple: 0.80×
• Total profit: $-9,942
• Equity at exit: $26,078

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-333
• Equity at exit: $15,122

Cash invested: $48,972 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,053 high
• Mortgage (P&I): −$917
• Tax from tax record: −$136 /mo · $1,636/yr
• Insurance: −$73
• HOA: −$113
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $383

Break-even live

Break-even rent $1,569

Max offer price $174,900

Occupancy floor 76%

Sensitivity live

Price	-10% $482	-5% $432	+0% $383	+5% $333	+10% $284
Rent	-10% $220	-5% $301	+0% $383	+5% $464	+10% $545
Rate	-1.0pp $471	-0.5pp $427	base $383	+0.5pp $337	+1.0pp $291

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8949 Oak St Boynton Beach, FL	2.0	2.0	1040	$1,300	$1.25	25d	1	0.09mi
4482 King Theodore Dr Boynton Beach, FL	1.0	1.0	800	$1,795	$2.24	25d	1	0.40mi
3930 Max Pl Boynton Beach, FL	1.0	1.0	925	$2,550	$2.76	23d	1	0.63mi
3500 Sandpiper Dr Boynton Beach, FL	1.0–2.0	1.0–2.0	1147	$2,579	$2.25	23d	22	0.67mi
220 Savannah Lakes Dr Boynton Beach, FL	2.0	2.0	1098	$2,365	$2.15	4d	1	0.97mi
9900 Pineapple Tree Dr #106 Boynton Beach, FL	2.0	2.0	1008	$2,250	$2.23	25d	1	1.00mi
9935 Pineapple Tree Dr #202 Boynton Beach, FL	2.0	2.0	1008	$2,575	$2.55	16d	1	1.06mi
4101 Mahogany Dr Boynton Beach, FL	1.0–2.0	1.0–2.0	950	$2,159	$2.27	0d	12	1.14mi
2303 N Congress Ave #15 Boynton Beach, FL	2.0	1.0	925	$1,950	$2.11	25d	1	1.17mi
2313 N Congress Ave #18 Boynton Beach, FL	2.0	1.0	758	$1,950	$2.57	16d	1	1.21mi
2307 N Congress Ave #24 Boynton Beach, FL	2.0	1.0	902	$1,700	$1.88	4d	1	1.22mi
2301 N Congress Ave #25 Boynton Beach, FL	2.0	1.0	758	$2,000	$2.64	25d	1	1.23mi
2 Renaissance Way #409 Boynton Beach, FL	1.0	1.0	817	$1,900	$2.33	0d	1	1.25mi
3 Renaissance Way #210 Boynton Beach, FL	1.0	1.0	912	$1,850	$2.03	6d	1	1.26mi
2317 N Congress Ave #24 Boynton Beach, FL	2.0	1.0	902	$2,300	$2.55	6d	1	1.26mi
3308 Renaissance Way Boynton Beach, FL	2.0	2.0	1119	$2,300	$2.06	6d	1	1.27mi
4408 Renaissance Way Unit 408 Boynton Beach, FL	2.0	2.0	1048	$2,350	$2.24	18d	1	1.27mi
2401 Renaissance Way Boynton Beach, FL	2.0	2.0	1048	$2,400	$2.29	25d	1	1.27mi
4408 Renaissance Way Boynton Beach, FL	2.0	2.0	1048	$2,350	$2.24	13d	1	1.27mi
2407 Renaissance Way Boynton Beach, FL	1.0	1.0	744	$1,950	$2.62	8d	1	1.27mi
4 Renaissance Way #302 Boynton Beach, FL	1.0	1.0	747	$1,945	$2.60	12d	1	1.30mi
1605 Renaissance Commons Blvd Boynton Beach, FL	1.0–3.0	1.0–2.0	1148	$2,538	$2.21	0d	13	1.32mi
1701 Renaissance Commons Blvd Boynton Beach, FL	2.0	2.0	922	$2,629	$2.85	12d	1	1.33mi
1701 Renaissance Commons Blvd Boynton Beach, FL	1.0–2.0	1.0–2.0	849	$2,863	$3.37	0d	1	1.33mi
1831 Renaissance Commons Blvd Boynton Beach, FL	2.0	2.0	975	$2,210	$2.27	25d	1	1.34mi
1831 Renaissance Commons Blvd Boynton Beach, FL	1.0	1.0	840	$1,840	$2.19	16d	1	1.34mi
1831 Renaissance Commons Blvd Boynton Beach, FL	2.0	2.0	975	$2,230	$2.29	6d	1	1.34mi
1100 Audace Ave Boynton Beach, FL	1.0–3.0	1.0–2.0	1021	$2,646	$2.59	0d	22	1.35mi
1660 Renaissance Commons Blvd #2329 Boynton Beach, FL	1.0	1.0	852	$1,975	$2.32	4d	1	1.38mi
1660 Renaissance Commons Blvd #2122 Boynton Beach, FL	2.0	2.0	1012	$2,450	$2.42	25d	1	1.38mi
1690 Renaissance Commons Blvd Boynton Beach, FL	1.0–2.0	1.0–2.0	977	$2,350	$2.41	21d	3	1.39mi
1690 Renaissance Commons Blvd Boynton Beach, FL	2.0–3.0	2.0	940	$2,300	$2.45	0d	3	1.39mi
1690 Renaissance Commons Blvd Boynton Beach, FL	2.0	2.0	1074	$2,275	$2.12	20d	3	1.39mi
1645 Renaissance Commons Blvd Boynton Beach, FL	1.0	1.0	817	$2,114	$2.59	23d	1	1.39mi
1660 Renaissance Commons Blvd Boynton Beach, FL	1.0	1.0	798	$1,962	$2.46	0d	2	1.40mi
1660 Renaissance Commons Blvd Boynton Beach, FL	1.0–2.0	1.0–2.0	932	$2,450	$2.63	18d	2	1.40mi
18 Via de Casas Sur #205 Boynton Beach, FL	3.0	2.0	1096	$2,750	$2.51	25d	1	1.43mi
1000 Audace Ave Boynton Beach, FL	1.0	1.0	800	$2,180	$2.73	18d	1	1.46mi
1000 Audace Ave Boynton Beach, FL	1.0	1.0	800	$2,180	$2.73	23d	1	1.46mi
6 Via de Casas Sur #104 Boynton Beach, FL	2.0	2.0	996	$2,195	$2.20	25d	1	1.46mi

HOA detail

• Monthly dues: $113 · $1,356/yr
• Likely covers: water

Listing history 19 events

1. 2026-06-21
   days on market $174,900 Active 136 DOM
2. 2026-06-18
   days on market $174,900 Active 133 DOM
3. 2026-06-17
   days on market $174,900 Active 132 DOM
4. 2026-06-16
   days on market $174,900 Active 131 DOM
5. 2026-06-15
   days on market $174,900 Active 130 DOM
6. 2026-06-13
   days on market $174,900 Active 128 DOM
7. 2026-06-09
   days on market $174,900 Active 124 DOM
8. 2026-06-07
   days on market $174,900 Active 122 DOM
9. 2026-06-04
   days on market $174,900 Active 119 DOM
10. 2026-06-03
    days on market $174,900 Active 118 DOM
11. 2026-06-01
    days on market $174,900 Active 116 DOM
12. 2026-05-31
    days on market $174,900 Active 115 DOM
13. 2026-05-23
    price $174,900
14. 2026-03-13
    price $189,900
15. 2026-02-03
    historical
16. 2025-04-13
    listed $194,900 Active
17. 2025-04-13
    listed $194,900 Active
18. 2018-06-14
    soldstatus $54,590
19. 2002-04-25
    soldstatus $42,000

ⓘ 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: $1,636 · $136/mo
• Projected year-2 tax: $1,636 · $136/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 · 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: $24,638
• − Mortgage interest: −$9,797
• − Property taxes: −$1,636
• − Insurance: −$874
• − Repairs & maintenance: −$1,971
• − Management: −$1,971
• − HOA: −$1,356
• − Depreciation: −$5,088
• Taxable income: $1,944
• Est. tax owed @ 24.0%: −$467
• After-tax cash flow: $4,124/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

+316.4% since first listed

7 events — show timeline

• 2026-05-23 Price Changed $174,900 MARMLS
• 2026-03-13 Price Changed $189,900 MARMLS
• 2026-02-03 Listing Removed — MARMLS
• 2025-04-13 Listed $194,900 MARMLS
• 2025-04-13 Listed $194,900 MARMLS
• 2018-06-14 Sold (Public Records) $54,590 Public Records
• 2002-04-25 Sold (Public Records) $42,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,636 · +4.2% YoY. Source: county tax records.