28 W Stratford Ln W Unit C · Boynton Beach, FL 33436

$28,000

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

Built 1981 $1351/mo HOA · 45% of rent

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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

Owner is renovating will let buyer choose new kitchen cabinets etc. , if a timely purchase! Condo currently going thru a complete renovation. Will be like brand new!

Key facts

• $1,351 HOA
• Community pool
• Built 1981

Property features AI

Finance

• Financial info: Pets allowed (restrictions and possible limits apply)
• HOA & community: Community clubhouse; Fitness center; Golf course access; Pool; Tennis courts; Bike storage; On-site cafe/restaurant; Internet included; Library; Pickleball courts; Putting green; Monthly association fee (paid monthly); Association fee covers cable TV, insurance, grounds maintenance, pest control, security, trash, common areas, reserve funds, and roof repairs

Exterior

• Parking: No carport
• Utilities: Public water; Public sewer; Cable available; Water available; Sewer available
• Home design: Condominium; 2-story building; Entry-level living area present; Faces east
• Construction: Block construction; Barrel roof; Built as resale property
• Exterior features: Waterfront property; Entry-level living area

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central individual electric heating; Central individual electric cooling
• Interior features: Wet bar; Furnished
• Laundry & utility: In‑unit laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $28k.

Deal economics

• At list price, monthly cash flow is $825 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $28k).
• Cap rate 41.7% 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: Crosspointe Elementary School (math 36% / reading 45%, grade F, #1,471 of 2,144 statewide, top 69%, 652 students, 75% FRL); Atlantic High School (math 28% / reading 52%, grade F, #296 of 667 statewide, top 45%, 1,889 students, 59% FRL) — zoned schools average 67% FRL vs 52% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.6%/yr); 445 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $2,988/mo this rent would consume 47% 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 $194 of loan paydown is wiped out by about $840 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 14y 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.

Risks & watch-outs

• Watch-outs: HOA is 45% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $28,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
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. 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?
6. 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.
7. 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.
8. 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: 10.67% ✓
• Cap rate: 41.65%
• Cash-on-cash: 126.28%
• DSCR: 6.62
• GRM: 0.8

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: —
• Equity multiple: 6.12×
• Total profit: $40,126
• Equity at exit: $4,175

10-year hold

• IRR: —
• Equity multiple: 10.22×
• Total profit: $72,302
• Equity at exit: $2,421

Cash invested: $7,840 (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: 445
• Price-to-rent: 0.8×

Monthly cashflow live

• Estimated rent: $2,988 high
• Mortgage (P&I): −$147
• Tax from tax record: −$26 /mo · $308/yr
• Insurance: −$12
• HOA: −$1,351
• Vacancy / Maint / Mgmt: −$627
• Net cashflow: $825

Break-even live

Break-even rent $1,943

Max offer price $28,000

Occupancy floor 67%

Sensitivity live

Price	-10% $841	-5% $833	+0% $825	+5% $817	+10% $809
Rent	-10% $589	-5% $707	+0% $825	+5% $943	+10% $1,061
Rate	-1.0pp $839	-0.5pp $832	base $825	+0.5pp $818	+1.0pp $810

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: $7,000
• Closing costs: $840
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Westgate Ln Unit 20G Boynton Beach, FL	2.0	2.0	1712	$7,990	$4.67	11d	1	0.30mi
4574 Danson Way Delray Beach, FL	3.0	2.5	1654	$3,300	$2.00	25d	1	0.55mi
4311 N Magnolia Cir Delray Beach, FL	3.0	2.0	1705	$3,100	$1.82	25d	1	0.57mi
1225 E Magnolia Cir Delray Beach, FL	3.0	2.0	1705	$3,700	$2.17	25d	1	0.63mi
61 Eastgate Dr Unit A Boynton Beach, FL	2.0	2.0	1572	$7,000	$4.45	25d	1	0.63mi
2915 NW 12th St Unit D Delray Beach, FL	2.0	2.0	1499	$3,200	$2.13	8d	1	0.69mi
1770 NW 22nd Ave Delray Beach, FL	3.0	2.0	1850	$7,000	$3.78	17d	1	0.74mi
2583 NW 13th St Delray Beach, FL	2.0	2.0	1466	$2,600	$1.77	18d	1	0.75mi
945 Sunflower Ave Delray Beach, FL	3.0	2.0	1755	$4,500	$2.56	8d	1	0.78mi
4110 NW 10th St Delray Beach, FL	3.0	2.5	1839	$4,500	$2.45	25d	1	0.78mi
13487 Barwick Rd Unit B Delray Beach, FL	2.0	1.5	1092	$3,600	$3.30	0d	1	0.79mi
1630 NW 22nd Ave Delray Beach, FL	3.0	2.0	1560	$4,200	$2.69	25d	1	0.80mi
872 NW 29th Ave Unit A Delray Beach, FL	2.0	2.0	1188	$2,700	$2.27	25d	1	0.87mi
797 NW 32nd Ave Delray Beach, FL	2.0	2.0	1480	$2,800	$1.89	18d	1	0.87mi
797 NW 32nd Ave Delray Beach, FL	2.0	2.0	1480	$2,800	$1.89	25d	1	0.87mi
3996 NW 7th Ct Delray Beach, FL	3.0	2.0	1480	$5,000	$3.38	25d	1	0.92mi
4809 N Wickham Cir Unit A Delray Beach, FL	2.0	2.0	1028	$2,600	$2.53	25d	1	0.97mi
1418 W Wickham Cir Unit B Delray Beach, FL	3.0	2.5	1316	$3,200	$2.43	18d	1	0.99mi
1914 Palmland Dr Unit C Boynton Beach, FL	2.0	2.0	1026	$2,300	$2.24	15d	1	1.02mi
1440 NW 20th Ave #104 Delray Beach, FL	2.0	2.0	1335	$2,650	$1.99	14d	1	1.02mi
1916 Palmland Dr Unit D Boynton Beach, FL	3.0	2.0	1080	$3,200	$2.96	25d	1	1.03mi
1640 NW 19th Ter #103 Delray Beach, FL	2.0	2.0	1148	$1,950	$1.70	8d	1	1.04mi
1640 NW 19th Ter #103 Delray Beach, FL	2.0	2.0	1148	$1,950	$1.70	22d	1	1.04mi
2622 NW 7th Ct Delray Beach, FL	2.0	2.5	1384	$2,750	$1.99	25d	1	1.04mi
2941 Angler Dr Delray Beach, FL	3.0	2.0	1578	$5,000	$3.17	25d	1	1.05mi
2712 Lake Ida Rd Delray Beach, FL	3.0	2.0	1604	$4,000	$2.49	8d	1	1.06mi
1551 NW 20th Ave #102 Delray Beach, FL	2.0	2.0	1148	$1,995	$1.74	25d	1	1.06mi
1641 NW 19th Ter Unit 46A Delray Beach, FL	2.0	2.0	1104	$2,000	$1.81	19d	1	1.07mi
1860 NW 13th St #201 Delray Beach, FL	2.0	2.0	1335	$2,800	$2.10	25d	1	1.11mi
1520 NW 19th Ter #203 Delray Beach, FL	2.0	2.0	1335	$2,200	$1.65	25d	1	1.11mi
1441 NW 19th Ter #201 Delray Beach, FL	2.0	2.0	1148	$2,250	$1.96	25d	1	1.12mi
1560 NW 18th Ave #104 Delray Beach, FL	2.0	2.0	1148	$2,100	$1.83	21d	1	1.12mi
1560 NW 18th Ave #104 Delray Beach, FL	2.0	2.0	1148	$2,100	$1.83	22d	1	1.12mi
12654 Via Ravenna Boynton Beach, FL	3.0	2.0	1729	$3,500	$2.02	25d	1	1.13mi
1631 NW 18th Ave #201 Delray Beach, FL	2.0	2.0	1148	$3,300	$2.87	25d	1	1.22mi
340 Lake Monterey Cir Boynton Beach, FL	2.0	2.5	1188	$2,350	$1.98	25d	1	1.23mi
3935 Village Dr Unit A Delray Beach, FL	3.0	3.0	1326	$2,700	$2.04	8d	1	1.24mi
3935 Village Dr Delray Beach, FL	3.0	3.0	1326	$2,700	$2.04	6d	1	1.24mi
400 Lake Monterey Cir Boynton Beach, FL	2.0	2.5	1144	$2,400	$2.10	11d	1	1.24mi
161 Monterey Bay Dr Boynton Beach, FL	2.0	2.5	1188	$2,300	$1.94	4d	1	1.25mi

HOA detail condo

• Monthly dues: $1,351 · $16,212/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-05-01
   status Pending
2. 2026-04-29
   listed $28,000 Active
3. 2026-02-19
   historical
4. 2026-02-05
   price $28,000
5. 2025-10-18
   price $49,000
6. 2025-08-18
   listed $79,000 Active
7. 2013-10-10
   soldstatus $29,000
8. 2013-09-30
   soldstatus $29,000 Closed 165-char remark

   Show marketing remark (165 chars)

   Owner is renovating will let buyer choose new kitchen cabinets etc. , if a timely purchase! Condo currently going thru a complete renovation. Will be like brand new!

9. 2013-08-16
   status Pending 165-char remark

   Show marketing remark (165 chars)

   Owner is renovating will let buyer choose new kitchen cabinets etc. , if a timely purchase! Condo currently going thru a complete renovation. Will be like brand new!

10. 2013-04-07
    listed $31,500 Price Change 165-char remark

    Show marketing remark (165 chars)

    Owner is renovating will let buyer choose new kitchen cabinets etc. , if a timely purchase! Condo currently going thru a complete renovation. Will be like brand new!

11. 2013-04-01
    historical
12. 2012-10-16
    listed $19,500
13. 2012-09-17
    historical
14. 2012-03-18
    listed $29,900
15. 1997-11-13
    soldstatus $64,000
16. 1981-03-01
    soldstatus $99,900

ⓘ 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: $308 · $26/mo
• Projected year-2 tax: $308 · $26/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) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 5 d/yr ≥106°F today · 17 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: $35,851
• − Mortgage interest: −$1,568
• − Property taxes: −$308
• − Insurance: −$140
• − Repairs & maintenance: −$2,868
• − Management: −$2,868
• − HOA: −$16,212
• − Depreciation: −$815
• Taxable income: $11,072
• Est. tax owed @ 24.0%: −$2,657
• After-tax cash flow: $7,243/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

-72.0% since first listed

16 events — show timeline

• 2026-05-01 Pending — Beaches MLS
• 2026-04-29 Listed $28,000 Beaches MLS
• 2026-02-19 Listing Removed — Beaches MLS
• 2026-02-05 Price Changed $28,000 Beaches MLS
• 2025-10-18 Price Changed $49,000 Beaches MLS
• 2025-08-18 Listed $79,000 Beaches MLS
• 2013-10-10 Sold (Public Records) $29,000 Public Records
• 2013-09-30 Sold (MLS) $29,000 Beaches MLS
• 2013-08-16 Pending — Beaches MLS
• 2013-04-07 Listed $31,500 Beaches MLS
• 2013-04-01 Listing Removed — Beaches MLS
• 2012-10-16 Listed $19,500 Beaches MLS
• 2012-09-17 Listing Removed — Beaches MLS
• 2012-03-18 Listed $29,900 Beaches MLS
• 1997-11-13 Sold (Public Records) $64,000 Public Records
• 1981-03-01 Sold (Public Records) $99,900 Public Records

Property tax history

-8.7%/yr

Latest (2025): $308 · +2.3% YoY. Source: county tax records.