3875 Sheraton Cir #121 · Boynton Beach, FL 33436

$53,500

2 bd · 1.0 ba · 900 sqft · Manufactured · 6 Days on market

Built 1979 Average condition

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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 +2.8/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Just Listed! Beautiful 2BR/1BA Mobile Home in Whispering Pines, All-Age Community. Discover comfort and convenience, offering great amenities, such as a sparkling pool, soccer field, basketball court, and gym. Its open floor plan and prime location put you just minutes from schools, shopping, dining, and easy highway access. All measurements are approximate. This property is available for purchase with Financing or Cash. Call the listing agent today to schedule your private tour

Key facts

• Open floor plan
• Soccer field
• Basketball court

Tags

• SOCCER FIELD
• BASKETBALL COURT
• GYM
• OPEN FLOOR PLAN
• PRIME LOCATION

Property features AI

Finance

• HOA & community: Pets allowed with breed restrictions

Exterior

• Parking: Total 4 covered spaces; 2-car garage (detached and/or attached); Attached carport; Carport (2 spaces)
• Utilities: Public water; Public sewer; 220-volt electric; Cable available; Electricity available; Natural gas available; Sewer available; Water available
• Home design: Mobile home; Single-story; Faces southeast; Resale condition; Living area approximately 900 (building area source: appraiser)
• Construction: Metal siding and metal frame construction; Built as mobile home
• Exterior features: Zero lot line; Not waterfront; Roof over

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 1 bedroom (main level)
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Heating present (type: other); Wall/window air conditioning units
• Interior features: Dishwasher; Microwave; Refrigerator; In-unit laundry
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $54k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $54k).
• Cap rate 35.0% 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: Freedom Shores Elementary School (math 38% / reading 41%, grade F, #1,513 of 2,144 statewide, top 73%, 677 students, 69% 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 68% FRL vs 52% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 50% district-wide (-16 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); 445 active listings in the ZIP; 31 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 $370 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

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 $53,500

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 3.91% ✓
• Cap rate: 35.04%
• Cash-on-cash: 102.67%
• DSCR: 5.57
• GRM: 2.1

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: —
• Equity multiple: 5.46×
• Total profit: $66,864
• Equity at exit: $7,977

10-year hold

• IRR: —
• Equity multiple: 10.33×
• Total profit: $139,787
• Equity at exit: $4,626

Cash invested: $14,980 (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: 2.1×

Monthly cashflow live

• Estimated rent: $2,090 high
• Mortgage (P&I): −$281
• Tax est. 1.5%: −$67 /mo · $802/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $1,282

Break-even live

Break-even rent $468

Max offer price $53,500

Occupancy floor 34%

Sensitivity live

Price	-10% $1,319	-5% $1,300	+0% $1,282	+5% $1,263	+10% $1,245
Rent	-10% $1,116	-5% $1,199	+0% $1,282	+5% $1,364	+10% $1,447
Rate	-1.0pp $1,309	-0.5pp $1,295	base $1,282	+0.5pp $1,268	+1.0pp $1,254

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: $13,375
• Closing costs: $1,605
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1722 Meadows Cir #1722 Boynton Beach, FL	1.0	1.0	704	$1,700	$2.41	16d	1	0.70mi
1722 Meadows Cir #1722 Boynton Beach, FL	1.0	1.0	704	$1,700	$2.41	17d	1	0.70mi
7132 Colony Club Dr Lake Worth, FL	1.0–3.0	1.0–2.0	1087	$2,357	$2.17	0d	15	0.79mi
1617 Meadows Cir W Boynton Beach, FL	1.0	1.0	704	$1,700	$2.41	11d	1	0.82mi
316 Meadows Cir #316 Boynton Beach, FL	2.0	2.0	921	$1,995	$2.17	0d	1	0.82mi
1205 Meadows Cir Boynton Beach, FL	2.0	2.0	909	$1,900	$2.09	25d	1	0.82mi
1120 Meadows Cir Unit 1120 Boynton Beach, FL	2.0	2.0	900	$1,980	$2.20	25d	1	0.82mi
1707 Meadows Cir W Unit W Boynton Beach, FL	1.0	1.0	704	$1,650	$2.34	3d	1	0.82mi
1106 Meadows Cir Boynton Beach, FL	2.0	2.0	900	$1,850	$2.06	3d	1	0.88mi
1106 Meadows Cir Boynton Beach, FL	2.0	2.0	900	$1,895	$2.11	22d	1	0.88mi
3930 Max Pl Boynton Beach, FL	1.0	1.0	925	$2,550	$2.76	22d	1	0.98mi
712 Meadows Cir Boynton Beach, FL	2.0	2.0	921	$2,400	$2.61	25d	1	0.99mi
6 Via de Casas Sur #104 Boynton Beach, FL	2.0	2.0	996	$2,195	$2.20	25d	1	1.03mi
4350 Peregrine Way Lake Worth, FL	1.0–3.0	1.0–2.0	1025	$2,704	$2.64	0d	17	1.04mi
15 Via de Casas Sur #204 Boynton Beach, FL	2.0	2.0	996	$2,400	$2.41	25d	1	1.09mi
3500 Sandpiper Dr Boynton Beach, FL	1.0–2.0	1.0–2.0	1147	$2,579	$2.25	22d	22	1.09mi
2317 N Congress Ave #24 Boynton Beach, FL	2.0	1.0	902	$2,300	$2.55	6d	1	1.09mi
2313 N Congress Ave #18 Boynton Beach, FL	2.0	1.0	758	$1,950	$2.57	15d	1	1.09mi
18 Via de Casas Sur #205 Boynton Beach, FL	3.0	2.0	1096	$2,750	$2.51	25d	1	1.14mi
2307 N Congress Ave #24 Boynton Beach, FL	2.0	1.0	902	$1,700	$1.88	3d	1	1.15mi
2303 N Congress Ave #15 Boynton Beach, FL	2.0	1.0	925	$1,950	$2.11	25d	1	1.16mi
4725 Via Bari Lake Worth, FL	1.0–3.0	1.0–2.0	1150	$2,290	$1.99	4d	10	1.16mi
4482 King Theodore Dr Boynton Beach, FL	1.0	1.0	800	$1,795	$2.24	25d	1	1.17mi
4101 Mahogany Dr Boynton Beach, FL	1.0–2.0	1.0–2.0	950	$2,159	$2.27	0d	12	1.18mi
2301 N Congress Ave #25 Boynton Beach, FL	2.0	1.0	758	$2,000	$2.64	25d	1	1.19mi
8949 Oak St Boynton Beach, FL	2.0	2.0	1040	$1,300	$1.25	25d	1	1.27mi
6511 Seminole Dr Unit 2 Atlantis, FL	2.0	1.0	845	$2,150	$2.54	6d	1	1.30mi
220 Savannah Lakes Dr Boynton Beach, FL	2.0	2.0	1098	$2,365	$2.15	3d	1	1.38mi
1831 Renaissance Commons Blvd Boynton Beach, FL	2.0	2.0	975	$2,230	$2.29	5d	1	1.46mi
1831 Renaissance Commons Blvd Boynton Beach, FL	1.0	1.0	840	$1,840	$2.19	15d	1	1.46mi
1831 Renaissance Commons Blvd Boynton Beach, FL	2.0	2.0	975	$2,210	$2.27	25d	1	1.46mi

Listing history 5 events

1. 2026-06-04
   days on market $53,500 Active 6 DOM
2. 2026-06-03
   days on market $53,500 Active 5 DOM
3. 2026-06-02
   days on market $53,500 Active 4 DOM
4. 2026-06-01
   days on market $53,500 Active 3 DOM
5. 2026-05-31
   days on market $53,500 Active 2 DOM

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $25,084
• − Mortgage interest: −$2,997
• − Property taxes: −$802
• − Insurance: −$268
• − Repairs & maintenance: −$2,007
• − Management: −$2,007
• − Depreciation: −$1,556
• Taxable income: $15,447
• Est. tax owed @ 24.0%: −$3,707
• After-tax cash flow: $11,672/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.

Condition & rehab AI · 12 photos

Average 55/100 Moderate rehab

This mobile home requires moderate renovations to improve its condition and increase its resale value. Key areas for improvement include the roof, siding, kitchen, and bathroom. Updating these areas will significantly enhance the home's curb appeal and marketability.

Repairs flagged

• Major roof — visible rust
• Major siding — rusty
• Major carport — rusty
• Moderate kitchen cabinets — dated
• Moderate kitchen appliances — dated
• Moderate bathroom fixtures — dated
• Moderate bathroom flooring — dated
• Moderate flooring — dated hardwood
• Moderate interior walls — light blue walls, some wear

Value-add opportunities

• Resale update kitchen cabinets and appliances — modernizing kitchen
• Resale update bathroom fixtures and flooring — modernizing bathroom
• Resale paint interior walls — fresh paint enhances curb appeal
• Resale repair and paint roof — new roof improves curb appeal
• Resale repair and paint siding — new siding improves curb appeal
• Resale landscape and improve curb appeal — improved landscaping enhances curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · visible rust	Major	$15,000–50,000
siding · rusty	Major	$15,000–50,000
carport · rusty	Major	$15,000–50,000
kitchen cabinets · dated	Moderate	$3,000–15,000
kitchen appliances · dated	Moderate	$3,000–15,000
bathroom fixtures · dated	Moderate	$3,000–15,000
bathroom flooring · dated	Moderate	$3,000–15,000
flooring · dated hardwood	Moderate	$3,000–15,000
interior walls · light blue walls, some wear	Moderate	$3,000–15,000
Total estimated repair cost · 9 items		$63,000–240,000

Value-add ROI direction

• Resale update kitchen cabinets and appliances — modernizing kitchen ↑
• Resale update bathroom fixtures and flooring — modernizing bathroom ↑
• Resale paint interior walls — fresh paint enhances curb appeal ↑
• Resale repair and paint roof — new roof improves curb appeal ↑
• Resale repair and paint siding — new siding improves curb appeal ↑
• Resale landscape and improve curb appeal — improved landscaping enhances curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-29 Listed $53,500 Beaches MLS