4069 Mission Bell Dr · Boynton Beach, FL 33436

$250,000

2 bd · 2.0 ba · 1,248 sqft · Land public records · 35 Days on market

Built 1987 4,908 sqft lot $123/mo HOA · 5% 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 +15.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Schools +4.3/10.0
• 1% rule +4.2/10.0
• 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 home to this beautifully updated, one-of-a-kind two-bedroom, two-bathroom corner lot residence in the low-HOA community of Tropical Breeze Estates, where you own the land with no land lease and enjoy a low quarterly HOA fee of $370. From the moment you enter, you'll notice the meticulous attention to detail and thoughtful upgrades throughout. The home features all-new flooring, updated PEX plumbing, eight additional windows that flood the space with natural light, new siding, shutters, and doors, as well as a dehumidifier in both the main house and screened-in porch. A newer washer and dryer and updated appliances add everyday convenience. The fully renovated kitchen is designed to

Key facts

• Updated pex plumbing
• New siding
• Corner lot

Tags

• CORNER LOT
• UPDATED PEX PLUMBING
• EIGHT ADDITIONAL WINDOWS
• NEW SIDING
• DEHUMIDIFIER IN MAIN HOUSE
• FULLY RENOVATED KITCHEN

Property features AI

Finance

• Financial info: Not a land-lease property; Pets allowed with possible restrictions and limits; Community contains approximately 320 units
• HOA & community: Has association (Tropical Breeze Estates); Quarterly association fee; Association covers maintenance of grounds, common areas, and pool service; Community amenities: pool, game room, shuffleboard court, community room, library, manager on site, sidewalks, street lights, on-site management

Exterior

• Parking: 3 total parking spaces (including 1 covered/carport space); Attached carport; Covered parking; Driveway
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Water connected; Sewer connected
• Home design: Manufactured home (double wide, modular); One story; Resale property; Faces south
• Construction: Modular construction; Double wide body type; Aluminum skirt; Metal roof
• Exterior features: Covered patio; Screened patio and porch; Screened porch; Glass-enclosed porch/patio; Cul-de-sac; Corner lot; Sidewalks; Paved road

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Vinyl; Blinds; Shutters
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heat; Central air; Ceiling fan(s); Electric cooling
• Interior features: Built-in features; Walk-in closet(s)
• Laundry & utility: Laundry closet; Inside laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $250k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (8.5% below list).
• Recommended offer: $229k (8.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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); 445 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 36% 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 $2k of loan paydown is wiped out by about $8k 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 35 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $55k; list at $250k implies a 355% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $228,840 (8.5% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
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. 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 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: 0.92% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.88%
• DSCR: 1.08
• GRM: 9.1

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: -16.7%
• Equity multiple: 0.43×
• Total profit: $-40,209
• Equity at exit: $37,276

10-year hold

• IRR: -15.0%
• Equity multiple: 0.26×
• Total profit: $-51,862
• Equity at exit: $21,615

Cash invested: $70,000 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,288 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$160 /mo · $1,918/yr
• Insurance: −$104
• HOA: −$123
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $110

Break-even live

Break-even rent $2,149

Max offer price $250,000

Occupancy floor 90%

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: $62,500
• Closing costs: $7,500
• 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	24d	1	0.19mi
3736 Coelebs Ave Boynton Beach, FL	3.0	2.0	1232	$3,000	$2.44	24d	1	0.35mi
4482 King Theodore Dr Boynton Beach, FL	1.0	1.0	800	$1,795	$2.24	24d	1	0.54mi
3930 Max Pl Boynton Beach, FL	1.0	1.0	925	$2,550	$2.76	22d	1	0.57mi
3500 Sandpiper Dr Boynton Beach, FL	1.0–2.0	1.0–2.0	1147	$2,579	$2.25	22d	22	0.59mi
3561 Oberon Ave Boynton Beach, FL	3.0	2.0	1248	$2,850	$2.28	20d	1	0.68mi
920 Sun Acres Ln Boynton Beach, FL	2.0	2.0	1352	$2,200	$1.63	24d	1	0.69mi
9873 Lawrence Rd Boynton Beach, FL	2.0	2.0	1200	$2,267	$1.89	22d	1	0.79mi
9873 Lawrence Rd Boynton Beach, FL	2.0	2.0	1200	$2,315	$1.93	4d	1	0.79mi
9746 Nickels Blvd Boynton Beach, FL	2.0	2.0	1215	$2,800	$2.30	24d	1	0.81mi
220 Savannah Lakes Dr Boynton Beach, FL	2.0	2.0	1098	$2,365	$2.15	3d	1	0.86mi
9940 Bauhinia Tree Way Unit B Boynton Beach, FL	1.0	1.0	1200	$1,800	$1.50	7d	1	0.93mi
9940 Bauhinia Tree Way Unit B Boynton Beach, FL	1.0	1.0	1200	$2,000	$1.67	24d	1	0.93mi
4525 Nutmeg Tree Ln Unit A Boynton Beach, FL	2.0	2.0	1404	$3,000	$2.14	24d	1	0.96mi
9498 S Military Trl #5 Boynton Beach, FL	3.0	2.5	1317	$2,900	$2.20	24d	1	0.97mi
9900 Pineapple Tree Dr #106 Boynton Beach, FL	2.0	2.0	1008	$2,250	$2.23	24d	1	1.01mi
1515 Arezzo Cir Boynton Beach, FL	2.0	2.5	1286	$2,750	$2.14	24d	1	1.04mi
4101 Mahogany Dr Boynton Beach, FL	1.0–2.0	1.0–2.0	950	$2,169	$2.28	3d	11	1.04mi
9935 Pineapple Tree Dr #202 Boynton Beach, FL	2.0	2.0	1008	$2,575	$2.55	15d	1	1.08mi
2303 N Congress Ave #15 Boynton Beach, FL	2.0	1.0	925	$1,950	$2.11	24d	1	1.09mi
2305 N Congress Ave #18 Boynton Beach, FL	3.0	2.0	1217	$2,600	$2.14	15d	1	1.10mi
3 Renaissance Way #210 Boynton Beach, FL	1.0	1.0	912	$1,850	$2.03	4d	1	1.13mi
2313 N Congress Ave #18 Boynton Beach, FL	2.0	1.0	758	$1,950	$2.57	15d	1	1.13mi
2307 N Congress Ave #24 Boynton Beach, FL	2.0	1.0	902	$1,700	$1.88	3d	1	1.14mi
2301 N Congress Ave #25 Boynton Beach, FL	2.0	1.0	758	$2,000	$2.64	24d	1	1.15mi
4408 Renaissance Way Boynton Beach, FL	2.0	2.0	1048	$2,350	$2.24	12d	1	1.15mi
2407 Renaissance Way Boynton Beach, FL	1.0	1.0	744	$1,950	$2.62	7d	1	1.15mi
4408 Renaissance Way Unit 408 Boynton Beach, FL	2.0	2.0	1048	$2,350	$2.24	16d	1	1.15mi
2401 Renaissance Way Boynton Beach, FL	2.0	2.0	1048	$2,400	$2.29	24d	1	1.15mi
3308 Renaissance Way Boynton Beach, FL	2.0	2.0	1119	$2,300	$2.06	5d	1	1.15mi
2 Renaissance Way #305 Boynton Beach, FL	3.0	2.0	1367	$3,200	$2.34	3d	1	1.16mi
4 Renaissance Way #302 Boynton Beach, FL	1.0	1.0	747	$1,945	$2.60	10d	1	1.17mi
2317 N Congress Ave #24 Boynton Beach, FL	2.0	1.0	902	$2,300	$2.55	5d	1	1.19mi
5155 Europa Dr Unit J Boynton Beach, FL	3.0	2.0	1333	$2,750	$2.06	24d	1	1.20mi
1605 Renaissance Commons Blvd Boynton Beach, FL	1.0–3.0	1.0–2.0	1148	$2,538	$2.21	1d	12	1.20mi
1701 Renaissance Commons Blvd Boynton Beach, FL	2.0	2.0	922	$2,629	$2.85	11d	1	1.20mi
1701 Renaissance Commons Blvd Boynton Beach, FL	1.0–2.0	1.0–2.0	846	$2,912	$3.44	1d	1	1.20mi
2319 N Congress Ave #28 Boynton Beach, FL	2.0	2.0	1172	$1,945	$1.66	7d	1	1.21mi
1100 Audace Ave Boynton Beach, FL	1.0–3.0	1.0–2.0	1063	$2,706	$2.55	2d	24	1.21mi
1831 Renaissance Commons Blvd Boynton Beach, FL	2.0	2.0	975	$2,230	$2.29	4d	1	1.23mi

HOA detail

• Monthly dues: $123 · $1,476/yr

Listing history 10 events

1. 2026-04-21
   listed $250,000 Active
2. 2017-02-17
   historical
3. 2016-12-29
   price $110,000
4. 2016-10-21
   status Active
5. 2016-10-21
   historical
6. 2016-06-02
   status Active
7. 2016-05-29
   historical
8. 2015-11-06
   listed $120,000 Active
9. 1997-06-23
   soldstatus $55,000
10. 1987-12-01
    soldstatus $27,500

ⓘ 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: $1,918 · $160/mo
• Projected year-2 tax: $2,075 · $173/mo
• Expected delta: +$157/yr (+$13/mo · 8.2%)

ⓘ 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) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 25 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: $27,461
• − Mortgage interest: −$14,004
• − Property taxes: −$1,918
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,197
• − Management: −$2,197
• − HOA: −$1,476
• − Depreciation: −$7,273
• Taxable loss: −$2,854
• Est. tax savings @ 24.0%: +$685
• After-tax cash flow: $2,002/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

+809.1% since first listed

10 events — show timeline

• 2026-04-21 Listed $250,000 Beaches MLS
• 2017-02-17 Listing Removed — Beaches MLS
• 2016-12-29 Price Changed $110,000 Beaches MLS
• 2016-10-21 Relisted — Beaches MLS
• 2016-10-21 Listing Removed — Beaches MLS
• 2016-06-02 Relisted — Beaches MLS
• 2016-05-29 Listing Removed — Beaches MLS
• 2015-11-06 Listed $120,000 Beaches MLS
• 1997-06-23 Sold (Public Records) $55,000 Public Records
• 1987-12-01 Sold (Public Records) $27,500 Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,918 · +2.8% YoY. Source: county tax records.