31 Stratford Ln Unit C · Boynton Beach, FL 33436

$29,000

2 bd · 2.0 ba · 1,388 sqft · Condo public records · 40 Days on market

Built 1981 $770/mo HOA · 23% 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

This is a beautiful Condo. Large 24'' White Tile in Living Area,. Beautifully renovated kitchen including cabinets, granite counters, SS appliances. Both baths have been renovated too! Lovely water view from your screened porch!!

Key facts

• Pickleball courts
• Community pool
• Tennis courts

Tags

• SCREENED PORCH
• COMMUNITY POOL
• CHAMPIONSHIP GOLF COURSES
• TENNIS COURTS
• PICKLEBALL COURTS
• RESORT-STYLE POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $29k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $29k).
• Recommended offer: $28k (3.0% below list) — sets the bar for market timing.
• Cap rate 77.9% 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 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).
• At $3,420/mo this rent would consume 54% 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 $200 of loan paydown is wiped out by about $870 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

• It's been on market 40 days — a 3% lower offer ($28k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 17y 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 23% 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 $28,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% 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. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 11.79% ✓
• Cap rate: 77.95%
• Cash-on-cash: 255.90%
• DSCR: 12.39
• GRM: 0.7

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: 12.83×
• Total profit: $96,090
• Equity at exit: $4,324

10-year hold

• IRR: —
• Equity multiple: 24.29×
• Total profit: $189,081
• Equity at exit: $2,507

Cash invested: $8,120 (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: 0.7×

Monthly cashflow live

• Estimated rent: $3,420 high
• Mortgage (P&I): −$152
• Tax est. 1.5%: −$36 /mo · $435/yr
• Insurance: −$12
• HOA: −$770
• Vacancy / Maint / Mgmt: −$718
• Net cashflow: $1,732

Break-even live

Break-even rent $1,228

Max offer price $29,000

Occupancy floor 44%

Sensitivity live

Price	-10% $1,752	-5% $1,742	+0% $1,732	+5% $1,722	+10% $1,712
Rent	-10% $1,461	-5% $1,597	+0% $1,732	+5% $1,867	+10% $2,002
Rate	-1.0pp $1,746	-0.5pp $1,739	base $1,732	+0.5pp $1,724	+1.0pp $1,716

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: $7,250
• Closing costs: $870
• 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	0d	1	0.18mi
19 Westgate Ln Unit 19F Boynton Beach, FL	2.0	2.0	1661	$6,750	$4.06	0d	1	0.30mi
20 Westgate Ln Unit 20G Boynton Beach, FL	2.0	2.0	1712	$7,990	$4.67	12d	1	0.36mi
4311 N Magnolia Cir Delray Beach, FL	3.0	2.0	1705	$3,100	$1.82	25d	1	0.55mi
4574 Danson Way Delray Beach, FL	3.0	2.5	1654	$3,300	$2.00	25d	1	0.57mi
61 Eastgate Dr Unit A Boynton Beach, FL	2.0	2.0	1572	$7,000	$4.45	25d	1	0.58mi
1225 E Magnolia Cir Delray Beach, FL	3.0	2.0	1705	$3,700	$2.17	25d	1	0.59mi
2915 NW 12th St Unit D Delray Beach, FL	2.0	2.0	1499	$3,200	$2.13	9d	1	0.61mi
1770 NW 22nd Ave Delray Beach, FL	3.0	2.0	1850	$7,000	$3.78	18d	1	0.66mi
2583 NW 13th St Delray Beach, FL	2.0	2.0	1466	$2,600	$1.77	18d	1	0.66mi
1630 NW 22nd Ave Delray Beach, FL	3.0	2.0	1560	$4,200	$2.69	25d	1	0.71mi
945 Sunflower Ave Delray Beach, FL	3.0	2.0	1755	$4,500	$2.56	9d	1	0.71mi
4110 NW 10th St Delray Beach, FL	3.0	2.5	1839	$4,500	$2.45	25d	1	0.73mi
13487 Barwick Rd Unit B Delray Beach, FL	2.0	1.5	1092	$3,600	$3.30	0d	1	0.76mi
872 NW 29th Ave Unit A Delray Beach, FL	2.0	2.0	1188	$2,700	$2.27	25d	1	0.78mi
797 NW 32nd Ave Delray Beach, FL	2.0	2.0	1480	$2,800	$1.89	18d	1	0.79mi
797 NW 32nd Ave Delray Beach, FL	2.0	2.0	1480	$2,800	$1.89	25d	1	0.79mi
3996 NW 7th Ct Delray Beach, FL	3.0	2.0	1480	$5,000	$3.38	25d	1	0.86mi
1440 NW 20th Ave #104 Delray Beach, FL	2.0	2.0	1335	$2,650	$1.99	15d	1	0.93mi
2622 NW 7th Ct Delray Beach, FL	2.0	2.5	1384	$2,750	$1.99	25d	1	0.96mi
1640 NW 19th Ter #103 Delray Beach, FL	2.0	2.0	1148	$1,950	$1.70	23d	1	0.96mi
1640 NW 19th Ter #103 Delray Beach, FL	2.0	2.0	1148	$1,950	$1.70	9d	1	0.96mi
2941 Angler Dr Delray Beach, FL	3.0	2.0	1578	$5,000	$3.17	25d	1	0.97mi
2712 Lake Ida Rd Delray Beach, FL	3.0	2.0	1604	$4,000	$2.49	9d	1	0.97mi
1551 NW 20th Ave #102 Delray Beach, FL	2.0	2.0	1148	$1,995	$1.74	25d	1	0.97mi
4809 N Wickham Cir Unit A Delray Beach, FL	2.0	2.0	1028	$2,600	$2.53	25d	1	0.98mi
1641 NW 19th Ter Unit 46A Delray Beach, FL	2.0	2.0	1104	$2,000	$1.81	20d	1	0.99mi
1418 W Wickham Cir Unit B Delray Beach, FL	3.0	2.5	1316	$3,200	$2.43	18d	1	1.00mi
1860 NW 13th St #201 Delray Beach, FL	2.0	2.0	1335	$2,800	$2.10	25d	1	1.03mi
1520 NW 19th Ter #203 Delray Beach, FL	2.0	2.0	1335	$2,200	$1.65	25d	1	1.03mi
1914 Palmland Dr Unit C Boynton Beach, FL	2.0	2.0	1026	$2,300	$2.24	16d	1	1.03mi
1441 NW 19th Ter #201 Delray Beach, FL	2.0	2.0	1148	$2,250	$1.96	25d	1	1.03mi
1560 NW 18th Ave #104 Delray Beach, FL	2.0	2.0	1148	$2,100	$1.83	22d	1	1.04mi
1560 NW 18th Ave #104 Delray Beach, FL	2.0	2.0	1148	$2,100	$1.83	23d	1	1.04mi
1916 Palmland Dr Unit D Boynton Beach, FL	3.0	2.0	1080	$3,200	$2.96	25d	1	1.05mi
1631 NW 18th Ave #201 Delray Beach, FL	2.0	2.0	1148	$3,300	$2.87	25d	1	1.14mi
340 Lake Monterey Cir Boynton Beach, FL	2.0	2.5	1188	$2,350	$1.98	25d	1	1.16mi
3935 Village Dr Delray Beach, FL	3.0	3.0	1326	$2,700	$2.04	6d	1	1.17mi
3935 Village Dr Unit A Delray Beach, FL	3.0	3.0	1326	$2,700	$2.04	9d	1	1.17mi
400 Lake Monterey Cir Boynton Beach, FL	2.0	2.5	1144	$2,400	$2.10	12d	1	1.17mi

HOA detail condo

• Monthly dues: $770 · $9,240/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-03-11
   status Pending
2. 2025-08-19
   status Pending
3. 2025-07-09
   listed $29,000 Active
4. 2024-12-01
   historical
5. 2024-11-21
   price $39,000
6. 2024-10-19
   status Active
7. 2024-10-19
   historical
8. 2024-09-17
   price $24,900
9. 2024-06-25
   price $44,900
10. 2024-05-30
    price $54,900
11. 2024-05-08
    price $74,900
12. 2024-04-20
    listed $89,900 Active
13. 2021-08-20
    soldstatus $65,000 Closed 229-char remark

    Show marketing remark (229 chars)

    This is a beautiful Condo. Large 24'' White Tile in Living Area,. Beautifully renovated kitchen including cabinets, granite counters, SS appliances. Both baths have been renovated too! Lovely water view from your screened porch!!

14. 2021-07-13
    historical Active Under Contract 229-char remark

    Show marketing remark (229 chars)

    This is a beautiful Condo. Large 24'' White Tile in Living Area,. Beautifully renovated kitchen including cabinets, granite counters, SS appliances. Both baths have been renovated too! Lovely water view from your screened porch!!

15. 2021-05-17
    price $69,900 229-char remark

    Show marketing remark (229 chars)

    This is a beautiful Condo. Large 24'' White Tile in Living Area,. Beautifully renovated kitchen including cabinets, granite counters, SS appliances. Both baths have been renovated too! Lovely water view from your screened porch!!

16. 2021-05-06
    listed $79,000 Active 229-char remark

    Show marketing remark (229 chars)

    This is a beautiful Condo. Large 24'' White Tile in Living Area,. Beautifully renovated kitchen including cabinets, granite counters, SS appliances. Both baths have been renovated too! Lovely water view from your screened porch!!

17. 2017-04-07
    soldstatus $34,500
18. 2017-03-31
    soldstatus $34,500 Closed
19. 2017-02-26
    status Pending
20. 2016-09-12
    listed $39,900 Active
21. 2015-03-26
    historical
22. 2014-09-24
    listed $39,900 Active
23. 2013-07-15
    soldstatus $3,500 Closed
24. 2013-06-24
    status Pending
25. 2009-03-16
    listed $5,000 Active
26. 1995-12-28
    soldstatus $90,000
27. 1989-11-06
    soldstatus $90,000

ⓘ 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) · 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: $41,043
• − Mortgage interest: −$1,624
• − Property taxes: −$435
• − Insurance: −$145
• − Repairs & maintenance: −$3,283
• − Management: −$3,283
• − HOA: −$9,240
• − Depreciation: −$844
• Taxable income: $22,188
• Est. tax owed @ 24.0%: −$5,325
• After-tax cash flow: $15,454/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

-67.8% since first listed

27 events — show timeline

• 2026-03-11 Pending — Beaches MLS
• 2025-08-19 Pending — Beaches MLS
• 2025-07-09 Listed $29,000 Beaches MLS
• 2024-12-01 Listing Removed — Beaches MLS
• 2024-11-21 Price Changed $39,000 Beaches MLS
• 2024-10-19 Relisted — Beaches MLS
• 2024-10-19 Listing Removed — Beaches MLS
• 2024-09-17 Price Changed $24,900 Beaches MLS
• 2024-06-25 Price Changed $44,900 Beaches MLS
• 2024-05-30 Price Changed $54,900 Beaches MLS
• 2024-05-08 Price Changed $74,900 Beaches MLS
• 2024-04-20 Listed $89,900 Beaches MLS
• 2021-08-20 Sold (MLS) $65,000 Beaches MLS
• 2021-07-13 Contingent — Beaches MLS
• 2021-05-17 Price Changed $69,900 Beaches MLS
• 2021-05-06 Listed $79,000 Beaches MLS
• 2017-04-07 Sold (Public Records) $34,500 Public Records
• 2017-03-31 Sold (MLS) $34,500 Beaches MLS
• 2017-02-26 Pending — Beaches MLS
• 2016-09-12 Listed $39,900 Beaches MLS
• 2015-03-26 Listing Removed — Beaches MLS
• 2014-09-24 Listed $39,900 Beaches MLS
• 2013-07-15 Sold (MLS) $3,500 Beaches MLS
• 2013-06-24 Pending — Beaches MLS
• 2009-03-16 Listed $5,000 Beaches MLS
• 1995-12-28 Sold (Public Records) $90,000 Public Records
• 1989-11-06 Sold (Public Records) $90,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,558 · -20.2% YoY. Source: county tax records.