6683 Southport Dr · Boynton Beach, FL 33472

$209,000

3 bd · 2.0 ba · 1,727 sqft · SingleFamily public records · 251 Days on market

Built 2001 7,542 sqft lot $363/mo HOA · 10% of rent

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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
• Appreciation +5.1/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

JUST REDUCED! 3/2 single-family home located in the 55+ GATED community of ABERDEEN COUNTRY CLUB where the membership is MANDATORY. Community offers great amenities, lifestyle and the Jim Fazio designed 18-hole golf course. High ceilings throughout the home and open-kitchen/living area concept. The primary bathroom has double sinks, shower & tub. Lot of storage and walk-in closet space throughout the home. Third bedroom can be converted into a guest room, office, den or much more. Amazing layout to get creative with, even having a more formal dining room and breakfast nook! Hurricane shutters are located inside the garage and plenty of space for multiple cars in th

Key facts

• Gated community
• Double sinks
• Walk-in closet space

Tags

• GATED COMMUNITY
• JIM FAZIO DESIGNED GOLF COURSE
• OPEN KITCHEN LIVING AREA
• DOUBLE SINKS
• WALK-IN CLOSET SPACE
• FORMAL DINING ROOM

Property features AI

Finance

• HOA & community: Monthly association fee; Clubhouse; Fitness center; Golf course community; Golf; Game room; Pickleball; Pool; Sidewalks; Tennis courts; Senior community

Exterior

• Parking: 2-car garage; Driveway; Paver block; Garage door opener; 2 covered parking spaces
• Security: Storm/security shutters
• Utilities: Public water; Public sewer
• Home design: Single-story; Faces south; Resale property
• Construction: Block construction; Barrel roof
• Exterior features: Room for pool; Storm/security shutters; Community pool; Community spa

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator; Breakfast bar/area
• Bedrooms: Bedroom on main level; Attic (additional room)
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms; Dual sinks; Separate shower
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Breakfast bar; Built-in features; Breakfast area; Dining area; Separate/formal dining room; Dual sinks; First floor entry; High ceilings; Living/dining room; Main level primary; Separate shower; Walk-in closet(s); Attic
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $982 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $209k).
• Recommended offer: $184k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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: 169 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); 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $414 appreciation (0.2% local appreciation)).
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.2% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 251 days — a 12% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask has dropped $90k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $183,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 251 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.73% ✓
• Cap rate: 11.93%
• Cash-on-cash: 20.14%
• DSCR: 1.90
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.5%
• Equity multiple: 2.00×
• Total profit: $58,703
• Equity at exit: $62,766

10-year hold

• IRR: 24.5%
• Equity multiple: 3.78×
• Total profit: $162,608
• Equity at exit: $77,126

Cash invested: $58,520 (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 33472

• Home prices YoY: 0.1%
• Active inventory: 169
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $3,626 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$336 /mo · $4,036/yr
• Insurance: −$87
• HOA: −$363
• Vacancy / Maint / Mgmt: −$761
• Net cashflow: $982

Break-even live

Break-even rent $2,383

Max offer price $209,000

Occupancy floor 68%

Sensitivity live

Price	-10% $1,100	-5% $1,041	+0% $982	+5% $923	+10% $864
Rent	-10% $695	-5% $839	+0% $982	+5% $1,125	+10% $1,268
Rate	-1.0pp $1,087	-0.5pp $1,035	base $982	+0.5pp $928	+1.0pp $873

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6731 Southport Dr Boynton Beach, FL	3.0	2.0	1727	$3,600	$2.08	25d	1	0.07mi
6143 Windlass Cir Boynton Beach, FL	4.0	2.5	2245	$4,200	$1.87	19d	1	0.35mi
6365 Lansdowne Cir Boynton Beach, FL	3.0	2.0	1769	$3,200	$1.81	3d	1	0.44mi
8082 Aberdeen Dr #102 Boynton Beach, FL	2.0	2.0	1619	$8,500	$5.25	25d	1	0.44mi
9121 Paragon Way Boynton Beach, FL	4.0	2.0	2154	$4,950	$2.30	25d	1	0.50mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	25d	1	0.73mi
9336 Water Course Way Boynton Beach, FL	3.0	2.0	1779	$3,600	$2.02	22d	1	0.73mi
8520 Tourmaline Blvd Boynton Beach, FL	4.0	2.0	1699	$4,000	$2.35	19d	1	0.82mi
7192 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$3,000	$1.74	25d	1	0.92mi
5945 Parkwalk Dr Boynton Beach, FL	2.0	2.0	1178	$2,500	$2.12	22d	1	0.93mi
6039 Sunberry Cir Boynton Beach, FL	4.0	2.0	2149	$3,650	$1.70	6d	1	0.99mi
7888 Sonoma Springs Cir #105 Lake Worth, FL	2.0	2.0	1105	$2,200	$1.99	25d	1	1.00mi
5537 Pebble Brook Ln Boynton Beach, FL	3.0	2.0	1166	$2,825	$2.42	15d	1	1.02mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$4,900	$2.53	25d	1	1.03mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$5,000	$2.58	11d	1	1.03mi
8884 Shoal Creek Ln Boynton Beach, FL	3.0	2.0	1936	$4,750	$2.45	0d	1	1.03mi
9629 El Clair Ranch Rd Boynton Beach, FL	4.0	2.0	2231	$4,800	$2.15	25d	1	1.03mi
6581 Marissa Cir Lake Worth, FL	3.0	2.0	1414	$3,300	$2.33	19d	1	1.04mi
7275 Summer Tree Dr Boynton Beach, FL	2.0	2.0	1722	$4,300	$2.50	25d	1	1.04mi
6165 Country Fair Cir Boynton Beach, FL	3.0	2.5	1656	$3,200	$1.93	25d	1	1.06mi
7856 Sonoma Springs Cir #205 Lake Worth, FL	2.0	2.0	1105	$2,100	$1.90	0d	1	1.07mi
9215 Sun Pointe Dr Boynton Beach, FL	4.0	2.0	2142	$4,650	$2.17	25d	1	1.07mi
9215 Sun Pointe Dr Boynton Beach, FL	4.0	2.0	2142	$4,650	$2.17	11d	1	1.07mi
7418 Wescott Ter Lake Worth, FL	3.0	2.5	2170	$3,250	$1.50	8d	1	1.11mi
7840 Sonoma Springs Cir #103 Lake Worth, FL	2.0	2.0	1105	$2,200	$1.99	25d	1	1.11mi
9565 El Clair Ranch Rd Boynton Beach, FL	3.0	2.0	1867	$3,500	$1.87	8d	1	1.12mi
9565 El Clair Ranch Rd Boynton Beach, FL	3.0	2.0	1867	$3,500	$1.87	21d	1	1.12mi
7891 Sailing Shores Ter Unit 7891 Boynton Beach, FL	3.0	2.0	2011	$3,000	$1.49	8d	1	1.13mi
7891 Sailing Shores Ter Boynton Beach, FL	3.0	2.0	2011	$3,400	$1.69	17d	1	1.13mi
7577 Caprio Dr Boynton Beach, FL	3.0	2.0	1884	$3,200	$1.70	14d	1	1.14mi
7577 Caprio Dr Boynton Beach, FL	3.0	2.0	1884	$3,200	$1.70	3d	1	1.14mi
9650 Harbour Lake Cir Boynton Beach, FL	3.0	2.0	1937	$2,975	$1.54	25d	1	1.16mi
7725 Rockford Rd Boynton Beach, FL	3.0	2.5	2249	$10,000	$4.45	3d	1	1.20mi
9654 Sun Pointe Dr Boynton Beach, FL	4.0	2.0	2142	$4,400	$2.05	25d	1	1.21mi
7832 Rockford Rd Boynton Beach, FL	3.0	2.0	1598	$3,800	$2.38	22d	1	1.30mi
9926 Watermill Cir Unit F Boynton Beach, FL	3.0	2.0	1471	$2,400	$1.63	25d	1	1.32mi
7975 Rockford Rd Boynton Beach, FL	2.0	2.0	1720	$3,700	$2.15	25d	1	1.34mi
7085 Merganser Ct Lake Worth, FL	2.0	2.0	1155	$2,110	$1.83	2d	1	1.34mi
10206 Stonehenge Cir Boynton Beach, FL	1.0–3.0	1.0–2.0	1054	$2,650	$2.51	0d	12	1.37mi
7936 Rockford Rd Boynton Beach, FL	3.0	2.0	1871	$9,000	$4.81	22d	1	1.39mi

HOA detail

• Monthly dues: $363 · $4,356/yr
• Likely covers: security

Listing history 34 events

1. 2026-06-18
   days on market $209,000 Active 251 DOM
2. 2026-06-17
   days on market $209,000 Active 250 DOM
3. 2026-06-16
   days on market $209,000 Active 249 DOM
4. 2026-06-15
   days on market $209,000 Active 248 DOM
5. 2026-06-13
   days on market $209,000 Active 246 DOM
6. 2026-06-10
   remarks 675-char remark
7. 2026-06-10
   price $209,000 Active 242 DOM
8. 2026-06-09
   days on market $234,900 Active 242 DOM
9. 2026-06-07
   days on market $234,900 Active 240 DOM
10. 2026-06-04
    days on market $234,900 Active 237 DOM
11. 2026-06-03
    days on market $234,900 Active 236 DOM
12. 2026-06-01
    days on market $234,900 Active 234 DOM
13. 2026-05-31
    days on market $234,900 Active 233 DOM
14. 2026-03-10
    status Active
15. 2026-03-08
    historical
16. 2026-02-27
    price $234,900
17. 2025-12-19
    price $264,900
18. 2025-10-22
    price $285,000
19. 2025-10-09
    listed $299,000 Active
20. 2022-01-28
    historical
21. 2021-12-02
    price $315,000
22. 2021-07-17
    price $299,900
23. 2021-04-16
    price $259,900
24. 2021-03-20
    price $249,900
25. 2020-09-06
    price $239,900
26. 2018-07-15
    price $223,500
27. 2018-02-08
    price $224,900
28. 2017-09-16
    listed $210,000 Active
29. 2017-08-21
    historical
30. 2017-06-06
    price $220,000
31. 2017-06-06
    listed $225,000 Active
32. 2010-11-07
    historical
33. 2010-05-07
    listed $260,000
34. 1998-12-23
    soldstatus $5,040,000

ⓘ 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: $4,036 · $336/mo
• Projected year-2 tax: $4,036 · $336/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: $43,510
• − Mortgage interest: −$11,707
• − Property taxes: −$4,036
• − Insurance: −$1,045
• − Repairs & maintenance: −$3,481
• − Management: −$3,481
• − HOA: −$4,356
• − Depreciation: −$6,080
• Taxable income: $9,324
• Est. tax owed @ 24.0%: −$2,238
• After-tax cash flow: $9,545/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

• City population: 148,060
• Population (ZIP): 18,689

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 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 18% Two or more races 14% Black 10% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 7%
• Common ancestry: Romanian 5% Scotch-Irish 4% Hispanic 3%
• Foreign-born: 24% · Canada, China, Jamaica
• Languages at home: 77% English-only · Spanish 11% Other Indo-European 4% French/Haitian/Cajun 3%

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: ▲ 0.20%
• Current HPI: 268.1142
• Rent YoY: —
• Metro: —
• 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

-95.3% since first listed

21 events — show timeline

• 2026-03-10 Relisted — MARMLS
• 2026-03-08 Listing Removed — MARMLS
• 2026-02-27 Price Changed $234,900 MARMLS
• 2025-12-19 Price Changed $264,900 MARMLS
• 2025-10-22 Price Changed $285,000 MARMLS
• 2025-10-09 Listed $299,000 MARMLS
• 2022-01-28 Listing Removed — Beaches MLS
• 2021-12-02 Price Changed $315,000 Beaches MLS
• 2021-07-17 Price Changed $299,900 Beaches MLS
• 2021-04-16 Price Changed $259,900 Beaches MLS
• 2021-03-20 Price Changed $249,900 Beaches MLS
• 2020-09-06 Price Changed $239,900 Beaches MLS
• 2018-07-15 Price Changed $223,500 Beaches MLS
• 2018-02-08 Price Changed $224,900 Beaches MLS
• 2017-09-16 Listed $210,000 Beaches MLS
• 2017-08-21 Listing Removed — Beaches MLS
• 2017-06-06 Price Changed $220,000 Beaches MLS
• 2017-06-06 Listed $225,000 Beaches MLS
• 2010-11-07 Listing Removed — Beaches MLS
• 2010-05-07 Listed $260,000 Beaches MLS
• 1998-12-23 Sold (Public Records) $5,040,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $4,036 · +9.4% YoY. Source: county tax records.