4209 S 88th Ct S S · Boynton Beach, FL 33436

$59,900

2 bd · 2.0 ba · 840 sqft · Land public records · 43 Days on market

Built 1985 3,802 sqft lot $57/mo HOA · 3% 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
• 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

1985 built home is 14' wide by 60'. This is a bright, cheerful and well situated place that will require interior work. Price reflects current condition. Sold As Is with Right of Inspection. Community has that old Florida charm. Within 3 miles to pristine beaches and a mile walk to all possible conveniences and amenities. A good deal for the handy person. AC system is app. 5 years old. Exterior service panel replaced in 2009.

Key facts

• Convenient location
• 3,802 sq ft lot
• Parking

Tags

• ELECTRICAL SERVICE UPDATED
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $60k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 28.8% 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); 457 active listings in the ZIP; 39 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $24k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $60k implies a 328% 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 4→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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. 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. 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.
6. 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.
7. 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: 3.46% ✓
• Cap rate: 28.84%
• Cash-on-cash: 80.52%
• DSCR: 4.58
• GRM: 2.4

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: 77.1%
• Equity multiple: 4.34×
• Total profit: $55,990
• Equity at exit: $8,931

10-year hold

• IRR: 79.9%
• Equity multiple: 8.03×
• Total profit: $117,953
• Equity at exit: $5,179

Cash invested: $16,772 (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: 2.4×

Monthly cashflow live

• Estimated rent: $2,072 high
• Mortgage (P&I): −$314
• Tax from tax record: −$116 /mo · $1,386/yr
• Insurance: −$25
• HOA: −$57
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $1,125

Break-even live

Break-even rent $648

Max offer price $59,900

Occupancy floor 41%

Sensitivity live

Price	-10% $1,159	-5% $1,142	+0% $1,125	+5% $1,108	+10% $1,091
Rent	-10% $962	-5% $1,044	+0% $1,125	+5% $1,207	+10% $1,289
Rate	-1.0pp $1,156	-0.5pp $1,141	base $1,125	+0.5pp $1,110	+1.0pp $1,094

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 39 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	25d	1	0.12mi
4482 King Theodore Dr Boynton Beach, FL	1.0	1.0	800	$1,795	$2.24	25d	1	0.27mi
3930 Max Pl Boynton Beach, FL	1.0	1.0	925	$2,550	$2.76	23d	1	0.54mi
3500 Sandpiper Dr Boynton Beach, FL	1.0–2.0	1.0–2.0	1147	$2,579	$2.25	23d	22	0.62mi
220 Savannah Lakes Dr Boynton Beach, FL	2.0	2.0	1098	$2,365	$2.15	4d	1	0.98mi
4101 Mahogany Dr Boynton Beach, FL	1.0–2.0	1.0–2.0	950	$2,159	$2.27	0d	12	1.09mi
2303 N Congress Ave #15 Boynton Beach, FL	2.0	1.0	925	$1,950	$2.11	25d	1	1.12mi
2313 N Congress Ave #18 Boynton Beach, FL	2.0	1.0	758	$1,950	$2.57	16d	1	1.14mi
2307 N Congress Ave #24 Boynton Beach, FL	2.0	1.0	902	$1,700	$1.88	4d	1	1.16mi
2301 N Congress Ave #25 Boynton Beach, FL	2.0	1.0	758	$2,000	$2.64	25d	1	1.18mi
9900 Pineapple Tree Dr #106 Boynton Beach, FL	2.0	2.0	1008	$2,250	$2.23	25d	1	1.18mi
2317 N Congress Ave #24 Boynton Beach, FL	2.0	1.0	902	$2,300	$2.55	6d	1	1.19mi
9935 Pineapple Tree Dr #202 Boynton Beach, FL	2.0	2.0	1008	$2,575	$2.55	16d	1	1.24mi
2 Renaissance Way #409 Boynton Beach, FL	1.0	1.0	817	$1,900	$2.33	0d	1	1.28mi
3 Renaissance Way #210 Boynton Beach, FL	1.0	1.0	912	$1,850	$2.03	6d	1	1.29mi
4408 Renaissance Way Boynton Beach, FL	2.0	2.0	1048	$2,350	$2.24	13d	1	1.29mi
2407 Renaissance Way Boynton Beach, FL	1.0	1.0	744	$1,950	$2.62	9d	1	1.29mi
3308 Renaissance Way Boynton Beach, FL	2.0	2.0	1119	$2,300	$2.06	6d	1	1.29mi
4408 Renaissance Way Unit 408 Boynton Beach, FL	2.0	2.0	1048	$2,350	$2.24	18d	1	1.29mi
2401 Renaissance Way Boynton Beach, FL	2.0	2.0	1048	$2,400	$2.29	25d	1	1.29mi
1605 Renaissance Commons Blvd Boynton Beach, FL	1.0–3.0	1.0–2.0	1148	$2,538	$2.21	0d	13	1.32mi
1831 Renaissance Commons Blvd Boynton Beach, FL	2.0	2.0	975	$2,210	$2.27	25d	1	1.33mi
1831 Renaissance Commons Blvd Boynton Beach, FL	2.0	2.0	975	$2,230	$2.29	6d	1	1.33mi
1831 Renaissance Commons Blvd Boynton Beach, FL	1.0	1.0	840	$1,840	$2.19	16d	1	1.33mi
4 Renaissance Way #302 Boynton Beach, FL	1.0	1.0	747	$1,945	$2.60	12d	1	1.33mi
1701 Renaissance Commons Blvd Boynton Beach, FL	1.0–2.0	1.0–2.0	849	$2,863	$3.37	0d	1	1.34mi
1701 Renaissance Commons Blvd Boynton Beach, FL	2.0	2.0	922	$2,629	$2.85	12d	1	1.34mi
18 Via de Casas Sur #205 Boynton Beach, FL	3.0	2.0	1096	$2,750	$2.51	25d	1	1.35mi
6 Via de Casas Sur #104 Boynton Beach, FL	2.0	2.0	996	$2,195	$2.20	25d	1	1.37mi
1660 Renaissance Commons Blvd #2122 Boynton Beach, FL	2.0	2.0	1012	$2,450	$2.42	25d	1	1.38mi
1660 Renaissance Commons Blvd #2329 Boynton Beach, FL	1.0	1.0	852	$1,975	$2.32	4d	1	1.38mi
1690 Renaissance Commons Blvd Boynton Beach, FL	2.0–3.0	2.0	940	$2,300	$2.45	0d	3	1.39mi
1690 Renaissance Commons Blvd Boynton Beach, FL	2.0	2.0	1074	$2,275	$2.12	20d	3	1.39mi
1690 Renaissance Commons Blvd Boynton Beach, FL	1.0–2.0	1.0–2.0	977	$2,350	$2.41	22d	3	1.39mi
1645 Renaissance Commons Blvd Boynton Beach, FL	1.0	1.0	817	$2,114	$2.59	23d	1	1.40mi
1660 Renaissance Commons Blvd Boynton Beach, FL	1.0	1.0	798	$1,962	$2.46	0d	2	1.40mi
1660 Renaissance Commons Blvd Boynton Beach, FL	1.0–2.0	1.0–2.0	932	$2,450	$2.63	18d	2	1.40mi
1100 Audace Ave Boynton Beach, FL	1.0–3.0	1.0–2.0	1021	$2,646	$2.59	0d	22	1.41mi
15 Via de Casas Sur #204 Boynton Beach, FL	2.0	2.0	996	$2,400	$2.41	25d	1	1.46mi

HOA detail

• Monthly dues: $57 · $684/yr

Listing history 11 events

1. 2026-04-09
   status Pending
2. 2026-04-06
   price $59,900
3. 2026-03-27
   price $65,000
4. 2026-03-18
   price $75,000
5. 2026-02-25
   listed $83,900 Active
6. 2017-02-24
   soldstatus $14,000 Closed 434-char remark

   Show marketing remark (434 chars)

   1985 built home is 14' wide by 60'. This is a bright, cheerful and well situated place that will require interior work. Price reflects current condition. Sold As Is with Right of Inspection. Community has that old Florida charm. Within 3 miles to pristine beaches and a mile walk to all possible conveniences and amenities. A good deal for the handy person. AC system is app. 5 years old. Exterior service panel replaced in 2009.

7. 2017-01-13
   historical 434-char remark

   Show marketing remark (434 chars)

   1985 built home is 14' wide by 60'. This is a bright, cheerful and well situated place that will require interior work. Price reflects current condition. Sold As Is with Right of Inspection. Community has that old Florida charm. Within 3 miles to pristine beaches and a mile walk to all possible conveniences and amenities. A good deal for the handy person. AC system is app. 5 years old. Exterior service panel replaced in 2009.

8. 2017-01-11
   listed $17,000 434-char remark

   Show marketing remark (434 chars)

   1985 built home is 14' wide by 60'. This is a bright, cheerful and well situated place that will require interior work. Price reflects current condition. Sold As Is with Right of Inspection. Community has that old Florida charm. Within 3 miles to pristine beaches and a mile walk to all possible conveniences and amenities. A good deal for the handy person. AC system is app. 5 years old. Exterior service panel replaced in 2009.

9. 2009-09-28
   soldstatus $40,000 176-char remark

   Show marketing remark (176 chars)

   Own your lot; get a nice, clean cheerful house for this low price. Electrical service updated. Park is intimate, nicely kept and location is most convenient. A truly good deal.

10. 2009-09-21
    historical 176-char remark

    Show marketing remark (176 chars)

    Own your lot; get a nice, clean cheerful house for this low price. Electrical service updated. Park is intimate, nicely kept and location is most convenient. A truly good deal.

11. 2009-08-04
    listed $50,000 176-char remark

    Show marketing remark (176 chars)

    Own your lot; get a nice, clean cheerful house for this low price. Electrical service updated. Park is intimate, nicely kept and location is most convenient. A truly good deal.

ⓘ 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: $1,386 · $116/mo
• Projected year-2 tax: $1,386 · $116/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 4 d/yr ≥106°F today · 15 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: $24,866
• − Mortgage interest: −$3,355
• − Property taxes: −$1,386
• − Insurance: −$300
• − Repairs & maintenance: −$1,989
• − Management: −$1,989
• − HOA: −$684
• − Depreciation: −$1,743
• Taxable income: $13,420
• Est. tax owed @ 24.0%: −$3,221
• After-tax cash flow: $10,284/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

+19.8% since first listed

11 events — show timeline

• 2026-04-09 Pending — Beaches MLS
• 2026-04-06 Price Changed $59,900 Beaches MLS
• 2026-03-27 Price Changed $65,000 Beaches MLS
• 2026-03-18 Price Changed $75,000 Beaches MLS
• 2026-02-25 Listed $83,900 Beaches MLS
• 2017-02-24 Sold (MLS) $14,000 Beaches MLS
• 2017-01-13 Listing Removed — Beaches MLS
• 2017-01-11 Listed $17,000 Beaches MLS
• 2009-09-28 Sold (MLS) $40,000 Beaches MLS
• 2009-09-21 Listing Removed — Beaches MLS
• 2009-08-04 Listed $50,000 Beaches MLS

Property tax history

+7.9%/yr

Latest (2025): $1,386 · +154.4% YoY. Source: county tax records.