4208 S Shady Ln · Boynton Beach, FL 33436

$120,000

2 bd · 2.0 ba · 732 sqft · Land public records · 18 Days on market

Built 1972 4,122 sqft lot $88/mo HOA · 4% of rent

---

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

Beautiful Mobile Home in the heart of Boynton Beach. 55 + community very quiet and nice "YOU OWN THE LAND", this way the HOA is only $88.00 monthly. This is a house with two Bedrooms and two baths, plus a extra florida room split plan home. a/c is 2023, hot water heather 2020, the property is free of mowing. Nice Backyard in artificial green turf. Nice patio in the back with canal view and 3 small storages. Washer and Dryer included. Furniture included ( optional)

Key facts

• Canal view
• Nice patio
• Extra florida room

Tags

• YOU OWN THE LAND
• EXTRA FLORIDA ROOM
• CANAL VIEW
• ARTIFICIAL GREEN TURF
• NICE PATIO
• 3 SMALL STORAGES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $120k.

Deal economics

• At list price, monthly cash flow is $691 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.2% 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); 445 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $830 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y 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

• 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 $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.73% ✓
• Cap rate: 13.21%
• Cash-on-cash: 24.70%
• DSCR: 2.10
• GRM: 4.8

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: 14.4%
• Equity multiple: 1.55×
• Total profit: $18,629
• Equity at exit: $17,892

10-year hold

• IRR: 20.6%
• Equity multiple: 2.48×
• Total profit: $49,891
• Equity at exit: $10,375

Cash invested: $33,600 (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: 4.8×

Monthly cashflow live

• Estimated rent: $2,071 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$177 /mo · $2,128/yr
• Insurance: −$50
• HOA: −$88
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $691

Break-even live

Break-even rent $1,196

Max offer price $120,000

Occupancy floor 62%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2407 Renaissance Way Boynton Beach, FL	1.0	1.0	744	$1,950	$2.62	8d	1	1.27mi
4 Renaissance Way #302 Boynton Beach, FL	1.0	1.0	747	$1,945	$2.60	11d	1	1.31mi

HOA detail

• Monthly dues: $88 · $1,056/yr
• Likely covers: water

Listing history 26 events

1. 2025-12-05
   soldstatus $113,000
2. 2025-11-14
   status Pending
3. 2025-11-14
   status Active
4. 2025-11-14
   status Pending
5. 2025-10-27
   listed $120,000 Active
6. 2025-09-19
   historical
7. 2025-08-25
   price $125,000
8. 2025-04-23
   listed $138,000 Active
9. 2025-04-03
   historical
10. 2025-03-14
    price $142,500
11. 2025-01-07
    price $145,500
12. 2024-11-04
    listed $149,500 Active
13. 2024-10-25
    historical
14. 2024-07-03
    listed $155,000 Active
15. 2023-09-14
    soldstatus $138,000
16. 2023-09-08
    soldstatus $138,000 Closed
17. 2023-08-04
    status Pending
18. 2023-07-13
    price $144,900
19. 2023-04-04
    price $149,900
20. 2023-02-26
    listed $153,900 Active
21. 2018-05-22
    soldstatus $37,000 Closed
22. 2018-03-14
    status Pending
23. 2018-02-27
    historical Contingent
24. 2018-01-10
    listed $47,000 Active
25. 1988-03-01
    soldstatus $15,500
26. 1987-01-01
    soldstatus $25,000

ⓘ 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: $2,128 · $177/mo
• Projected year-2 tax: $2,128 · $177/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $24,853
• − Mortgage interest: −$6,722
• − Property taxes: −$2,128
• − Insurance: −$600
• − Repairs & maintenance: −$1,988
• − Management: −$1,988
• − HOA: −$1,056
• − Depreciation: −$3,491
• Taxable income: $6,879
• Est. tax owed @ 24.0%: −$1,651
• After-tax cash flow: $6,647/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

+352.0% since first listed

26 events — show timeline

• 2025-12-05 Sold (Public Records) $113,000 Public Records
• 2025-11-14 Pending — MARMLS
• 2025-11-14 Relisted — MARMLS
• 2025-11-14 Pending — MARMLS
• 2025-10-27 Listed $120,000 MARMLS
• 2025-09-19 Listing Removed — MARMLS
• 2025-08-25 Price Changed $125,000 MARMLS
• 2025-04-23 Listed $138,000 MARMLS
• 2025-04-03 Listing Removed — MARMLS
• 2025-03-14 Price Changed $142,500 MARMLS
• 2025-01-07 Price Changed $145,500 MARMLS
• 2024-11-04 Listed $149,500 MARMLS
• 2024-10-25 Listing Removed — MARMLS
• 2024-07-03 Listed $155,000 MARMLS
• 2023-09-14 Sold (Public Records) $138,000 Public Records
• 2023-09-08 Sold (MLS) $138,000 Beaches MLS
• 2023-08-04 Pending — Beaches MLS
• 2023-07-13 Price Changed $144,900 Beaches MLS
• 2023-04-04 Price Changed $149,900 Beaches MLS
• 2023-02-26 Listed $153,900 Beaches MLS
• 2018-05-22 Sold (MLS) $37,000 Beaches MLS
• 2018-03-14 Pending — Beaches MLS
• 2018-02-27 Contingent — Beaches MLS
• 2018-01-10 Listed $47,000 Beaches MLS
• 1988-03-01 Sold (Public Records) $15,500 Public Records
• 1987-01-01 Sold (Public Records) $25,000 Public Records

Property tax history

+13.9%/yr

Latest (2025): $2,128 · +4.8% YoY. Source: county tax records.