3069 Laurel Ridge Cir · Riviera Beach, FL 33404

$289,500

2 bd · 2.5 ba · 1,199 sqft · Townhouse public records · 106 Days on market

Built 2004 849 sqft lot $481/mo HOA · 17% 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 +12.6/30.0
• ARV discount +7.5/15.0
• 1% rule +4.6/10.0
• Schools +4.3/10.0
• DSCR +3.8/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Stunning 2-bedroom, 2.1-bath townhouse with updates throughout! Features include newer bathroom vanities, new shower doors, AC installed in 2022, tile on the main floor, carpet upstairs, and washer & dryer conveniently located on the second floor. The kitchen boasts beige Maytag appliances, and accordion shutters provide added protection. Relax with serene lake views from the master suite, which includes an LG TV with custom stand. The living room features a TV with Theater Research speakers. Spacious closets include a safe in the master, and built-in garage shelving adds extra storage. Move-in ready and designed for comfort and convenience!

Key facts

• Carpet upstairs
• Washer and dryer
• New shower doors

Tags

• NEWER BATHROOM VANITIES
• NEW SHOWER DOORS
• AC INSTALLED
• TILE ON THE MAIN FLOOR
• CARPET UPSTAIRS
• WASHER AND DRYER

Property features AI

Finance

• Other: Pets allowed (breed restrictions and possible pet restrictions)
• HOA & community: HOA with monthly fee; Association amenities include clubhouse, fitness center, playground, pool, tennis courts, and sidewalks; HOA covers insurance, grounds maintenance, security, trash, and common areas

Exterior

• Parking: 1-car garage with garage door opener; 1 covered parking space
• Security: Fire alarm; Smoke detectors; Gated community with guard
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Townhouse; 2 stories; Faces east; Resale property
• Construction: Block/Concrete/CBS construction
• Exterior features: Waterfront; Barrel roof

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: No main-level bedrooms (2-story townhouse)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms and 1 half bathroom (3 total); One bathroom on the main level
• Heating & cooling: Central heating (electric); Central air; Ceiling fans; Electric cooling
• Interior features: Built-in features; Walk-in closet(s); Partially furnished; Blinds on windows
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $290k.

Deal economics

• At list price, monthly cash flow is $-36 ($-430/yr) — negative.
• To cash-flow at today's rent, offer at most $283k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $278k (4.0% below list).
• Recommended offer: $263k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#581 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A-; Watch: employment D, crime F, amenities 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: Washington Elementary Magnet School (math 42% / reading 37%, grade F, #1,513 of 2,144 statewide, top 73%, 253 students, 85% FRL); John F. Kennedy Middle School (math 28% / reading 29%, grade F, #482 of 571 statewide, top 85%, 826 students, 78% FRL); Palm Beach Gardens High School (math 19% / reading 40%, grade F, #447 of 667 statewide, top 68%, 2,570 students, 61% FRL) — zoned schools average 75% FRL vs 52% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 50% district-wide (-17 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 (-0.7%/yr); 506 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• At $2,779/mo this rent would consume 51% of the median local household income ($65k/yr) (locally 1838% 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 $2k of loan paydown is wiped out by about $9k 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 106 days — a 9% lower offer ($263k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $263,445 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is F 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.96% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.53%
• DSCR: 0.98
• GRM: 8.7

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: -20.9%
• Equity multiple: 0.29×
• Total profit: $-57,153
• Equity at exit: $43,165

10-year hold

• IRR: -24.7%
• Equity multiple: -0.03×
• Total profit: $-83,430
• Equity at exit: $25,031

Cash invested: $81,060 (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 33404

• Home prices YoY: -31.1%
• Rents YoY: -0.7%
• Active inventory: 506
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,779 high
• Mortgage (P&I): −$1,518
• Tax from tax record: −$111 /mo · $1,333/yr
• Insurance: −$121
• HOA: −$481
• Vacancy / Maint / Mgmt: −$583
• Net cashflow: $-36

Break-even live

Break-even rent $2,824

Max offer price $283,170

Occupancy floor 96%

Sensitivity live

Price	-10% $128	-5% $46	+0% $-36	+5% $-118	+10% $-200
Rent	-10% $-255	-5% $-146	+0% $-36	+5% $74	+10% $184
Rate	-1.0pp $110	-0.5pp $38	base $-36	+0.5pp $-111	+1.0pp $-187

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: $72,375
• Closing costs: $8,685
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
321 Sandtree Dr Palm Beach Gardens, FL	3.0	2.5	1480	$3,000	$2.03	12d	1	1.06mi
321 Sandtree Dr Palm Beach Gardens, FL	3.0	2.5	1480	$3,000	$2.03	26d	1	1.06mi
8731 Uranus Ter West Palm Beach, FL	2.0	1.0	900	$3,200	$3.56	26d	1	1.09mi
9000 Woodbine Trl Riviera Beach, FL	1.0–3.0	1.0–2.0	1031	$2,356	$2.29	0d	1	1.21mi
855 Date Palm Dr West Palm Beach, FL	3.0	3.0	1216	$3,150	$2.59	26d	1	1.26mi
901 W 37th St Riviera Beach, FL	3.0	1.0	900	$2,895	$3.22	26d	1	1.33mi
4289 S Mary Cir Palm Beach Gardens, FL	2.0	2.0	1246	$2,850	$2.29	26d	1	1.44mi

HOA detail

• Monthly dues: $481 · $5,772/yr

Listing history 15 events

1. 2026-06-21
   days on market $289,500 Active 106 DOM
2. 2026-06-18
   days on market $289,500 Active 103 DOM
3. 2026-06-17
   days on market $289,500 Active 102 DOM
4. 2026-06-16
   days on market $289,500 Active 101 DOM
5. 2026-06-15
   days on market $289,500 Active 100 DOM
6. 2026-06-13
   days on market $289,500 Active 98 DOM
7. 2026-06-09
   days on market $289,500 Active 94 DOM
8. 2026-06-08
   days on market $289,500 Active 93 DOM
9. 2026-06-07
   days on market $289,500 Active 92 DOM
10. 2026-06-04
    days on market $289,500 Active 89 DOM
11. 2026-06-03
    days on market $289,500 Active 88 DOM
12. 2026-06-02
    days on market $289,500 Active 87 DOM
13. 2026-06-01
    days on market $289,500 Active 86 DOM
14. 2026-05-31
    days on market $289,500 Active 85 DOM
15. 2026-03-06
    listed $289,500 Active

ⓘ 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: $1,333 · $111/mo
• Projected year-2 tax: $2,403 · $200/mo
• Expected delta: +$1,070/yr (+$89/mo · 80.2%)

ⓘ 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 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,343
• − Mortgage interest: −$16,217
• − Property taxes: −$1,333
• − Insurance: −$1,448
• − Repairs & maintenance: −$2,667
• − Management: −$2,667
• − HOA: −$5,772
• − Depreciation: −$8,422
• Taxable loss: −$5,183
• Est. tax savings @ 24.0%: +$1,244
• After-tax cash flow: $814/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 — Riviera Beach

• Score: 67/100
• State rank: #581
• US rank: #11060

Category grades

Amenities F Commute F Cost of living A- Crime F Employment D Housing A+ Health & safety A+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riviera Beach, FL
• County: Palm Beach County · 1,438,312 people
• City population: 30,912
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 30,912
• Household income: $65,063
• Rent vs Own: 40.0% rent · 60.0% own
• Severe rent burden: 1838.0

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: Majority Black (64%)
• Race & ethnicity: Black 64% White 22% Hispanic / Latino 9% Two or more races 8%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Hispanic 8% Romanian 1% Italian 1%
• Foreign-born: 21% · Canada, Jamaica
• Languages at home: 82% English-only · Spanish 8% French/Haitian/Cajun 7% Other Indo-European 1%

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: ▼ -153.74%
• Current HPI: 341.1761
• Rent YoY: ▼ -0.72%
• 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

1 event — show timeline

• 2026-03-06 Listed $289,500 Beaches MLS

Property tax history

-0.1%/yr

Latest (2025): $1,333 · +1.3% YoY. Source: county tax records.