3229 Laurel Ridge Cir #3229 · Riviera Beach, FL 33404

$260,000

2 bd · 2.0 ba · 1,022 sqft · Townhouse public records · 48 Days on market

Built 2005 $481/mo HOA · 16% 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 +14.7/30.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• DSCR +4.5/10.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 2 bedroom town-home in Thousand Oaks. This home has a one car garage, upgraded kitchen and an open balcony! Stack-able washer and dryer. Home will have newer carpet and ready be to move right in. Close to beaches and shopping!! PETS MUST BE APPROVED, NO VICIOUS BREEDS

Key facts

• Open floor plan
• Private balcony
• Granite counters

Tags

• 24 HOUR MANNED SECURITY
• PRIVATE BALCONY
• OPEN FLOOR PLAN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERS
• ACCORDION HURRICANE SHUTTERS

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association fee; Association covers common areas, cable TV, internet, grounds maintenance, structure maintenance, pool(s), roof, and security; Community amenities include clubhouse, fitness center, playground, pool, basketball court, and tennis courts

Exterior

• Parking: Attached garage with garage door opener; 1 covered garage space
• Security: Smoke detector(s)
• Utilities: Electric service
• Home design: Attached property; 2 stories; Entry located on level 2
• Construction: Block construction; Year built: Unknown
• Exterior features: Balcony; Open patio/porch; Porch; Storm/security shutters; Heated pool

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: First-floor entry; Open living/dining area; Vaulted ceilings; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $260k.

Deal economics

• At list price, monthly cash flow is $64 ($772/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $252k (3.0% 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.
• Market conditions: Rents soft (-0.7%/yr); 506 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $3,025/mo this rent would consume 56% 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 $8k 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 48 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 9y 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.
• Current owner paid $225k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $252,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 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?
5. 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?
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: 1.16% ✓
• Cap rate: 6.59%
• Cash-on-cash: 1.06%
• DSCR: 1.05
• GRM: 7.2

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: -18.9%
• Equity multiple: 0.36×
• Total profit: $-46,527
• Equity at exit: $38,767

10-year hold

• IRR: -22.2%
• Equity multiple: 0.07×
• Total profit: $-67,991
• Equity at exit: $22,480

Cash invested: $72,800 (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: 7.2×

Monthly cashflow live

• Estimated rent: $3,025 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$372 /mo · $4,468/yr
• Insurance: −$108
• HOA: −$481
• Vacancy / Maint / Mgmt: −$635
• Net cashflow: $64

Break-even live

Break-even rent $2,943

Max offer price $260,000

Occupancy floor 93%

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
855 Date Palm Dr West Palm Beach, FL	3.0	3.0	1216	$3,150	$2.59	24d	1	1.12mi
901 W 37th St Riviera Beach, FL	3.0	1.0	900	$2,895	$3.22	24d	1	1.15mi
321 Sandtree Dr Palm Beach Gardens, FL	3.0	2.5	1480	$3,000	$2.03	11d	1	1.20mi
321 Sandtree Dr Palm Beach Gardens, FL	3.0	2.5	1480	$3,000	$2.03	24d	1	1.20mi
8731 Uranus Ter West Palm Beach, FL	2.0	1.0	900	$3,200	$3.56	24d	1	1.20mi
9000 Woodbine Trl Riviera Beach, FL	1.0–3.0	1.0–2.0	1031	$2,360	$2.29	1d	1	1.40mi
1401 W 9th St Riviera Beach, FL	3.0	2.0	1304	$3,200	$2.45	24d	1	1.41mi
520 W 28th St Riviera Beach, FL	3.0	1.0	1296	$6,000	$4.63	3d	1	1.47mi

HOA detail

• Monthly dues: $481 · $5,772/yr

Listing history 42 events

1. 2026-06-18
   days on market $260,000 Active 48 DOM
2. 2026-06-17
   days on market $260,000 Active 47 DOM
3. 2026-06-16
   days on market $260,000 Active 46 DOM
4. 2026-06-15
   days on market $260,000 Active 45 DOM
5. 2026-06-13
   days on market $260,000 Active 43 DOM
6. 2026-06-09
   days on market $260,000 Active 39 DOM
7. 2026-06-08
   days on market $260,000 Active 38 DOM
8. 2026-06-07
   days on market $260,000 Active 37 DOM
9. 2026-06-04
   days on market $260,000 Active 34 DOM
10. 2026-06-03
    days on market $260,000 Active 33 DOM
11. 2026-06-02
    days on market $260,000 Active 32 DOM
12. 2026-06-01
    days on market $260,000 Active 31 DOM
13. 2026-05-31
    days on market $260,000 Active 30 DOM
14. 2026-05-01
    listed $260,000 Active
15. 2026-04-30
    historical
16. 2026-01-02
    status Active
17. 2025-08-04
    price $262,000
18. 2025-05-15
    price $263,000
19. 2025-03-31
    listed $265,000 Active
20. 2022-05-10
    soldstatus $225,000
21. 2019-12-18
    soldstatus $144,000
22. 2019-12-13
    soldstatus $144,000 Closed 281-char remark

    Show marketing remark (281 chars)

    Beautiful 2 bedroom town-home in Thousand Oaks. This home has a one car garage, upgraded kitchen and an open balcony! Stack-able washer and dryer. Home will have newer carpet and ready be to move right in. Close to beaches and shopping!! PETS MUST BE APPROVED, NO VICIOUS BREEDS

23. 2019-11-24
    status Pending 281-char remark

    Show marketing remark (281 chars)

    Beautiful 2 bedroom town-home in Thousand Oaks. This home has a one car garage, upgraded kitchen and an open balcony! Stack-able washer and dryer. Home will have newer carpet and ready be to move right in. Close to beaches and shopping!! PETS MUST BE APPROVED, NO VICIOUS BREEDS

24. 2019-11-04
    price $144,000 281-char remark

    Show marketing remark (281 chars)

    Beautiful 2 bedroom town-home in Thousand Oaks. This home has a one car garage, upgraded kitchen and an open balcony! Stack-able washer and dryer. Home will have newer carpet and ready be to move right in. Close to beaches and shopping!! PETS MUST BE APPROVED, NO VICIOUS BREEDS

25. 2019-11-03
    price $146,000 281-char remark

    Show marketing remark (281 chars)

    Beautiful 2 bedroom town-home in Thousand Oaks. This home has a one car garage, upgraded kitchen and an open balcony! Stack-able washer and dryer. Home will have newer carpet and ready be to move right in. Close to beaches and shopping!! PETS MUST BE APPROVED, NO VICIOUS BREEDS

26. 2019-10-24
    price $148,000 281-char remark

    Show marketing remark (281 chars)

    Beautiful 2 bedroom town-home in Thousand Oaks. This home has a one car garage, upgraded kitchen and an open balcony! Stack-able washer and dryer. Home will have newer carpet and ready be to move right in. Close to beaches and shopping!! PETS MUST BE APPROVED, NO VICIOUS BREEDS

27. 2019-10-17
    price $148,900 281-char remark

    Show marketing remark (281 chars)

    Beautiful 2 bedroom town-home in Thousand Oaks. This home has a one car garage, upgraded kitchen and an open balcony! Stack-able washer and dryer. Home will have newer carpet and ready be to move right in. Close to beaches and shopping!! PETS MUST BE APPROVED, NO VICIOUS BREEDS

28. 2019-09-26
    status Active 281-char remark

    Show marketing remark (281 chars)

    Beautiful 2 bedroom town-home in Thousand Oaks. This home has a one car garage, upgraded kitchen and an open balcony! Stack-able washer and dryer. Home will have newer carpet and ready be to move right in. Close to beaches and shopping!! PETS MUST BE APPROVED, NO VICIOUS BREEDS

29. 2019-09-19
    historical Active Under Contract 281-char remark

    Show marketing remark (281 chars)

    Beautiful 2 bedroom town-home in Thousand Oaks. This home has a one car garage, upgraded kitchen and an open balcony! Stack-able washer and dryer. Home will have newer carpet and ready be to move right in. Close to beaches and shopping!! PETS MUST BE APPROVED, NO VICIOUS BREEDS

30. 2019-09-03
    price $149,900 281-char remark

    Show marketing remark (281 chars)

    Beautiful 2 bedroom town-home in Thousand Oaks. This home has a one car garage, upgraded kitchen and an open balcony! Stack-able washer and dryer. Home will have newer carpet and ready be to move right in. Close to beaches and shopping!! PETS MUST BE APPROVED, NO VICIOUS BREEDS

31. 2019-08-16
    listed $152,000 Active 281-char remark

    Show marketing remark (281 chars)

    Beautiful 2 bedroom town-home in Thousand Oaks. This home has a one car garage, upgraded kitchen and an open balcony! Stack-able washer and dryer. Home will have newer carpet and ready be to move right in. Close to beaches and shopping!! PETS MUST BE APPROVED, NO VICIOUS BREEDS

32. 2018-05-17
    soldstatus $125,000
33. 2018-05-11
    soldstatus $125,000 Closed
34. 2018-03-15
    status Pending
35. 2018-02-01
    status Active
36. 2018-01-23
    status Pending
37. 2018-01-12
    listed $140,000 Active
38. 2017-12-19
    historical
39. 2017-08-25
    status Active
40. 2017-08-11
    status Pending
41. 2017-06-19
    listed $140,000 Active
42. 2014-02-19
    soldstatus $67,000

ⓘ 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: $4,468 · $372/mo
• Projected year-2 tax: $4,468 · $372/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 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: $36,296
• − Mortgage interest: −$14,564
• − Property taxes: −$4,468
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,904
• − Management: −$2,904
• − HOA: −$5,772
• − Depreciation: −$7,564
• Taxable loss: −$3,179
• Est. tax savings @ 24.0%: +$763
• After-tax cash flow: $1,535/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

+288.1% since first listed

29 events — show timeline

• 2026-05-01 Listed $260,000 MARMLS
• 2026-04-30 Listing Removed — MARMLS
• 2026-01-02 Relisted — MARMLS
• 2025-08-04 Price Changed $262,000 MARMLS
• 2025-05-15 Price Changed $263,000 MARMLS
• 2025-03-31 Listed $265,000 MARMLS
• 2022-05-10 Sold (Public Records) $225,000 Public Records
• 2019-12-18 Sold (Public Records) $144,000 Public Records
• 2019-12-13 Sold (MLS) $144,000 Beaches MLS
• 2019-11-24 Pending — Beaches MLS
• 2019-11-04 Price Changed $144,000 Beaches MLS
• 2019-11-03 Price Changed $146,000 Beaches MLS
• 2019-10-24 Price Changed $148,000 Beaches MLS
• 2019-10-17 Price Changed $148,900 Beaches MLS
• 2019-09-26 Relisted — Beaches MLS
• 2019-09-19 Contingent — Beaches MLS
• 2019-09-03 Price Changed $149,900 Beaches MLS
• 2019-08-16 Listed $152,000 Beaches MLS
• 2018-05-17 Sold (Public Records) $125,000 Public Records
• 2018-05-11 Sold (MLS) $125,000 Beaches MLS
• 2018-03-15 Pending — Beaches MLS
• 2018-02-01 Relisted — Beaches MLS
• 2018-01-23 Pending — Beaches MLS
• 2018-01-12 Listed $140,000 Beaches MLS
• 2017-12-19 Listing Removed — Beaches MLS
• 2017-08-25 Relisted — Beaches MLS
• 2017-08-11 Pending — Beaches MLS
• 2017-06-19 Listed $140,000 Beaches MLS
• 2014-02-19 Sold (Public Records) $67,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $4,468 · +2.8% YoY. Source: county tax records.