410 Wilma Cir · Riviera Beach, FL 33404

$295,000

2 bd · 2.0 ba · 1,056 sqft · SingleFamily · 33 Days on market

Built 1973 Good condition $768/mo HOA · 20% of rent

---

Why this score? — see what drove the C- 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 +18.0/30.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Schools +4.3/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

WOW! Upgraded 2/2 Waterfront Condo with FABULOUS VIEWS of Intercoastal and Singer Island. New Roof November 2025. Kitchen upgrades include SS Refrigerator, range and dishwasher, all new white cabinets, Main Bedroom ensuite upgraded with double sink vanity. New A/C November 2025. Great location just minutes to Singer Island beaches, dining, shopping, golf and lots more. PBIA airport 20 minutes and easy access to I-95 and FL Tpke. Don't Wait, Call today for private showing!

Key facts

• Kitchen upgrades
• Main bedroom ensuite
• Waterfront condo

Tags

• WATERFRONT CONDO
• KITCHEN UPGRADES
• NEW ROOF
• MAIN BEDROOM ENSUITE
• DOUBLE SINK VANITY
• NEW A/C

Property features AI

Finance

• Other: Property condition: resale
• Financial info: Pets allowed with possible restrictions
• HOA & community: Has association (Dophin Point Condominium, Inc.); Monthly HOA fee of $768; Association amenities include elevator(s), laundry, parking, pool, and gated access; HOA covers maintenance of grounds, sewer, trash, water, common areas, common real estate tax, elevator, roof repairs, and pool service

Exterior

• Parking: Assigned parking; Guest parking; Total of 1 parking space
• Security: Security gate; Gated community (no guard)
• Utilities: Public water; Public sewer; Electricity available; Water available
• Home design: Condominium; One level; Faces south; 4-story building
• Construction: Flat roof; Building area approximately 1,056 (per public records); Construction materials: see remarks
• Exterior features: Intracoastal waterfront access noted; Other waterfront features; East of US-1 road frontage

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms on main level
• Heating & cooling: Central individual heating; Central individual cooling
• Interior features: Bedroom layout is stacked; Unfurnished
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $295k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-171 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (8.4% below list).
• Meets the 1% rule at list price ($4k rent vs $295k).
• Recommended offer: $270k (8.4% below list) — sets the bar for cash-flow.

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: Lincoln Elementary School (math 31% / reading 29%, grade F, #1,882 of 2,144 statewide, top 88%, 358 students, 84% 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 74% FRL vs 52% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 50% district-wide (-20 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; 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).
• At $3,877/mo this rent would consume 72% 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 33 days — a 3% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y ago; this cycle's ask is 11032% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $270,318 (8.4% 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 33 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 1.31% ✓
• Cap rate: 7.33%
• Cash-on-cash: 3.72%
• DSCR: 1.17
• GRM: 6.3

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: -25.8%
• Equity multiple: 0.16×
• Total profit: $-69,235
• Equity at exit: $43,985

10-year hold

• IRR: -52.7%
• Equity multiple: -0.39×
• Total profit: $-114,965
• Equity at exit: $25,506

Cash invested: $82,600 (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 33404

• Home prices YoY: -31.1%
• Rents YoY: -0.7%
• Active inventory: 506
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $3,877 high
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$768
• Vacancy / Maint / Mgmt: −$814
• Net cashflow: $-171

Break-even live

Break-even rent $4,093

Max offer price $270,318

Occupancy floor 99%

Sensitivity live

Price	-10% $33	-5% $-69	+0% $-171	+5% $-273	+10% $-374
Rent	-10% $-477	-5% $-324	+0% $-171	+5% $-17	+10% $136
Rate	-1.0pp $-22	-0.5pp $-96	base $-171	+0.5pp $-247	+1.0pp $-325

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
410 Wilma Cir #103 Riviera Beach, FL	2.0	2.0	1056	$4,000	$3.79	15d	1	0.04mi
400 Wilma Cir #309 Riviera Beach, FL	1.0	1.0	818	$4,000	$4.89	6d	1	0.08mi
158 E 23rd St Riviera Beach, FL	2.0	2.0	1110	$2,900	$2.61	25d	1	0.32mi
158 E 23rd St Riviera Beach, FL	2.0	2.0	1110	$2,900	$2.61	22d	1	0.32mi
1025 Sugar Sands Blvd #159 Riviera Beach, FL	1.0	1.0	987	$4,200	$4.26	25d	1	0.56mi
220 Lake Shore Dr Lake Park, FL	1.0–3.0	1.5–3.5	1575	$14,498	$9.20	0d	19	0.58mi
1030 Sugar Sands Blvd #171 Riviera Beach, FL	2.0	2.0	1143	$5,000	$4.37	25d	1	0.59mi
1050 Sugar Sands Blvd #174 Riviera Beach, FL	3.0	2.0	1490	$5,400	$3.62	0d	1	0.63mi
301 Lake Shore Dr #802 West Palm Beach, FL	2.0	2.0	1316	$3,000	$2.28	25d	1	0.67mi
520 W 28th St Riviera Beach, FL	3.0	1.0	1296	$6,000	$4.63	3d	1	0.70mi
220 Lake Dr #206 Palm Beach Shores, FL	2.0	2.0	1241	$4,000	$3.22	13d	1	0.77mi
1216 Surf Rd Riviera Beach, FL	3.0	2.5	1444	$3,900	$2.70	25d	1	0.90mi
1236 Beach Rd Unit 4 Riviera Beach, FL	2.0	1.5	912	$3,170	$3.48	25d	1	0.95mi
1236 Beach Rd Unit 3 Riviera Beach, FL	2.0	1.5	912	$2,950	$3.23	25d	1	0.95mi
3000 N Ocean Ave Riviera Beach, FL	2.0	2.0	1491	$8,250	$5.53	3d	1	0.99mi
1279 Beach Rd Unit 3 West Palm Beach, FL	3.0	2.0	1250	$3,250	$2.60	8d	1	0.99mi
1260 Manor Dr Riviera Beach, FL	2.0	2.0	1230	$4,500	$3.66	21d	1	1.00mi
3100 N Ocean Dr Unit 1210 H Riviera Beach, FL	2.0	2.5	1457	$13,000	$8.92	8d	1	1.04mi
3100 N Ocean Dr #606 Riviera Beach, FL	2.0	2.0	1456	$9,500	$6.52	25d	1	1.04mi
913 Lake Shore Dr Lake Park, FL	1.0–2.0	1.0–2.0	1066	$3,731	$3.50	0d	10	1.06mi
3100 N Ocean Dr Unit 1002 Riviera Beach, FL	2.0	2.0	1341	$16,500	$12.30	25d	1	1.07mi
2800 N Ocean Dr Unit B-12c Singer Island, FL	2.0	2.0	1219	$3,100	$2.54	3d	1	1.07mi
3400 N Ocean Dr Riviera Beach, FL	2.0	2.0–2.5	1597	$7,125	$4.46	3d	7	1.08mi
2800 N Ocean Dr Unit B-5c Riviera Beach, FL	2.0	2.0	1219	$3,500	$2.87	25d	1	1.08mi
2800 N Ocean Dr Unit B-14d Riviera Beach, FL	2.0	2.0	1219	$7,500	$6.15	25d	1	1.08mi
2800 N Ocean Dr Unit B-9D Riviera Beach, FL	2.0	2.0	1219	$5,000	$4.10	25d	1	1.08mi
2800 N Ocean Dr Unit A-16D Riviera Beach, FL	2.0	2.0	1219	$3,200	$2.63	3d	1	1.08mi
2800 N Ocean Dr Unit A-24d Riviera Beach, FL	2.0	2.0	1219	$3,000	$2.46	18d	1	1.08mi
2800 N Ocean Dr Unit B-23c Riviera Beach, FL	2.0	2.0	1219	$3,500	$2.87	17d	1	1.08mi
2800 N Ocean Dr Unit A-17C Riviera Beach, FL	2.0	2.0	1219	$2,950	$2.42	25d	1	1.08mi
2800 N Ocean Dr Unit A-24d Riviera Beach, FL	2.0	2.0	1219	$3,000	$2.46	22d	1	1.08mi
3000 N Ocean Dr Riviera Beach, FL	1.0–2.0	1.5–2.0	1300	$8,500	$6.54	25d	6	1.09mi
3000 N Ocean Dr Riviera Beach, FL	1.0–2.0	1.5–2.0	1300	$8,500	$6.54	15d	7	1.09mi
301 Hawthorne Dr West Palm Beach, FL	3.0	2.0	1402	$3,200	$2.28	25d	1	1.10mi
2800 N Ocean Dr West Palm Beach, FL	2.0	2.0	1219	$7,500	$6.15	22d	1	1.10mi
901 W 37th St Riviera Beach, FL	3.0	1.0	900	$2,895	$3.22	25d	1	1.10mi
1060 Lake Shore Dr #201 West Palm Beach, FL	2.0	2.0	1206	$3,850	$3.19	19d	1	1.14mi
300 Inlet Way #2 Palm Beach Shores, FL	1.0	1.0	729	$4,000	$5.49	25d	1	1.18mi
145 Ocean Ave #808 Palm Beach Shores, FL	2.0	2.0	1191	$6,000	$5.04	25d	1	1.19mi
145 Ocean Ave #208 Palm Beach Shores, FL	2.0	2.0	1191	$3,400	$2.85	8d	1	1.19mi

HOA detail

• Monthly dues: $768 · $9,216/yr
• Likely covers: water

Listing history 29 events

1. 2026-06-18
   days on market $295,000 Active 33 DOM
2. 2026-06-17
   days on market $295,000 Active 32 DOM
3. 2026-06-16
   days on market $295,000 Active 31 DOM
4. 2026-06-15
   days on market $295,000 Active 30 DOM
5. 2026-06-13
   days on market $295,000 Active 28 DOM
6. 2026-06-09
   days on market $295,000 Active 24 DOM
7. 2026-06-08
   days on market $295,000 Active 23 DOM
8. 2026-06-07
   days on market $295,000 Active 22 DOM
9. 2026-06-04
   days on market $295,000 Active 19 DOM
10. 2026-06-03
    days on market $295,000 Active 18 DOM
11. 2026-06-02
    days on market $295,000 Active 17 DOM
12. 2026-06-01
    days on market $295,000 Active 16 DOM
13. 2026-05-31
    days on market $295,000 Active 15 DOM
14. 2026-05-23
    historical $2,650
15. 2026-05-17
    listed $2,650
16. 2026-05-15
    listed $295,000 Active
17. 2026-01-12
    historical $2,650
18. 2026-01-02
    listed $2,650
19. 2025-05-17
    historical $2,650
20. 2025-02-22
    listed $2,650
21. 2024-07-13
    historical $2,500
22. 2024-05-19
    price $2,500
23. 2024-04-23
    listed $2,695
24. 2024-04-23
    historical $2,650
25. 2024-04-17
    listed $2,650
26. 2023-11-18
    historical $2,950
27. 2023-11-16
    listed $2,950
28. 2023-09-26
    historical $2,650
29. 2023-08-01
    listed $2,650

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥105°F today · 20 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: $46,521
• − Mortgage interest: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$6,594
• − Repairs & maintenance: −$3,722
• − Management: −$3,722
• − HOA: −$9,216
• − Depreciation: −$8,582
• Taxable loss: −$6,263
• Est. tax savings @ 24.0%: +$1,503
• After-tax cash flow: $-544/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.

Condition & rehab AI · 8 photos

Good 75/100 Cosmetic rehab

This waterfront condo is in good condition with recent upgrades and a great location. Minor updates to the interior could further enhance its value.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace light fixtures — Modern light fixtures improve aesthetics and energy efficiency
• Both Install smart home devices — Smart home devices can increase property value and attract tech-savvy buyers/tenants

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace light fixtures — Modern light fixtures improve aesthetics and energy efficiency ↑
• Both Install smart home devices — Smart home devices can increase property value and attract tech-savvy buyers/tenants ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

16 events — show timeline

• 2026-05-23 Rental Removed $2,650 BUILDIUM
• 2026-05-17 Listed for Rent $2,650 BUILDIUM
• 2026-05-15 Listed $295,000 Beaches MLS
• 2026-01-12 Rental Removed $2,650 BUILDIUM
• 2026-01-02 Listed for Rent $2,650 BUILDIUM
• 2025-05-17 Rental Removed $2,650 BUILDIUM
• 2025-02-22 Listed for Rent $2,650 BUILDIUM
• 2024-07-13 Rental Removed $2,500 RMLSFL
• 2024-05-19 Price Changed $2,500 RMLSFL
• 2024-04-23 Listed for Rent $2,695 RMLSFL
• 2024-04-23 Rental Removed $2,650 RMLSFL
• 2024-04-17 Listed for Rent $2,650 RMLSFL
• 2023-11-18 Rental Removed $2,950 RMLSFL
• 2023-11-16 Listed for Rent $2,950 RMLSFL
• 2023-09-26 Rental Removed $2,650 RMLSFL
• 2023-08-01 Listed for Rent $2,650 RMLSFL