976 Abaco Ln · Riviera Beach, FL 33404

$250,000

2 bd · 2.5 ba · 1,206 sqft · Townhouse public records · 55 Days on market

Built 2007 862 sqft lot $368/mo HOA · 13% 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 +12.1/30.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +4.3/10.0
• DSCR +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Turnkey investment in gated Marsh Harbour ! Qualified tenant in place at $2,000/month through 2027positive cash flow from day one. This 2BR/2.5BA townhouse features an open floor plan with tile and carpet throughout, kitchen with appliances and breakfast bar, in-unit washer/dryer, and an attached one-car garage. Both bedrooms offer ample closet space. Sliding glass doors open to a private patio surrounded by lush greenery. Enjoy 24-hour guard-gated security and resort-style amenities including a sparkling pool, tennis courts, and fully equipped fitness center. Minutes from the beach, CityPlace, I-95, shopping, dining, and PBI Airport. No vacancy risk, income starts at closing!

Key facts

• Open floor plan
• Tennis courts
• Private patio

Tags

• GATED MARSH HARBOUR
• OPEN FLOOR PLAN
• PRIVATE PATIO
• 24-HOUR GUARD-GATED SECURITY
• RESORT-STYLE AMENITIES
• TENNIS COURTS

Property features AI

Finance

• Financial info: Pets allowed with breed restrictions
• HOA & community: Part of Marsh Harbour association; Monthly HOA fee; Community amenities include a pool, fitness center, playground, community room, and sidewalks; HOA covers cable TV, insurance, grounds maintenance, pest control, security, and common areas

Exterior

• Parking: Attached garage with garage door opener; Total parking for 2 vehicles (1 covered/garage space)
• Security: Gated community with guard
• Utilities: Public water; Public sewer; Electricity: Three-phase available; Cable available
• Home design: Townhouse; Resale property; Two-story building; Faces east; Living area reported from public records
• Construction: Block and concrete construction; Built using public-records building area
• Exterior features: Shingle roof; Not waterfront

Interior

• Kitchen: Dishwasher; Electric water heater
• Bedrooms: No main-level bedrooms
• Flooring: Carpet
• Bathrooms: Two full bathrooms and one half bathroom (3 total)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No additional interior features listed; Unfurnished
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $250k.

Deal economics

• At list price, monthly cash flow is $-53 ($-631/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (3.7% below list).
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $241k (3.7% 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: Dr. Mary Mcleod Bethune Elementary (math 28% / reading 25%, grade F, #2,009 of 2,144 statewide, top 94%, 540 students, 87% FRL); John F. Kennedy Middle School (math 28% / reading 29%, grade F, #482 of 571 statewide, top 85%, 826 students, 78% FRL); William T. Dwyer High School (math 36% / reading 58%, grade D-, #207 of 667 statewide, top 32%, 2,206 students, 37% FRL) — zoned schools average 68% FRL vs 52% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 50% district-wide (-16 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; 4 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 $2,848/mo this rent would consume 53% 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 55 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $107k; list at $250k implies a 134% 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 5→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $240,710 (3.7% 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 55 days. Have you received any prior offers? Is the seller open to a 4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.14% ✓
• Cap rate: 6.04%
• Cash-on-cash: -0.90%
• DSCR: 0.96
• GRM: 7.3

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: -22.2%
• Equity multiple: 0.26×
• Total profit: $-51,810
• Equity at exit: $37,276

10-year hold

• IRR: -31.7%
• Equity multiple: -0.14×
• Total profit: $-80,073
• Equity at exit: $21,615

Cash invested: $70,000 (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: 7.3×

Monthly cashflow live

• Estimated rent: $2,848 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$519 /mo · $6,231/yr
• Insurance: −$104
• HOA: −$368
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $-53

Break-even live

Break-even rent $2,914

Max offer price $240,710

Occupancy floor 97%

Sensitivity live

Price	-10% $89	-5% $18	+0% $-53	+5% $-123	+10% $-194
Rent	-10% $-278	-5% $-165	+0% $-53	+5% $60	+10% $172
Rate	-1.0pp $73	-0.5pp $11	base $-53	+0.5pp $-117	+1.0pp $-183

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5649 Mentmore Dr Riviera Beach, FL	3.0	2.5	1450	$2,900	$2.00	26d	1	0.93mi
1401 W 9th St Riviera Beach, FL	3.0	2.0	1304	$3,200	$2.45	26d	1	0.97mi
195 River Grove Way West Palm Beach, FL	3.0	1.0–2.0	958	$3,194	$3.33	0d	20	1.24mi
3590 Village Blvd West Palm Beach, FL	1.0–3.0	1.0–2.0	1074	$2,785	$2.59	1d	30	1.34mi

HOA detail

• Monthly dues: $368 · $4,416/yr
• Likely covers: poolgymsecurity

Listing history 16 events

1. 2026-06-21
   days on market $250,000 Active 55 DOM
2. 2026-06-18
   days on market $250,000 Active 52 DOM
3. 2026-06-17
   days on market $250,000 Active 51 DOM
4. 2026-06-16
   days on market $250,000 Active 50 DOM
5. 2026-06-15
   days on market $250,000 Active 49 DOM
6. 2026-06-13
   days on market $250,000 Active 47 DOM
7. 2026-06-09
   days on market $250,000 Active 43 DOM
8. 2026-06-08
   days on market $250,000 Active 42 DOM
9. 2026-06-07
   days on market $250,000 Active 41 DOM
10. 2026-06-04
    days on market $250,000 Active 38 DOM
11. 2026-06-03
    days on market $250,000 Active 37 DOM
12. 2026-06-02
    days on market $250,000 Active 36 DOM
13. 2026-06-01
    days on market $250,000 Active 35 DOM
14. 2026-05-31
    days on market $250,000 Active 34 DOM
15. 2026-04-27
    listed $250,000 Active
16. 2017-08-24
    soldstatus $107,000

ⓘ 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: $6,231 · $519/mo
• Projected year-2 tax: $6,231 · $519/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 5 d/yr ≥105°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,175
• − Mortgage interest: −$14,004
• − Property taxes: −$6,231
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,734
• − Management: −$2,734
• − HOA: −$4,416
• − Depreciation: −$7,273
• Taxable loss: −$4,467
• Est. tax savings @ 24.0%: +$1,072
• After-tax cash flow: $441/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

+133.6% since first listed

2 events — show timeline

• 2026-04-27 Listed $250,000 Beaches MLS
• 2017-08-24 Sold (Public Records) $107,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $6,231 · +3.8% YoY. Source: county tax records.