Raleigh w/ Rear Porch Plan · Riviera Beach, FL 33404

$191,900

3 bd · 2.0 ba · 1,564 sqft · Manufactured · 181 Days on market

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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 +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

55+ age qualified community. BRAND NEW WEST PALM HOME! We work with multiple lenders to provide financing options. Inquire today to learn how to purchase with as little as 5% down! Welcome to Palm Lake Estates, a 55+ age-qualified vibrant and active community where your dream home becomes reality. This 2025 3-bedroom, 2-bath home offers 1,564.8 sq. ft. of thoughtfully designed living space. Located near Riviera Beach, it perfectly combines modern conveniences with timeless style. Step inside to discover an open-concept layout filled with natural light, high ceilings, and quality finishes. The kitchen features quartz countertops, stainless steel appliances, and custom cabinetry-ideal for

Key facts

• Fitness center
• Private backyard
• Resort style pool

Tags

• OPEN CONCEPT LAYOUT
• PRIVATE BACKYARD
• COVERED PATIO
• LOW MAINTENANCE LANDSCAPING
• RESORT STYLE POOL
• FITNESS CENTER

Property features AI

Finance

• Other: Address: West Palm Beach, FL 33404
• Financial info: List price $192,000

Exterior

• Home design: Single-family plan named Raleigh w/ Rear Porch
• Construction: Living area approximately 1564; Built as part of new construction inventory
• Exterior features: New construction plan

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Active plan: Raleigh with Rear Porch

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $192k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $192k).
• Recommended offer: $169k (12.0% 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; 14 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 $3,158/mo this rent would consume 58% 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 $1k of loan paydown is wiped out by about $6k 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 $54k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($169k) 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 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,872 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.65% ✓
• Cap rate: 13.60%
• Cash-on-cash: 26.09%
• DSCR: 2.16
• GRM: 5.1

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: 16.4%
• Equity multiple: 1.63×
• Total profit: $34,116
• Equity at exit: $28,613

10-year hold

• IRR: 22.7%
• Equity multiple: 2.67×
• Total profit: $89,964
• Equity at exit: $16,592

Cash invested: $53,732 (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: 5.1×

Monthly cashflow live

• Estimated rent: $3,158 high
• Mortgage (P&I): −$1,006
• Tax est. 1.5%: −$240 /mo · $2,878/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$663
• Net cashflow: $1,168

Break-even live

Break-even rent $1,679

Max offer price $191,900

Occupancy floor 58%

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: $47,975
• Closing costs: $5,757
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2022 Oysterwood Ln Riviera Beach, FL	3.0	3.5	1714	$2,900	$1.69	24d	1	0.32mi
3016 King Palm Way Riviera Beach, FL	3.0	2.5	1853	$3,800	$2.05	24d	1	0.34mi
6013 Woods Edge Cir Fl 33410 Riviera Beach, FL	3.0	2.5	1897	$3,000	$1.58	24d	1	0.39mi
2004 Sugar Maple Dr Riviera Beach, FL	4.0	2.5	1861	$2,995	$1.61	14d	1	0.39mi
4408 Hemlock Dr Riviera Beach, FL	4.0	2.5	1861	$3,200	$1.72	20d	1	0.44mi
4216 Leo Ln Unit 5G Riviera Beach, FL	4.0	2.0	2116	$2,900	$1.37	24d	1	0.53mi
9000 Woodbine Trl Riviera Beach, FL	1.0–3.0	1.0–2.0	1031	$3,015	$2.92	1d	1	0.54mi
2226 Oakmont Dr Riviera Beach, FL	3.0	2.5	1972	$2,850	$1.45	24d	1	1.23mi
810 Sandtree Dr Palm Beach Gardens, FL	4.0	2.5	1800	$3,400	$1.89	24d	1	1.33mi
321 Sandtree Dr Palm Beach Gardens, FL	3.0	2.5	1480	$3,000	$2.03	11d	1	1.40mi
321 Sandtree Dr Palm Beach Gardens, FL	3.0	2.5	1480	$3,000	$2.03	24d	1	1.40mi
8617 Pluto Ter West Palm Beach, FL	3.0	2.0	1560	$3,999	$2.56	24d	1	1.46mi
2016 Avenue S Riviera Beach, FL	4.0	3.0	1128	$3,800	$3.37	24d	1	1.48mi
4289 S Mary Cir Palm Beach Gardens, FL	2.0	2.0	1246	$2,850	$2.29	24d	1	1.50mi

Listing history 12 events

1. 2026-06-18
   days on market $191,900 Active 181 DOM
2. 2026-06-17
   days on market $191,900 Active 180 DOM
3. 2026-06-16
   days on market $191,900 Active 179 DOM
4. 2026-06-15
   days on market $191,900 Active 178 DOM
5. 2026-06-13
   days on market $191,900 Active 176 DOM
6. 2026-06-10
   price $191,900 Active 172 DOM
7. 2026-06-09
   days on market $192,000 Active 172 DOM
8. 2026-06-07
   days on market $192,000 Active 170 DOM
9. 2026-06-04
   days on market $192,000 Active 167 DOM
10. 2026-06-03
    days on market $192,000 Active 166 DOM
11. 2026-06-01
    days on market $192,000 Active 164 DOM
12. 2026-05-31
    days on market $192,000 Active 163 DOM

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 24 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: $37,893
• − Mortgage interest: −$10,749
• − Property taxes: −$2,878
• − Insurance: −$960
• − Repairs & maintenance: −$3,031
• − Management: −$3,031
• − Depreciation: −$5,583
• Taxable income: $11,660
• Est. tax owed @ 24.0%: −$2,798
• After-tax cash flow: $11,223/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

• 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