1911 Hibiscus Ln · Riviera Beach, FL 33404

$260,000

3 bd · 2.5 ba · 1,318 sqft · Townhouse public records · 305 Days on market

Built 2006 $446/mo HOA · 13% of rent

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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 +19.9/30.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 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

Aboslutely pristine unit. Brand new carpet throughout, Large, spacious and bright rooms. Impeccably maintained. Kitchen has panel cabinet doors, cook's island and all appliances Leased alarm system with sensors. Move in ready. Lots of parking, Gated community. Visit SonomaBay.com for more about community. Great investment or first time buyer opportunity. Quick close!

Key facts

• Spacious closets
• Private bathroom
• 2 story townhouse

Tags

• 2 STORY TOWNHOUSE
• PRIVATE BATHROOM
• SPACIOUS CLOSETS
• PRIME LOCATION

Property features AI

Finance

• Financial info: Lease considered; Pets allowed with restrictions or conditions
• HOA & community: Monthly association fee; Association fee covers structure maintenance and parking; Clubhouse on site

Exterior

• Parking: Assigned parking (one space)
• Security: Security guard; Smoke detectors
• Utilities: Has cooling; Has heating
• Home design: Attached property; Single-story; Entry on level 1
• Construction: Block construction; Year built unknown
• Exterior features: Fenced property; Complex is fenced

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Family/Dining room; First-floor entry; Upper-level primary bedroom
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $260k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/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: $229k (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.
• 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; 18 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 $3,345/mo this rent would consume 62% 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 305 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 14y 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 $103k; list at $260k implies a 152% 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 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $228,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 305 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.29% ✓
• Cap rate: 7.73%
• Cash-on-cash: 5.14%
• DSCR: 1.23
• GRM: 6.5

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: -12.5%
• Equity multiple: 0.56×
• Total profit: $-31,691
• Equity at exit: $38,767

10-year hold

• IRR: -10.5%
• Equity multiple: 0.47×
• Total profit: $-38,366
• 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: 6.5×

Monthly cashflow live

• Estimated rent: $3,345 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$413 /mo · $4,957/yr
• Insurance: −$108
• HOA: −$446
• Vacancy / Maint / Mgmt: −$703
• Net cashflow: $312

Break-even live

Break-even rent $2,951

Max offer price $260,000

Occupancy floor 86%

Sensitivity live

Price	-10% $459	-5% $385	+0% $312	+5% $238	+10% $165
Rent	-10% $48	-5% $180	+0% $312	+5% $444	+10% $576
Rate	-1.0pp $443	-0.5pp $378	base $312	+0.5pp $245	+1.0pp $176

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 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1389 W 33rd St Riviera Beach, FL	4.0	3.0	1737	$3,000	$1.73	26d	1	0.42mi
1400 W 28th St Unit 1 Riviera Beach, FL	4.0	2.0	1100	$3,200	$2.91	26d	1	0.46mi
2016 Avenue S Riviera Beach, FL	4.0	3.0	1128	$3,800	$3.37	26d	1	0.75mi
815 Silver Beach Rd Lake Park, FL	4.0	3.0	1480	$3,000	$2.03	26d	1	0.89mi
855 Date Palm Dr West Palm Beach, FL	3.0	3.0	1216	$3,150	$2.59	26d	1	0.89mi
901 W 37th St Riviera Beach, FL	3.0	1.0	900	$2,895	$3.22	26d	1	0.95mi
2004 Sugar Maple Dr Riviera Beach, FL	4.0	2.5	1861	$2,995	$1.61	15d	1	1.05mi
810 Sandtree Dr Palm Beach Gardens, FL	4.0	2.5	1800	$3,400	$1.89	26d	1	1.07mi
2022 Oysterwood Ln Riviera Beach, FL	3.0	3.5	1714	$2,900	$1.69	26d	1	1.10mi
8617 Pluto Ter West Palm Beach, FL	3.0	2.0	1560	$3,999	$2.56	26d	1	1.11mi
8731 Uranus Ter West Palm Beach, FL	2.0	1.0	900	$3,200	$3.56	26d	1	1.15mi
321 Sandtree Dr Palm Beach Gardens, FL	3.0	2.5	1480	$3,000	$2.03	26d	1	1.20mi
321 Sandtree Dr Palm Beach Gardens, FL	3.0	2.5	1480	$3,000	$2.03	12d	1	1.20mi
3016 King Palm Way Riviera Beach, FL	3.0	2.5	1853	$3,800	$2.05	26d	1	1.21mi
4009 Sequoia Pl Riviera Beach, FL	4.0	2.5	1849	$4,500	$2.43	1d	1	1.22mi
4408 Hemlock Dr Riviera Beach, FL	4.0	2.5	1861	$3,200	$1.72	22d	1	1.27mi
520 W 28th St Riviera Beach, FL	3.0	1.0	1296	$6,000	$4.63	4d	1	1.31mi
1401 W 9th St Riviera Beach, FL	3.0	2.0	1304	$3,200	$2.45	26d	1	1.45mi

HOA detail

• Monthly dues: $446 · $5,352/yr
• Likely covers: security

Listing history 32 events

1. 2026-06-21
   days on market $260,000 Active 305 DOM
2. 2026-06-18
   days on market $260,000 Active 302 DOM
3. 2026-06-17
   days on market $260,000 Active 301 DOM
4. 2026-06-16
   days on market $260,000 Active 300 DOM
5. 2026-06-15
   days on market $260,000 Active 299 DOM
6. 2026-06-13
   days on market $260,000 Active 297 DOM
7. 2026-06-09
   days on market $260,000 Active 293 DOM
8. 2026-06-07
   days on market $260,000 Active 291 DOM
9. 2026-06-04
   days on market $260,000 Active 288 DOM
10. 2026-06-03
    days on market $260,000 Active 287 DOM
11. 2026-06-01
    days on market $260,000 Active 285 DOM
12. 2026-05-31
    days on market $260,000 Active 284 DOM
13. 2025-08-20
    listed $260,000 Active
14. 2025-05-31
    historical
15. 2022-11-10
    listed $260,000 Active
16. 2015-02-27
    soldstatus $103,000 Closed 369-char remark

    Show marketing remark (369 chars)

    Aboslutely pristine unit. Brand new carpet throughout, Large, spacious and bright rooms. Impeccably maintained. Kitchen has panel cabinet doors, cook's island and all appliances Leased alarm system with sensors. Move in ready. Lots of parking, Gated community. Visit SonomaBay.com for more about community. Great investment or first time buyer opportunity. Quick close!

17. 2015-02-11
    status Pending 369-char remark

    Show marketing remark (369 chars)

    Aboslutely pristine unit. Brand new carpet throughout, Large, spacious and bright rooms. Impeccably maintained. Kitchen has panel cabinet doors, cook's island and all appliances Leased alarm system with sensors. Move in ready. Lots of parking, Gated community. Visit SonomaBay.com for more about community. Great investment or first time buyer opportunity. Quick close!

18. 2015-01-26
    listed $105,000 Active 369-char remark

    Show marketing remark (369 chars)

    Aboslutely pristine unit. Brand new carpet throughout, Large, spacious and bright rooms. Impeccably maintained. Kitchen has panel cabinet doors, cook's island and all appliances Leased alarm system with sensors. Move in ready. Lots of parking, Gated community. Visit SonomaBay.com for more about community. Great investment or first time buyer opportunity. Quick close!

19. 2015-01-01
    historical
20. 2014-11-22
    price $105,000
21. 2014-11-06
    status Active
22. 2014-11-06
    historical
23. 2014-10-01
    historical
24. 2014-09-04
    listed $107,000 Active
25. 2014-08-08
    status Active
26. 2014-08-01
    historical
27. 2014-05-30
    price $107,000
28. 2014-04-30
    listed $112,000 Active
29. 2013-09-16
    historical
30. 2013-06-03
    price $101,900 Price Change
31. 2012-12-18
    listed $90,900 Active
32. 2010-06-18
    soldstatus $83,000

ⓘ 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: $4,957 · $413/mo
• Projected year-2 tax: $4,957 · $413/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 10/10 Extreme 7 d/yr ≥106°F today · 21 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: $40,144
• − Mortgage interest: −$14,564
• − Property taxes: −$4,957
• − Insurance: −$1,300
• − Repairs & maintenance: −$3,211
• − Management: −$3,211
• − HOA: −$5,352
• − Depreciation: −$7,564
• Taxable loss: −$16
• Est. tax savings @ 24.0%: +$4
• After-tax cash flow: $3,747/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

+213.3% since first listed

20 events — show timeline

• 2025-08-20 Listed $260,000 MARMLS
• 2025-05-31 Listing Removed — MARMLS
• 2022-11-10 Listed $260,000 MARMLS
• 2015-02-27 Sold (MLS) $103,000 Beaches MLS
• 2015-02-11 Pending — Beaches MLS
• 2015-01-26 Listed $105,000 Beaches MLS
• 2015-01-01 Listing Removed — Beaches MLS
• 2014-11-22 Price Changed $105,000 Beaches MLS
• 2014-11-06 Relisted — Beaches MLS
• 2014-11-06 Listing Removed — Beaches MLS
• 2014-10-01 Listing Removed — Beaches MLS
• 2014-09-04 Listed $107,000 Beaches MLS
• 2014-08-08 Relisted — Beaches MLS
• 2014-08-01 Listing Removed — Beaches MLS
• 2014-05-30 Price Changed $107,000 Beaches MLS
• 2014-04-30 Listed $112,000 Beaches MLS
• 2013-09-16 Listing Removed — Beaches MLS
• 2013-06-03 Price Changed $101,900 Beaches MLS
• 2012-12-18 Listed $90,900 Beaches MLS
• 2010-06-18 Sold (Public Records) $83,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $4,957 · +5.0% YoY. Source: county tax records.