6102 Seminole Gardens Cir · Riviera Beach, FL 33418

$339,000

2 bd · 2.5 ba · 1,448 sqft · Townhouse public records · 75 Days on market

Built 2003 1,873 sqft lot $308/mo HOA · 10% 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 +11.2/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• 1% rule +3.9/10.0
• Livability +3.4/5.0
• DSCR +3.3/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Situated within the gated, family friendly community of Woodbine, this well maintained 2 bedroom, 2.5 bath townhouse with a 1 car garage is conveniently nestled between I-95 and the Turnpike. This townhome offers new roof and new exterior paint in 2025. Community features clubhouse, gym, pools, tennis, volleyball & soccer. 24 hour manned gate & roving security patrol. See It, Love It, Buy It!

Key facts

• Gated community
• Clubhouse
• New exterior paint

Tags

• GATED COMMUNITY
• NEW ROOF
• NEW EXTERIOR PAINT
• CLUBHOUSE
• GYM
• POOLS

Property features AI

Finance

• Financial info: Pets allowed (restrictions may apply); Community has 402 units
• HOA & community: Part of Seminole Gardens at Woodbine with additional Woodbine Master POA; Monthly HOA fee (association): $308.34; HOA amenities include clubhouse, fitness center, pool, playground, basketball court, jogging path, handball; Association fees cover cable TV, grounds maintenance, security, common areas, reserve funds and recreation facility

Exterior

• Parking: Three total parking spaces; Attached 1-car garage with garage door opener; One covered parking space; Two open/on-street parking spaces; Driveway parking available
• Security: Security guard; Security patrol; Community security included in association
• Utilities: Public water; Public sewer; Electricity connected; Cable available
• Home design: Townhouse; Two stories; Entry level: 1; Faces south; Resale condition
• Construction: Block and stucco construction; Barrel tile roof
• Exterior features: Covered patio; Patio

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: No main-level bedrooms
• Flooring: Carpet; Ceramic tile; Tile
• Bathrooms: Two full bathrooms and one half bathroom (three total); One bathroom on main level
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Split bedroom layout; Blinds on windows
• Laundry & utility: Laundry room on upper level; Washer hookup; Electric dryer hookup; Laundry located inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $339k.

Deal economics

• At list price, monthly cash flow is $-132 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $316k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $301k (11.1% below list).
• Recommended offer: $301k (11.1% below list) — sets the bar for 1% rule.

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: Grove Park Elementary School (math 33% / reading 33%, grade F, #1,773 of 2,144 statewide, top 83%, 511 students, 79% 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 73% FRL vs 52% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 50% district-wide (-19 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 rising (+2.0%/yr); 532 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 75 days — a 6% lower offer ($319k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 $217k; list at $339k implies a 56% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $301,316 (11.1% 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 75 days. Have you received any prior offers? Is the seller open to a 11% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.66%
• DSCR: 0.93
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.0% rent growth · sell at horizon

5-year hold

• IRR: -20.2%
• Equity multiple: 0.30×
• Total profit: $-66,167
• Equity at exit: $50,546

10-year hold

• IRR: -15.6%
• Equity multiple: 0.16×
• Total profit: $-79,876
• Equity at exit: $29,311

Cash invested: $94,920 (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 33418

• Home prices YoY: -32.4%
• Rents YoY: 2.0%
• Active inventory: 532
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $3,013 high
• Mortgage (P&I): −$1,778
• Tax from tax record: −$285 /mo · $3,420/yr
• Insurance: −$141
• HOA: −$308
• Vacancy / Maint / Mgmt: −$633
• Net cashflow: $-132

Break-even live

Break-even rent $3,180

Max offer price $315,751

Occupancy floor 99%

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9000 Woodbine Trl Riviera Beach, FL	1.0–3.0	1.0–2.0	1031	$2,360	$2.29	2d	1	0.19mi
3016 King Palm Way Riviera Beach, FL	3.0	2.5	1853	$3,800	$2.05	24d	1	0.34mi
2022 Oysterwood Ln Riviera Beach, FL	3.0	3.5	1714	$2,900	$1.69	24d	1	0.46mi
4289 S Mary Cir Palm Beach Gardens, FL	2.0	2.0	1246	$2,850	$2.29	24d	1	1.26mi
321 Sandtree Dr Palm Beach Gardens, FL	3.0	2.5	1480	$3,000	$2.03	11d	1	1.28mi
321 Sandtree Dr Palm Beach Gardens, FL	3.0	2.5	1480	$3,000	$2.03	24d	1	1.28mi
8617 Pluto Ter West Palm Beach, FL	3.0	2.0	1560	$3,999	$2.56	24d	1	1.37mi

HOA detail

• Monthly dues: $308 · $3,696/yr
• Likely covers: poolgymsecurity

Listing history 24 events

1. 2026-06-15
   status $339,000 Pending 75 DOM
2. 2026-06-15
   days on market $339,000 Active Under Contract 75 DOM
3. 2026-06-13
   statusdays on market $339,000 Active Under Contract 73 DOM
4. 2026-06-09
   days on market $339,000 Active 69 DOM
5. 2026-06-08
   days on market $339,000 Active 68 DOM
6. 2026-06-07
   days on market $339,000 Active 67 DOM
7. 2026-06-04
   days on market $339,000 Active 64 DOM
8. 2026-06-03
   days on market $339,000 Active 63 DOM
9. 2026-06-02
   days on market $339,000 Active 62 DOM
10. 2026-06-01
    days on market $339,000 Active 61 DOM
11. 2026-05-31
    days on market $339,000 Active 60 DOM
12. 2026-04-25
    historical Active Under Contract
13. 2026-04-17
    status Active
14. 2026-04-13
    historical Active Under Contract
15. 2026-04-01
    listed $339,000 Active
16. 2020-04-06
    soldstatus $217,000
17. 2016-11-01
    soldstatus $180,000
18. 2016-10-31
    soldstatus $180,000 Closed
19. 2016-10-26
    status Pending
20. 2016-09-17
    historical Active Under Contract
21. 2016-09-13
    status Active
22. 2016-09-06
    historical Contingent
23. 2016-09-01
    listed $175,000 Active
24. 2002-12-02
    soldstatus $3,672,000

ⓘ 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: $3,420 · $285/mo
• Projected year-2 tax: $3,420 · $285/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 25 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: $36,158
• − Mortgage interest: −$18,989
• − Property taxes: −$3,420
• − Insurance: −$1,695
• − Repairs & maintenance: −$2,893
• − Management: −$2,893
• − HOA: −$3,696
• − Depreciation: −$9,862
• Taxable loss: −$7,289
• Est. tax savings @ 24.0%: +$1,749
• After-tax cash flow: $170/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): 43,676
• Household income: $125,497
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 1339.0

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: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 13% Two or more races 9% Black 5% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 2%
• Common ancestry: Romanian 5% Lithuanian 4% Scotch-Irish 4%
• Foreign-born: 15% · Canada, China, Jamaica
• Languages at home: 83% English-only · Spanish 8% German/W. Germanic 2% Other Indo-European 2%

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: ▼ -172.79%
• Current HPI: 361.1997
• Rent YoY: ▲ 2.00%
• 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

-90.8% since first listed

13 events — show timeline

• 2026-04-25 Contingent — Beaches MLS
• 2026-04-17 Relisted — Beaches MLS
• 2026-04-13 Contingent — Beaches MLS
• 2026-04-01 Listed $339,000 Beaches MLS
• 2020-04-06 Sold (Public Records) $217,000 Public Records
• 2016-11-01 Sold (Public Records) $180,000 Public Records
• 2016-10-31 Sold (MLS) $180,000 Beaches MLS
• 2016-10-26 Pending — Beaches MLS
• 2016-09-17 Contingent — Beaches MLS
• 2016-09-13 Relisted — Beaches MLS
• 2016-09-06 Contingent — Beaches MLS
• 2016-09-01 Listed $175,000 Beaches MLS
• 2002-12-02 Sold (Public Records) $3,672,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $3,420 · +4.2% YoY. Source: county tax records.