7306 43rd Ter N · Riviera Beach, FL 33404

$95,000

3 bd · 2.0 ba · 1,456 sqft · Condo · 13 Days on market

Built 2019 $1390/mo HOA · 43% of rent

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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

Welcome to this charming 3-bedroom, 2-bathroom manufactured home located in 55+ pet friendly Palm Lake Estates West Palm Beach, FL. Offering 1,456 square feet of finished living space on a single-story floor plan, this property provides comfortable and practical accommodation. Desirable floor plan! One of the two mods has the kitchen and livingroom while the other has the bedrooms and bathrooms. The thoughtful layout accommodates multiple bedrooms and bathrooms, making efficient use of the available square footage. Chef"s kitchen! This manufactured home presents an accessible housing option in an established community setting. Three pools and clubhouses, spa, dog park, putting green, p

Key facts

• Dog park
• Spa
• Clubhouses

Tags

• CHEF KITCHEN
• THREE POOLS
• CLUBHOUSES
• SPA
• DOG PARK
• PUTTING GREEN

Property features AI

Finance

• Other: Located in a senior community; Private road maintained by owners
• Financial info: Not a land-lease property; Pets allowed with restrictions (cats OK, dogs OK, breed/number/size limits may apply)
• HOA & community: Member of Palm Lake Estates; Community amenities include clubhouse, pool, spa/hot tub, park, pickleball courts, putting green, recreation facilities, manager on site, gated access; Association fee paid monthly (amount listed in source)

Exterior

• Parking: 3 total parking spaces; Attached carport (2 covered carport spaces); 1 open parking space; Concrete strip/slab
• Security: Gated community; Security gate
• Utilities: Public water; Public sewer; Cable connected; Water connected
• Home design: Manufactured home (double wide); One story; Resale condition; Faces east; Model: Chio
• Construction: Vinyl siding; Shingle roof; Aluminum skirting; Mobile home length 52 feet
• Exterior features: Open patio and open porch; Deck; Patio; Porch; Many trees; Landscaped; Partially filled lot; Private road frontage; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Freezer
• Bedrooms: 2 bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Kitchen island; Vaulted ceilings; Walk-in closets; Casement and single-hung metal windows; Furnished negotiable

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $95k).

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); Bear Lakes Middle School (math 19% / reading 33%, grade F, #506 of 571 statewide, top 89%, 842 students, 74% FRL); Palm Beach Lakes High School (math 17% / reading 26%, grade F, #546 of 667 statewide, top 82%, 2,688 students, 70% 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 27% at this address vs 50% district-wide (-23 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $3,196/mo this rent would consume 59% 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 $657 of loan paydown is wiped out by about $3k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 43% of rent.
• 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 $95,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.36% ✓
• Cap rate: 12.34%
• Cash-on-cash: 21.59%
• DSCR: 1.96
• GRM: 2.5

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: 6.9%
• Equity multiple: 1.25×
• Total profit: $6,629
• Equity at exit: $14,165

10-year hold

• IRR: 8.9%
• Equity multiple: 1.47×
• Total profit: $12,494
• Equity at exit: $8,214

Cash invested: $26,600 (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: 2.5×

Monthly cashflow live

• Estimated rent: $3,196 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$1,390
• Vacancy / Maint / Mgmt: −$671
• Net cashflow: $479

Break-even live

Break-even rent $2,591

Max offer price $95,000

Occupancy floor 80%

Sensitivity live

Price	-10% $544	-5% $512	+0% $479	+5% $446	+10% $413
Rent	-10% $226	-5% $352	+0% $479	+5% $605	+10% $731
Rate	-1.0pp $527	-0.5pp $503	base $479	+0.5pp $454	+1.0pp $429

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3016 King Palm Way Riviera Beach, FL	3.0	2.5	1853	$3,800	$2.05	24d	1	0.30mi
2022 Oysterwood Ln Riviera Beach, FL	3.0	3.5	1714	$2,900	$1.69	24d	1	0.32mi
4408 Hemlock Dr Riviera Beach, FL	4.0	2.5	1861	$3,200	$1.72	21d	1	0.38mi
2004 Sugar Maple Dr Riviera Beach, FL	4.0	2.5	1861	$2,995	$1.61	14d	1	0.39mi
9000 Woodbine Trl Riviera Beach, FL	1.0–3.0	1.0–2.0	1031	$3,015	$2.92	2d	1	0.45mi
810 Sandtree Dr Palm Beach Gardens, FL	4.0	2.5	1800	$3,400	$1.89	24d	1	1.30mi
321 Sandtree Dr Palm Beach Gardens, FL	3.0	2.5	1480	$3,000	$2.03	24d	1	1.36mi
321 Sandtree Dr Palm Beach Gardens, FL	3.0	2.5	1480	$3,000	$2.03	11d	1	1.36mi
8617 Pluto Ter West Palm Beach, FL	3.0	2.0	1560	$3,999	$2.56	24d	1	1.43mi
4289 S Mary Cir Palm Beach Gardens, FL	2.0	2.0	1246	$2,850	$2.29	24d	1	1.43mi

HOA detail condo

• Monthly dues: $1,390 · $16,680/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-18
   days on market $95,000 Active 13 DOM
2. 2026-06-17
   days on market $95,000 Active 12 DOM
3. 2026-06-16
   days on market $95,000 Active 11 DOM
4. 2026-06-15
   days on market $95,000 Active 10 DOM
5. 2026-06-13
   days on market $95,000 Active 8 DOM
6. 2026-06-09
   remarks 694-char remark
7. 2026-06-09
   days on market $95,000 Active 4 DOM
8. 2026-06-08
   days on market $95,000 Active 3 DOM
9. 2026-06-07
   remarks 621-char remark
10. 2026-06-07
    listed $95,000 Active 2 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: $38,358
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$3,069
• − Management: −$3,069
• − HOA: −$16,680
• − Depreciation: −$2,764
• Taxable income: $5,555
• Est. tax owed @ 24.0%: −$1,333
• After-tax cash flow: $4,411/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

Price history

1 event — show timeline

• 2026-06-05 Listed $95,000 Beaches MLS

Property tax history

-7.5%/yr

Latest (2018): $162 · +10.1% YoY. Source: county tax records.