1992 Alamanda Way · Riviera Beach, FL 33404

$239,000

2 bd · 2.5 ba · 1,227 sqft · Townhouse public records · 115 Days on market

Built 2006 435 sqft lot $452/mo HOA · 15% 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 +17.5/30.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 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

Nice unit with private patio and storage, It has tile floors downstairs and wood upstairs. A/c is 2 years old, washer is just one year old. Freshly painted.

Key facts

• Open floor plan
• Ensuite bedrooms
• Fitness center

Tags

• OPEN FLOOR PLAN
• SUNNY KITCHEN
• PRIVATE PATIO
• ENSUITE BEDROOMS
• RESORT STYLE POOL
• FITNESS CENTER

Property features AI

Finance

• Financial info: Pets allowed with restrictions (breed, number, and size limits)
• HOA & community: Sonoma Bay Community association; Monthly HOA fee of $452; HOA covers common areas, cable TV, internet, parking, recreation facilities, reserve fund, roof, and security; Community amenities: pool, clubhouse, fitness center, playground, basketball and tennis courts, on-site property manager

Exterior

• Parking: Assigned and unassigned uncovered parking
• Security: Gated community with phone entry
• Utilities: Public water; Public sewer
• Home design: 2-story property; Faces south; Attached to another property; Has a view
• Construction: Block and concrete construction; Tile roof
• Exterior features: Covered patio and porch; Porch; Patio; Sprinkler/irrigation; Paved road access; Few trees; Less than quarter acre

Interior

• Kitchen: Refrigerator; Range; Microwave; Dishwasher; Disposal; Electric water heater
• Bedrooms: Two bedrooms (each about 14 x 15)
• Flooring: Tile; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Blinds and double-hung windows; Sliding doors; Attic with pull-down stairs; Split-bedroom floor plan; Unfurnished
• Laundry & utility: Washer and dryer; Laundry closet on the lower level

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $239k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $239k).
• Recommended offer: $217k (9.0% 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; 9 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 $3,021/mo this rent would consume 56% 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 $7k 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 115 days — a 9% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 15y ago; this cycle's ask is 12647% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $117k; list at $239k implies a 104% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $217,490 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.26% ✓
• Cap rate: 7.21%
• Cash-on-cash: 3.26%
• DSCR: 1.14
• GRM: 6.6

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: -15.5%
• Equity multiple: 0.47×
• Total profit: $-35,626
• Equity at exit: $35,636

10-year hold

• IRR: -15.8%
• Equity multiple: 0.27×
• Total profit: $-48,775
• Equity at exit: $20,664

Cash invested: $66,920 (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 33404

• Home prices YoY: -31.1%
• Rents YoY: -0.7%
• Active inventory: 506
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $3,021 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$400 /mo · $4,804/yr
• Insurance: −$100
• HOA: −$452
• Vacancy / Maint / Mgmt: −$634
• Net cashflow: $182

Break-even live

Break-even rent $2,791

Max offer price $239,000

Occupancy floor 89%

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8731 Uranus Ter West Palm Beach, FL	2.0	1.0	900	$3,200	$3.56	24d	1	0.91mi
855 Date Palm Dr West Palm Beach, FL	3.0	3.0	1216	$3,150	$2.59	24d	1	0.93mi
321 Sandtree Dr Palm Beach Gardens, FL	3.0	2.5	1480	$3,000	$2.03	24d	1	0.96mi
321 Sandtree Dr Palm Beach Gardens, FL	3.0	2.5	1480	$3,000	$2.03	11d	1	0.96mi
901 W 37th St Riviera Beach, FL	3.0	1.0	900	$2,895	$3.22	24d	1	1.07mi
4289 S Mary Cir Palm Beach Gardens, FL	2.0	2.0	1246	$2,850	$2.29	24d	1	1.42mi
2545 Conroy Dr West Palm Beach, FL	3.0	2.0	1066	$3,295	$3.09	24d	1	1.43mi
9000 Woodbine Trl Riviera Beach, FL	1.0–3.0	1.0–2.0	1031	$2,360	$2.29	2d	1	1.46mi
520 W 28th St Riviera Beach, FL	3.0	1.0	1296	$6,000	$4.63	3d	1	1.49mi

HOA detail

• Monthly dues: $452 · $5,424/yr

Listing history 43 events

1. 2026-06-18
   days on market $239,000 Active 115 DOM
2. 2026-06-17
   days on market $239,000 Active 114 DOM
3. 2026-06-16
   days on market $239,000 Active 113 DOM
4. 2026-06-15
   days on market $239,000 Active 112 DOM
5. 2026-06-13
   days on market $239,000 Active 110 DOM
6. 2026-06-09
   days on market $239,000 Active 106 DOM
7. 2026-06-07
   days on market $239,000 Active 104 DOM
8. 2026-06-04
   days on market $239,000 Active 101 DOM
9. 2026-06-03
   days on market $239,000 Active 100 DOM
10. 2026-06-02
    days on market $239,000 Active 99 DOM
11. 2026-06-01
    days on market $239,000 Active 98 DOM
12. 2026-05-31
    days on market $239,000 Active 97 DOM
13. 2026-05-06
    listed $1,875
14. 2026-05-05
    price $239,000
15. 2026-04-04
    price $249,000
16. 2026-03-09
    price $257,500
17. 2026-02-23
    listed $265,000 Active
18. 2026-02-22
    historical $2,000
19. 2026-01-21
    listed $2,000
20. 2026-01-21
    historical $2,000
21. 2026-01-20
    listed $2,000
22. 2026-01-01
    historical $2,000
23. 2025-11-19
    price $2,000
24. 2025-11-13
    listed $2,100
25. 2025-11-11
    historical $2,100
26. 2025-07-05
    price $2,100
27. 2025-05-24
    price $2,000
28. 2025-03-18
    listed $2,350
29. 2025-03-18
    historical $2,350
30. 2025-03-03
    listed $2,350
31. 2019-02-01
    soldstatus $117,000
32. 2014-05-09
    soldstatus $86,000
33. 2014-05-07
    historical 156-char remark

    Show marketing remark (156 chars)

    Nice unit with private patio and storage, It has tile floors downstairs and wood upstairs. A/c is 2 years old, washer is just one year old. Freshly painted.

34. 2014-05-06
    soldstatus $86,000 Closed 156-char remark

    Show marketing remark (156 chars)

    Nice unit with private patio and storage, It has tile floors downstairs and wood upstairs. A/c is 2 years old, washer is just one year old. Freshly painted.

35. 2014-04-12
    status Pending 156-char remark

    Show marketing remark (156 chars)

    Nice unit with private patio and storage, It has tile floors downstairs and wood upstairs. A/c is 2 years old, washer is just one year old. Freshly painted.

36. 2014-04-04
    price $88,500 156-char remark

    Show marketing remark (156 chars)

    Nice unit with private patio and storage, It has tile floors downstairs and wood upstairs. A/c is 2 years old, washer is just one year old. Freshly painted.

37. 2014-03-10
    price $90,000 156-char remark

    Show marketing remark (156 chars)

    Nice unit with private patio and storage, It has tile floors downstairs and wood upstairs. A/c is 2 years old, washer is just one year old. Freshly painted.

38. 2014-03-04
    listed $92,000 Active 156-char remark

    Show marketing remark (156 chars)

    Nice unit with private patio and storage, It has tile floors downstairs and wood upstairs. A/c is 2 years old, washer is just one year old. Freshly painted.

39. 2012-12-13
    historical
40. 2012-10-13
    listed $82,900
41. 2011-06-27
    soldstatus $23,900
42. 2011-05-20
    historical
43. 2011-05-06
    listed $23,625

ⓘ 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: $4,804 · $400/mo
• Projected year-2 tax: $4,804 · $400/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 · 22 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: $36,257
• − Mortgage interest: −$13,388
• − Property taxes: −$4,804
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,901
• − Management: −$2,901
• − HOA: −$5,424
• − Depreciation: −$6,953
• Taxable loss: −$1,307
• Est. tax savings @ 24.0%: +$314
• After-tax cash flow: $2,494/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

-92.1% since first listed

31 events — show timeline

• 2026-05-06 Listed for Rent $1,875 GFLMLS
• 2026-05-05 Price Changed $239,000 RAIRCMLS
• 2026-04-04 Price Changed $249,000 RAIRCMLS
• 2026-03-09 Price Changed $257,500 RAIRCMLS
• 2026-02-23 Listed $265,000 RAIRCMLS
• 2026-02-22 Rental Removed $2,000 GFLMLS
• 2026-01-21 Listed for Rent $2,000 GFLMLS
• 2026-01-21 Rental Removed $2,000 RMLSFL
• 2026-01-20 Listed for Rent $2,000 RMLSFL
• 2026-01-01 Rental Removed $2,000 GFLMLS
• 2025-11-19 Price Changed $2,000 GFLMLS
• 2025-11-13 Listed for Rent $2,100 GFLMLS
• 2025-11-11 Rental Removed $2,100 RMLSFL
• 2025-07-05 Price Changed $2,100 RMLSFL
• 2025-05-24 Price Changed $2,000 RMLSFL
• 2025-03-18 Listed for Rent $2,350 RMLSFL
• 2025-03-18 Rental Removed $2,350 GFLMLS
• 2025-03-03 Listed for Rent $2,350 GFLMLS
• 2019-02-01 Sold (Public Records) $117,000 Public Records
• 2014-05-09 Sold (Public Records) $86,000 Public Records
• 2014-05-07 Listing Removed — Beaches MLS
• 2014-05-06 Sold (MLS) $86,000 Beaches MLS
• 2014-04-12 Pending — Beaches MLS
• 2014-04-04 Price Changed $88,500 Beaches MLS
• 2014-03-10 Price Changed $90,000 Beaches MLS
• 2014-03-04 Listed $92,000 Beaches MLS
• 2012-12-13 Listing Removed — Beaches MLS
• 2012-10-13 Listed $82,900 Beaches MLS
• 2011-06-27 Sold (MLS) $23,900 Beaches MLS
• 2011-05-20 Listing Removed — Beaches MLS
• 2011-05-06 Listed $23,625 Beaches MLS

Property tax history

+5.8%/yr

Latest (2025): $4,804 · +5.3% YoY. Source: county tax records.