1971 Freeport Ln #4915 · Riviera Beach, FL 33404

$180,000

2 bd · 2.0 ba · 837 sqft · Condo · 36 Days on market

Built 2006 Good condition $490/mo HOA · 18% 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 +24.8/30.0
• 1% rule +9.9/10.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely 2/2 condo w/ patio, new paint&carpet! Close by 10/31/11 & get up to 3.5% of final sales price used for closing cost assistance, check Homepath.com Special Offers for details. Restrictions Apply. Purchase for 3% down w/ Homepath. See attached. Neither seller nor seller's agent possess gate keys, pool keys, transmitters, swipe cards, nor any tools for accessing home or community amenities. All figures and measurements estimated and not guaranteed. Neither seller nor seller's agent possess Condo or HOA documents. Buyer or buyer's agent should verify association fees and any assessments, and obtain association documents either from public records or at buyer's expense. Seller may accept offer at any time but won't consider anything binding until ent... (see supplement for full rema Lovely 2/2 condo w/ patio, new paint&carpet! Close by 10/31/11 & get up to 3.5% of final sales price used for closing cost assistance, check Homepath.com Special Offers for details. Restrictions Apply. Purchase for 3% down w/ Homepath. See attached.Neither seller nor seller's agent possess gate keys, pool keys, transmitters, swipe cards, nor any tools for accessing home or community amenities. All figures and measurements estimated and not guaranteed. Neither seller nor seller's agent possess Condo or HOA documents. Buyer or buyer's agent should verify association fees and any assessments, and obtain association documents either from public records or at buyer's expense. Seller may accept offer at any time but won't consider anything binding until entire contract is ratified by all parties. If there are multiple offers, at seller's discretion you may or may not be directed for highest and best offer upon submitting offer. MLS may not reflect highest and best offers. When in doubt, always submit highest and best offer

Key facts

• Gated community
• Laminate floors
• Swimming pool

Tags

• GATED COMMUNITY
• CERAMIC TILE FLOORS
• LAMINATE FLOORS
• FULL-SIZE WASHER AND DRYER
• ASSIGNED PARKING SPACES
• SWIMMING POOL

Property features AI

Finance

• Financial info: Lease considered; Pets allowed with restrictions
• HOA & community: Monthly association fee of $490; Association covers common areas, insurance, security, trash and water; Community amenities include playground, pool and tennis courts

Exterior

• Parking: Assigned parking (one space)
• Security: Complex fenced; Security guard; Smoke detector(s)
• Utilities: Cable available
• Home design: Attached property; Entry on level 1
• Construction: Block construction; Resale property
• Exterior features: Patio; Association pool

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Electric water heater
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First floor entry; Living/dining room; Split bedrooms; Upper-level primary
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $175k (3.0% 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; 2 comparable units currently listed for rent nearby; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• At $2,674/mo this rent would consume 49% 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 $5k 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 36 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago; this cycle's ask is 9374% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $41k; list at $180k implies a 339% 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 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% 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. 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?
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 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: 1.49% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.02%
• DSCR: 1.40
• GRM: 5.6

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: -7.0%
• Equity multiple: 0.75×
• Total profit: $-12,540
• Equity at exit: $26,839

10-year hold

• IRR: -3.1%
• Equity multiple: 0.83×
• Total profit: $-8,757
• Equity at exit: $15,563

Cash invested: $50,400 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,674 medium
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$490
• Vacancy / Maint / Mgmt: −$562
• Net cashflow: $379

Break-even live

Break-even rent $2,195

Max offer price $180,000

Occupancy floor 81%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
195 River Grove Way West Palm Beach, FL	2.0	1.0–2.0	828	$3,002	$3.63	1d	18	1.24mi
3590 Village Blvd West Palm Beach, FL	1.0–3.0	1.0–2.0	1074	$2,798	$2.60	1d	29	1.36mi

HOA detail condo

• Monthly dues: $490 · $5,880/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $180,000 Active 36 DOM
2. 2026-06-17
   days on market $180,000 Active 35 DOM
3. 2026-06-16
   days on market $180,000 Active 34 DOM
4. 2026-06-15
   days on market $180,000 Active 33 DOM
5. 2026-06-13
   days on market $180,000 Active 31 DOM
6. 2026-06-09
   days on market $180,000 Active 27 DOM
7. 2026-06-08
   days on market $180,000 Active 26 DOM
8. 2026-06-07
   days on market $180,000 Active 25 DOM
9. 2026-06-04
   days on market $180,000 Active 22 DOM
10. 2026-06-03
    days on market $180,000 Active 21 DOM
11. 2026-06-02
    days on market $180,000 Active 20 DOM
12. 2026-06-01
    days on market $180,000 Active 19 DOM
13. 2026-05-31
    days on market $180,000 Active 18 DOM
14. 2026-05-19
    listed $1,900
15. 2026-05-13
    listed $180,000 Active
16. 2011-07-26
    soldstatus $41,000 1844-char remark

    Show marketing remark (1844 chars)

    Lovely 2/2 condo w/ patio, new paint&carpet! Close by 10/31/11 & get up to 3.5% of final sales price used for closing cost assistance, check Homepath.com Special Offers for details. Restrictions Apply. Purchase for 3% down w/ Homepath. See attached. Neither seller nor seller's agent possess gate keys, pool keys, transmitters, swipe cards, nor any tools for accessing home or community amenities. All figures and measurements estimated and not guaranteed. Neither seller nor seller's agent possess Condo or HOA documents. Buyer or buyer's agent should verify association fees and any assessments, and obtain association documents either from public records or at buyer's expense. Seller may accept offer at any time but won't consider anything binding until ent... (see supplement for full rema Lovely 2/2 condo w/ patio, new paint&carpet! Close by 10/31/11 & get up to 3.5% of final sales price used for closing cost assistance, check Homepath.com Special Offers for details. Restrictions Apply. Purchase for 3% down w/ Homepath. See attached.Neither seller nor seller's agent possess gate keys, pool keys, transmitters, swipe cards, nor any tools for accessing home or community amenities. All figures and measurements estimated and not guaranteed. Neither seller nor seller's agent possess Condo or HOA documents. Buyer or buyer's agent should verify association fees and any assessments, and obtain association documents either from public records or at buyer's expense. Seller may accept offer at any time but won't consider anything binding until entire contract is ratified by all parties. If there are multiple offers, at seller's discretion you may or may not be directed for highest and best offer upon submitting offer. MLS may not reflect highest and best offers. When in doubt, always submit highest and best offer

17. 2011-07-12
    historical 1844-char remark

    Show marketing remark (1844 chars)

    Lovely 2/2 condo w/ patio, new paint&carpet! Close by 10/31/11 & get up to 3.5% of final sales price used for closing cost assistance, check Homepath.com Special Offers for details. Restrictions Apply. Purchase for 3% down w/ Homepath. See attached. Neither seller nor seller's agent possess gate keys, pool keys, transmitters, swipe cards, nor any tools for accessing home or community amenities. All figures and measurements estimated and not guaranteed. Neither seller nor seller's agent possess Condo or HOA documents. Buyer or buyer's agent should verify association fees and any assessments, and obtain association documents either from public records or at buyer's expense. Seller may accept offer at any time but won't consider anything binding until ent... (see supplement for full rema Lovely 2/2 condo w/ patio, new paint&carpet! Close by 10/31/11 & get up to 3.5% of final sales price used for closing cost assistance, check Homepath.com Special Offers for details. Restrictions Apply. Purchase for 3% down w/ Homepath. See attached.Neither seller nor seller's agent possess gate keys, pool keys, transmitters, swipe cards, nor any tools for accessing home or community amenities. All figures and measurements estimated and not guaranteed. Neither seller nor seller's agent possess Condo or HOA documents. Buyer or buyer's agent should verify association fees and any assessments, and obtain association documents either from public records or at buyer's expense. Seller may accept offer at any time but won't consider anything binding until entire contract is ratified by all parties. If there are multiple offers, at seller's discretion you may or may not be directed for highest and best offer upon submitting offer. MLS may not reflect highest and best offers. When in doubt, always submit highest and best offer

18. 2011-06-01
    listed $32,500 1844-char remark

    Show marketing remark (1844 chars)

    Lovely 2/2 condo w/ patio, new paint&carpet! Close by 10/31/11 & get up to 3.5% of final sales price used for closing cost assistance, check Homepath.com Special Offers for details. Restrictions Apply. Purchase for 3% down w/ Homepath. See attached. Neither seller nor seller's agent possess gate keys, pool keys, transmitters, swipe cards, nor any tools for accessing home or community amenities. All figures and measurements estimated and not guaranteed. Neither seller nor seller's agent possess Condo or HOA documents. Buyer or buyer's agent should verify association fees and any assessments, and obtain association documents either from public records or at buyer's expense. Seller may accept offer at any time but won't consider anything binding until ent... (see supplement for full rema Lovely 2/2 condo w/ patio, new paint&carpet! Close by 10/31/11 & get up to 3.5% of final sales price used for closing cost assistance, check Homepath.com Special Offers for details. Restrictions Apply. Purchase for 3% down w/ Homepath. See attached.Neither seller nor seller's agent possess gate keys, pool keys, transmitters, swipe cards, nor any tools for accessing home or community amenities. All figures and measurements estimated and not guaranteed. Neither seller nor seller's agent possess Condo or HOA documents. Buyer or buyer's agent should verify association fees and any assessments, and obtain association documents either from public records or at buyer's expense. Seller may accept offer at any time but won't consider anything binding until entire contract is ratified by all parties. If there are multiple offers, at seller's discretion you may or may not be directed for highest and best offer upon submitting offer. MLS may not reflect highest and best offers. When in doubt, always submit highest and best offer

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥105°F today · 19 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: $32,092
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$2,567
• − Management: −$2,567
• − HOA: −$5,880
• − Depreciation: −$5,236
• Taxable income: $2,158
• Est. tax owed @ 24.0%: −$518
• After-tax cash flow: $4,027/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained and updated condo is in good condition with a good condition score of 75. It has a good roof, exterior, and interior walls, and is located in a gated community with a swimming pool and other amenities. The kitchen and bathrooms are in good condition, and the appliances are stainless steel. The home is move-in ready and would benefit from some cosmetic updates to the exterior and interior walls.

Value-add opportunities

• Resale Painting the exterior walls — Fresh paint can make the home look more appealing to potential buyers
• Rental Re-grouting the tile floors — A clean and well-maintained floor can attract more renters and make the home more attractive
• Both Inspecting and cleaning the air conditioning unit — A clean and functioning air conditioning unit is essential for both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior walls — Fresh paint can make the home look more appealing to potential buyers ↑
• Rental Re-grouting the tile floors — A clean and well-maintained floor can attract more renters and make the home more attractive ↑
• Both Inspecting and cleaning the air conditioning unit — A clean and functioning air conditioning unit is essential for both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-94.2% since first listed

5 events — show timeline

• 2026-05-19 Listed for Rent $1,900 MARMLS
• 2026-05-13 Listed $180,000 MARMLS
• 2011-07-26 Sold (MLS) $41,000 Beaches MLS
• 2011-07-12 Listing Removed — Beaches MLS
• 2011-06-01 Listed $32,500 Beaches MLS