5713 Briarwood St · Mangonia Park, FL 33407

$365,000

3 bd · 2.0 ba · 1,401 sqft · SingleFamily public records · 170 Days on market

Built 1967 5,473 sqft lot

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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 +19.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +4.8/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely renovated stunning CBS home in great location with huge yard. New appliances, gas stove, granite countertops, ceramic floors. Unique therapeutic home spa whirlpool/shower. Central Air Conditioning, backyard shed and huge mango tree! Rare opportunity to win this custom home of your dreams.

Key facts

• Vinyl fenced yard
• Corner unit
• Upgraded bathrooms

Tags

• CORNER UNIT
• VINYL FENCED YARD
• NEWER POURED CONCRETE
• GRANITE KITCHEN COUNTERS
• NEWER KITCHEN CABINETS
• UPGRADED BATHROOMS

Property features AI

Finance

• Financial info: Pets allowed with no restrictions
• HOA & community: No association amenities

Exterior

• Parking: Carport (1 space); One covered space; Circular driveway
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Single-family residence; Resale property; One story; Entry level living area; North-facing
• Construction: CBS construction; Built-Up, composition, and shingle roof
• Exterior features: Open patio; Patio; Fenced yard; Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: One bedroom on the main level
• Flooring: Ceramic tile; Vinyl
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Walk-in closets; Split bedroom layout; Blinds and drapes on windows; Unfurnished
• Laundry & utility: Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $421 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $357k (2.2% below list).
• Recommended offer: $321k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#482 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, employment D-.
• 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: West Riviera Elementary School (math 26% / reading 22%, grade F, #2,057 of 2,144 statewide, top 96%, 487 students, 83% FRL); John F. Kennedy Middle School (math 28% / reading 29%, grade F, #482 of 571 statewide, top 85%, 826 students, 78% 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 77% FRL vs 52% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 50% district-wide (-25 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 (+3.1%/yr); 305 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $3,571/mo this rent would consume 71% of the median local household income ($60k/yr) (locally 2157% 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 $3k of loan paydown is wiped out by about $11k 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 170 days — a 12% lower offer ($321k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y ago; this cycle's ask has dropped $25k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $255k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $321,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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. 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.
8. 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.
9. 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: 0.98% ✗
• Cap rate: 7.68%
• Cash-on-cash: 4.95%
• DSCR: 1.22
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.08% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.69×
• Total profit: $-32,050
• Equity at exit: $54,423

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $7,735
• Equity at exit: $31,559

Cash invested: $102,200 (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 33407

• Rents YoY: 3.1%
• Active inventory: 305
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $3,571 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$334 /mo · $4,008/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$750
• Net cashflow: $421

Break-even live

Break-even rent $3,038

Max offer price $365,000

Occupancy floor 83%

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1401 W 9th St Riviera Beach, FL	3.0	2.0	1304	$3,200	$2.45	24d	1	0.51mi
1721 Lindley St Mangonia Park, FL	3.0	2.5	1760	$3,300	$1.88	7d	1	0.58mi
5649 Mentmore Dr Riviera Beach, FL	3.0	2.5	1450	$2,900	$2.00	24d	1	0.68mi
522 W 2nd St Riviera Beach, FL	3.0	1.0	900	$2,895	$3.22	24d	1	0.77mi
1563 40th St West Palm Beach, FL	4.0	2.0	1680	$3,600	$2.14	3d	1	0.90mi
629 56th St West Palm Beach, FL	4.0	2.0	1689	$3,100	$1.84	14d	1	1.02mi
517 55th St West Palm Beach, FL	2.0	2.0	1238	$4,550	$3.68	24d	1	1.14mi
195 River Grove Way West Palm Beach, FL	2.0	1.0–2.0	828	$3,002	$3.63	1d	18	1.15mi
510 56th St West Palm Beach, FL	2.0	1.0	1152	$3,800	$3.30	22d	1	1.15mi
2016 Avenue S Riviera Beach, FL	4.0	3.0	1128	$3,800	$3.37	24d	1	1.22mi
5101 Spruce Ave West Palm Beach, FL	3.0	3.0	1151	$3,100	$2.69	24d	1	1.23mi
436 51st St West Palm Beach, FL	2.0	1.0	968	$3,750	$3.87	24d	1	1.25mi
424 51st St Unit 426 West Palm Beach, FL	3.0	2.0	1230	$3,500	$2.85	10d	1	1.26mi
3808 Westview Ave West Palm Beach, FL	4.0	3.0	1617	$3,100	$1.92	24d	1	1.26mi
5301 N Flagler Dr West Palm Beach, FL	4.0	3.0	1616	$6,000	$3.71	24d	1	1.30mi
5203 N Flagler Dr West Palm Beach, FL	3.0	1.5	1458	$6,000	$4.12	24d	1	1.30mi
5600 N Flagler Dr West Palm Beach, FL	1.0–3.0	2.0	1192	$6,000	$5.03	20d	8	1.34mi
3590 Village Blvd West Palm Beach, FL	1.0–3.0	1.0–2.0	1074	$3,385	$3.15	1d	29	1.35mi
65 W 16th St Apt 1 Riviera Beach, FL	4.0	2.0	1232	$3,500	$2.84	16d	1	1.37mi
65 W 16th St Apt 1 Riviera Beach, FL	4.0	2.0	1200	$3,500	$2.92	7d	1	1.37mi
5200 N Flagler Dr #2004 West Palm Beach, FL	2.0	2.0	1235	$3,800	$3.08	7d	1	1.39mi
5200 N Flagler Dr West Palm Beach, FL	2.0	2.0	1233	$3,375	$2.74	24d	2	1.39mi
701 37th St West Palm Beach, FL	3.0	2.0	1426	$3,600	$2.52	24d	1	1.42mi
619 37th St West Palm Beach, FL	3.0	2.0	1414	$3,350	$2.37	24d	1	1.46mi
401 42nd St West Palm Beach, FL	3.0	1.0	1400	$4,950	$3.54	14d	1	1.49mi
401 42nd St West Palm Beach, FL	3.0	1.0	1100	$4,950	$4.50	24d	1	1.49mi

Listing history 22 events

1. 2026-05-16
   status Pending
2. 2026-05-06
   historical Active Under Contract
3. 2026-04-25
   status Active
4. 2026-04-13
   historical Active Under Contract
5. 2026-02-05
   price $365,000
6. 2026-02-04
   status Active
7. 2026-01-29
   status Pending
8. 2025-12-09
   price $379,900
9. 2025-11-21
   listed $389,900 Active
10. 2021-07-13
    soldstatus $255,000
11. 2021-07-08
    soldstatus $255,000 Closed 301-char remark

    Show marketing remark (301 chars)

    Completely renovated stunning CBS home in great location with huge yard. New appliances, gas stove, granite countertops, ceramic floors. Unique therapeutic home spa whirlpool/shower. Central Air Conditioning, backyard shed and huge mango tree! Rare opportunity to win this custom home of your dreams.

12. 2021-06-02
    historical Active Under Contract 301-char remark

    Show marketing remark (301 chars)

    Completely renovated stunning CBS home in great location with huge yard. New appliances, gas stove, granite countertops, ceramic floors. Unique therapeutic home spa whirlpool/shower. Central Air Conditioning, backyard shed and huge mango tree! Rare opportunity to win this custom home of your dreams.

13. 2021-05-27
    listed $279,900 Active 301-char remark

    Show marketing remark (301 chars)

    Completely renovated stunning CBS home in great location with huge yard. New appliances, gas stove, granite countertops, ceramic floors. Unique therapeutic home spa whirlpool/shower. Central Air Conditioning, backyard shed and huge mango tree! Rare opportunity to win this custom home of your dreams.

14. 2021-03-31
    soldstatus $140,000 Closed
15. 2021-03-22
    soldstatus $140,000
16. 2021-03-16
    historical
17. 2021-03-14
    listed $165,000
18. 2020-11-13
    status Pending
19. 2020-11-13
    historical
20. 2020-10-29
    status Active
21. 2020-09-15
    status Pending
22. 2020-09-08
    listed $165,000 Active

ⓘ 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: $4,008 · $334/mo
• Projected year-2 tax: $4,008 · $334/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 ≥105°F today · 26 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: $42,857
• − Mortgage interest: −$20,446
• − Property taxes: −$4,008
• − Insurance: −$1,825
• − Repairs & maintenance: −$3,429
• − Management: −$3,429
• − Depreciation: −$10,618
• Taxable loss: −$897
• Est. tax savings @ 24.0%: +$215
• After-tax cash flow: $5,270/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 — Mangonia Park

• Score: 69/100
• State rank: #482
• US rank: #8801

Category grades

Amenities F Commute A 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: Mangonia Park, FL
• County: Palm Beach County · 1,438,312 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 34,851
• Household income: $59,993
• Rent vs Own: 49.0% rent · 51.0% own
• Severe rent burden: 2157.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Black 54% White 21% Hispanic / Latino 20% Two or more races 13% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 2%
• Common ancestry: Hispanic 8% Lithuanian 1% Romanian 1%
• Foreign-born: 26% · Canada, Vietnam, Jamaica
• Languages at home: 72% English-only · Spanish 17% French/Haitian/Cajun 8% 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: ▼ -299.26%
• Current HPI: 363.3995
• Rent YoY: ▲ 3.08%
• 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

+121.2% since first listed

22 events — show timeline

• 2026-05-16 Pending — Beaches MLS
• 2026-05-06 Contingent — Beaches MLS
• 2026-04-25 Relisted — Beaches MLS
• 2026-04-13 Contingent — Beaches MLS
• 2026-02-05 Price Changed $365,000 Beaches MLS
• 2026-02-04 Relisted — Beaches MLS
• 2026-01-29 Pending — Beaches MLS
• 2025-12-09 Price Changed $379,900 Beaches MLS
• 2025-11-21 Listed $389,900 Beaches MLS
• 2021-07-13 Sold (Public Records) $255,000 Public Records
• 2021-07-08 Sold (MLS) $255,000 Beaches MLS
• 2021-06-02 Contingent — Beaches MLS
• 2021-05-27 Listed $279,900 Beaches MLS
• 2021-03-31 Sold (MLS) $140,000 Beaches MLS
• 2021-03-22 Sold (Public Records) $140,000 Public Records
• 2021-03-16 Listing Removed — Beaches MLS
• 2021-03-14 Listed $165,000 Beaches MLS
• 2020-11-13 Pending — Beaches MLS
• 2020-11-13 Listing Removed — Beaches MLS
• 2020-10-29 Relisted — Beaches MLS
• 2020-09-15 Pending — Beaches MLS
• 2020-09-08 Listed $165,000 Beaches MLS

Property tax history

+13.8%/yr

Latest (2025): $4,008 · +3.4% YoY. Source: county tax records.