2900 Carvelle Dr · Riviera Beach, FL 33404

$255,000

2 bd · 2.0 ba · 1,022 sqft · Townhouse public records · 87 Days on market

Built 2005 $390/mo HOA · 13% 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 +21.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• DSCR +6.9/10.0
• 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

OWNER IS WILLING TO DO FINANCING AT LOWER RATE. A BEAUTIFUL 2/2 WITH ONE CAR GARAGE TOWNHOUSE, TOTALLY UPGRADED, TILE ON FLOOR AND WOODEN LAMINATE ON BEDROOM FLOOR. SLIT BEDROOM WITH NICE BALCONY TO RELAX. APPLIANCES WERE JUST LESS THAN 4 YEARS OLD, WASHER & DRYER WERE 2 YEARS OLD, NEW CABINET KITCHEN WITH CORRIAN GRANITE COUNTER TOP. PICTURES WILL SAY HOW BEAUTIFUL IT IS.PLEASE COME AND JUDGE YOURSELF

Key facts

• Gated community
• Community pool
• Private balcony

Tags

• GATED COMMUNITY
• LARGE COVERED BALCONY
• NEW WASHER AND DRYER
• HURRICANE SHUTTERS
• COMMUNITY POOL
• PRIVATE BALCONY

Property features AI

Finance

• Other: Pets allowed (possible pet restrictions)
• Financial info: No land lease
• HOA & community: Part of Villa Rosa HOA; Monthly HOA fee of $390; Community amenities: clubhouse, pool, playground, picnic area; HOA covers cable TV, insurance, pest control, security, sewer, trash, and common areas

Exterior

• Parking: Attached 1-car garage with garage door opener; One additional covered/driveway parking space (total 2 spaces, 1 open)
• Security: Gated (no guard)
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Townhouse; Two-story; Resale condition; Faces southwest; Gated community (no guard)
• Construction: Built with concrete block (CBS) and stucco; Tile roof
• Exterior features: Corner lot; No waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Two main-level bedrooms
• Flooring: Tile; Wood
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Vaulted ceilings; Walk-in closets; Upstairs living area; Blinds on windows; Unfurnished
• Laundry & utility: In-unit laundry in a closet (inside)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $255k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $255k).
• Recommended offer: $240k (6.0% 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.
• Zoned schools: 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 70% FRL vs 52% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 50% district-wide (-20 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $3,040/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 $8k 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 87 days — a 6% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y 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 $120k; list at $255k implies a 112% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $239,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.19% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.41%
• DSCR: 1.29
• GRM: 7.0

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: -10.2%
• Equity multiple: 0.64×
• Total profit: $-25,747
• Equity at exit: $38,021

10-year hold

• IRR: -6.4%
• Equity multiple: 0.65×
• Total profit: $-24,756
• Equity at exit: $22,048

Cash invested: $71,400 (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: 7.0×

Monthly cashflow live

• Estimated rent: $3,040 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$187 /mo · $2,242/yr
• Insurance: −$106
• HOA: −$390
• Vacancy / Maint / Mgmt: −$638
• Net cashflow: $381

Break-even live

Break-even rent $2,557

Max offer price $255,000

Occupancy floor 82%

Sensitivity live

Price	-10% $526	-5% $453	+0% $381	+5% $309	+10% $237
Rent	-10% $141	-5% $261	+0% $381	+5% $501	+10% $621
Rate	-1.0pp $510	-0.5pp $446	base $381	+0.5pp $315	+1.0pp $248

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
855 Date Palm Dr West Palm Beach, FL	3.0	3.0	1216	$3,150	$2.59	25d	1	1.11mi
901 W 37th St Riviera Beach, FL	3.0	1.0	900	$2,895	$3.22	25d	1	1.11mi
8731 Uranus Ter West Palm Beach, FL	2.0	1.0	900	$3,200	$3.56	25d	1	1.29mi
321 Sandtree Dr Palm Beach Gardens, FL	3.0	2.5	1480	$3,000	$2.03	25d	1	1.29mi
321 Sandtree Dr Palm Beach Gardens, FL	3.0	2.5	1480	$3,000	$2.03	12d	1	1.29mi
1401 W 9th St Riviera Beach, FL	3.0	2.0	1304	$3,200	$2.45	25d	1	1.32mi
520 W 28th St Riviera Beach, FL	3.0	1.0	1296	$6,000	$4.63	4d	1	1.40mi
9000 Woodbine Trl Riviera Beach, FL	1.0–3.0	1.0–2.0	1031	$2,356	$2.29	0d	1	1.47mi

HOA detail

• Monthly dues: $390 · $4,680/yr

Listing history 33 events

1. 2026-06-21
   days on market $255,000 Active 87 DOM
2. 2026-06-18
   days on market $255,000 Active 84 DOM
3. 2026-06-18
   remarks 699-char remark
4. 2026-06-18
   price $255,000 Active 83 DOM
5. 2026-06-17
   days on market $260,000 Active 83 DOM
6. 2026-06-16
   days on market $260,000 Active 82 DOM
7. 2026-06-15
   days on market $260,000 Active 81 DOM
8. 2026-06-13
   days on market $260,000 Active 79 DOM
9. 2026-06-09
   days on market $260,000 Active 75 DOM
10. 2026-06-08
    days on market $260,000 Active 74 DOM
11. 2026-06-07
    days on market $260,000 Active 73 DOM
12. 2026-06-04
    days on market $260,000 Active 70 DOM
13. 2026-06-03
    days on market $260,000 Active 69 DOM
14. 2026-06-02
    days on market $260,000 Active 68 DOM
15. 2026-06-01
    days on market $260,000 Active 67 DOM
16. 2026-05-31
    days on market $260,000 Active 66 DOM
17. 2026-03-25
    listed $260,000 Active
18. 2021-04-28
    historical
19. 2021-03-11
    status Pending
20. 2021-03-11
    status Active
21. 2021-03-11
    historical
22. 2021-01-06
    price $159,000
23. 2020-09-09
    listed $165,000 Active
24. 2016-12-07
    soldstatus $120,000
25. 2016-12-01
    soldstatus $120,000 Closed 410-char remark

    Show marketing remark (410 chars)

    OWNER IS WILLING TO DO FINANCING AT LOWER RATE. A BEAUTIFUL 2/2 WITH ONE CAR GARAGE TOWNHOUSE, TOTALLY UPGRADED, TILE ON FLOOR AND WOODEN LAMINATE ON BEDROOM FLOOR. SLIT BEDROOM WITH NICE BALCONY TO RELAX. APPLIANCES WERE JUST LESS THAN 4 YEARS OLD, WASHER & DRYER WERE 2 YEARS OLD, NEW CABINET KITCHEN WITH CORRIAN GRANITE COUNTER TOP. PICTURES WILL SAY HOW BEAUTIFUL IT IS.PLEASE COME AND JUDGE YOURSELF

26. 2016-11-11
    status Pending 410-char remark

    Show marketing remark (410 chars)

    OWNER IS WILLING TO DO FINANCING AT LOWER RATE. A BEAUTIFUL 2/2 WITH ONE CAR GARAGE TOWNHOUSE, TOTALLY UPGRADED, TILE ON FLOOR AND WOODEN LAMINATE ON BEDROOM FLOOR. SLIT BEDROOM WITH NICE BALCONY TO RELAX. APPLIANCES WERE JUST LESS THAN 4 YEARS OLD, WASHER & DRYER WERE 2 YEARS OLD, NEW CABINET KITCHEN WITH CORRIAN GRANITE COUNTER TOP. PICTURES WILL SAY HOW BEAUTIFUL IT IS.PLEASE COME AND JUDGE YOURSELF

27. 2016-11-07
    price $124,900 410-char remark

    Show marketing remark (410 chars)

    OWNER IS WILLING TO DO FINANCING AT LOWER RATE. A BEAUTIFUL 2/2 WITH ONE CAR GARAGE TOWNHOUSE, TOTALLY UPGRADED, TILE ON FLOOR AND WOODEN LAMINATE ON BEDROOM FLOOR. SLIT BEDROOM WITH NICE BALCONY TO RELAX. APPLIANCES WERE JUST LESS THAN 4 YEARS OLD, WASHER & DRYER WERE 2 YEARS OLD, NEW CABINET KITCHEN WITH CORRIAN GRANITE COUNTER TOP. PICTURES WILL SAY HOW BEAUTIFUL IT IS.PLEASE COME AND JUDGE YOURSELF

28. 2016-09-14
    listed $130,000 Active 410-char remark

    Show marketing remark (410 chars)

    OWNER IS WILLING TO DO FINANCING AT LOWER RATE. A BEAUTIFUL 2/2 WITH ONE CAR GARAGE TOWNHOUSE, TOTALLY UPGRADED, TILE ON FLOOR AND WOODEN LAMINATE ON BEDROOM FLOOR. SLIT BEDROOM WITH NICE BALCONY TO RELAX. APPLIANCES WERE JUST LESS THAN 4 YEARS OLD, WASHER & DRYER WERE 2 YEARS OLD, NEW CABINET KITCHEN WITH CORRIAN GRANITE COUNTER TOP. PICTURES WILL SAY HOW BEAUTIFUL IT IS.PLEASE COME AND JUDGE YOURSELF

29. 2014-10-13
    historical
30. 2009-09-04
    soldstatus $49,000
31. 2009-08-03
    historical
32. 2009-05-14
    listed $59,900
33. 2007-02-02
    listed $169,999

ⓘ 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: $2,242 · $187/mo
• Projected year-2 tax: $2,242 · $187/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥106°F today · 18 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: $36,478
• − Mortgage interest: −$14,284
• − Property taxes: −$2,242
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,918
• − Management: −$2,918
• − HOA: −$4,680
• − Depreciation: −$7,418
• Taxable income: $743
• Est. tax owed @ 24.0%: −$178
• After-tax cash flow: $4,396/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

+52.9% since first listed

17 events — show timeline

• 2026-03-25 Listed $260,000 Beaches MLS
• 2021-04-28 Listing Removed — Beaches MLS
• 2021-03-11 Pending — Beaches MLS
• 2021-03-11 Relisted — Beaches MLS
• 2021-03-11 Listing Removed — Beaches MLS
• 2021-01-06 Price Changed $159,000 Beaches MLS
• 2020-09-09 Listed $165,000 Beaches MLS
• 2016-12-07 Sold (Public Records) $120,000 Public Records
• 2016-12-01 Sold (MLS) $120,000 Beaches MLS
• 2016-11-11 Pending — Beaches MLS
• 2016-11-07 Price Changed $124,900 Beaches MLS
• 2016-09-14 Listed $130,000 Beaches MLS
• 2014-10-13 Listing Removed — Beaches MLS
• 2009-09-04 Sold (MLS) $49,000 Beaches MLS
• 2009-08-03 Listing Removed — Beaches MLS
• 2009-05-14 Listed $59,900 Beaches MLS
• 2007-02-02 Listed $169,999 Beaches MLS

Property tax history

+5.3%/yr

Latest (2025): $2,242 · +2.8% YoY. Source: county tax records.