3021 Laurel Ridge Cir · Riviera Beach, FL 33404

$179,000

2 bd · 2.5 ba · 1,199 sqft · Townhouse public records · 75 Days on market

Built 2005 $481/mo HOA · 17% of rent

---

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 +20.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 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

Spacious Updated 2/2.5 townhome located in the gated community of Thousand Oaks! Beautiful home features tile on the first floor, newer Stainless appliances, Wood laminate flooring on the upper level. Updated Master bathroom. New AC unit. Freshly painted. Amenities including a heated pool, tennis courts, basketball courts, a fitness center, children pool/play area, and 24hr manned gate security. Minutes from the beach, I95 and shopping. Set up a showing today!!

Key facts

• $481 HOA
• Garage
• Community pool

Property features AI

Finance

• Financial info: Pets conditionally allowed (restrictions may apply)
• HOA & community: Monthly association fee; Association fee covers common areas, cable TV, grounds maintenance, recreation facilities, reserve fund, and roof; Community amenities: clubhouse, fitness center, playground, basketball court, tennis courts, pool

Exterior

• Parking: Attached garage with garage door opener; 1 covered garage space
• Security: Security guard; Smoke detector(s)
• Utilities: Cable available
• Home design: Attached property; 2 stories; Entry on first level
• Construction: Block construction; Resale property
• Exterior features: Patio; Storm/security shutters; Association pool

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Disposal
• Bedrooms: Bedroom 2 (approx. 10 x 11); Primary bedroom on upper level
• Flooring: Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom; Dual sinks
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Blinds; Dual sinks; Entrance foyer; First-floor entry; Living/Dining room; Upper-level primary bedroom; Vaulted ceilings; Walk-in closet(s)
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $179k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $179k).
• Recommended offer: $168k (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.
• Market conditions: Rents soft (-0.7%/yr); 506 active listings in the ZIP; 7 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 $2,782/mo this rent would consume 51% 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 75 days — a 6% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.
• 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 $168,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.55% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.44%
• DSCR: 1.24
• GRM: 5.4

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: -12.8%
• Equity multiple: 0.56×
• Total profit: $-22,189
• Equity at exit: $26,689

10-year hold

• IRR: -13.0%
• Equity multiple: 0.40×
• Total profit: $-30,188
• Equity at exit: $15,477

Cash invested: $50,120 (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: 5.4×

Monthly cashflow live

• Estimated rent: $2,782 high
• Mortgage (P&I): −$939
• Tax from tax record: −$476 /mo · $5,717/yr
• Insurance: −$75
• HOA: −$481
• Vacancy / Maint / Mgmt: −$584
• Net cashflow: $227

Break-even live

Break-even rent $2,495

Max offer price $179,000

Occupancy floor 87%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
321 Sandtree Dr Palm Beach Gardens, FL	3.0	2.5	1480	$3,000	$2.03	11d	1	1.08mi
321 Sandtree Dr Palm Beach Gardens, FL	3.0	2.5	1480	$3,000	$2.03	24d	1	1.08mi
8731 Uranus Ter West Palm Beach, FL	2.0	1.0	900	$3,200	$3.56	24d	1	1.10mi
855 Date Palm Dr West Palm Beach, FL	3.0	3.0	1216	$3,150	$2.59	24d	1	1.20mi
901 W 37th St Riviera Beach, FL	3.0	1.0	900	$2,895	$3.22	24d	1	1.26mi
9000 Woodbine Trl Riviera Beach, FL	1.0–3.0	1.0–2.0	1031	$2,360	$2.29	2d	1	1.27mi
4289 S Mary Cir Palm Beach Gardens, FL	2.0	2.0	1246	$2,850	$2.29	24d	1	1.48mi

HOA detail

• Monthly dues: $481 · $5,772/yr
• Likely covers: poolgymsecurity

Listing history 18 events

1. 2026-04-29
   status Pending
2. 2026-04-20
   price $179,000
3. 2026-03-17
   price $189,000
4. 2026-02-13
   listed $199,000 Active
5. 2021-07-23
   soldstatus $225,000 Closed 465-char remark

   Show marketing remark (465 chars)

   Spacious Updated 2/2.5 townhome located in the gated community of Thousand Oaks! Beautiful home features tile on the first floor, newer Stainless appliances, Wood laminate flooring on the upper level. Updated Master bathroom. New AC unit. Freshly painted. Amenities including a heated pool, tennis courts, basketball courts, a fitness center, children pool/play area, and 24hr manned gate security. Minutes from the beach, I95 and shopping. Set up a showing today!!

6. 2021-07-06
   status Pending 465-char remark

   Show marketing remark (465 chars)

   Spacious Updated 2/2.5 townhome located in the gated community of Thousand Oaks! Beautiful home features tile on the first floor, newer Stainless appliances, Wood laminate flooring on the upper level. Updated Master bathroom. New AC unit. Freshly painted. Amenities including a heated pool, tennis courts, basketball courts, a fitness center, children pool/play area, and 24hr manned gate security. Minutes from the beach, I95 and shopping. Set up a showing today!!

7. 2021-06-12
   historical Active Under Contract 465-char remark

   Show marketing remark (465 chars)

   Spacious Updated 2/2.5 townhome located in the gated community of Thousand Oaks! Beautiful home features tile on the first floor, newer Stainless appliances, Wood laminate flooring on the upper level. Updated Master bathroom. New AC unit. Freshly painted. Amenities including a heated pool, tennis courts, basketball courts, a fitness center, children pool/play area, and 24hr manned gate security. Minutes from the beach, I95 and shopping. Set up a showing today!!

8. 2021-06-10
   listed $215,000 Active 465-char remark

   Show marketing remark (465 chars)

   Spacious Updated 2/2.5 townhome located in the gated community of Thousand Oaks! Beautiful home features tile on the first floor, newer Stainless appliances, Wood laminate flooring on the upper level. Updated Master bathroom. New AC unit. Freshly painted. Amenities including a heated pool, tennis courts, basketball courts, a fitness center, children pool/play area, and 24hr manned gate security. Minutes from the beach, I95 and shopping. Set up a showing today!!

9. 2016-04-22
   soldstatus $128,000
10. 2016-04-17
    historical 126-char remark

    Show marketing remark (126 chars)

    Nice Two Bedroom two and half bath one car garage unit well maintained. Upgraded cabinets with granite in kitchen. A must see.

11. 2016-04-11
    soldstatus $128,000 Closed 126-char remark

    Show marketing remark (126 chars)

    Nice Two Bedroom two and half bath one car garage unit well maintained. Upgraded cabinets with granite in kitchen. A must see.

12. 2016-03-30
    status Pending 126-char remark

    Show marketing remark (126 chars)

    Nice Two Bedroom two and half bath one car garage unit well maintained. Upgraded cabinets with granite in kitchen. A must see.

13. 2016-03-03
    historical Contingent 126-char remark

    Show marketing remark (126 chars)

    Nice Two Bedroom two and half bath one car garage unit well maintained. Upgraded cabinets with granite in kitchen. A must see.

14. 2016-02-29
    status Active 126-char remark

    Show marketing remark (126 chars)

    Nice Two Bedroom two and half bath one car garage unit well maintained. Upgraded cabinets with granite in kitchen. A must see.

15. 2016-02-22
    status Pending 126-char remark

    Show marketing remark (126 chars)

    Nice Two Bedroom two and half bath one car garage unit well maintained. Upgraded cabinets with granite in kitchen. A must see.

16. 2016-02-04
    price $129,999 126-char remark

    Show marketing remark (126 chars)

    Nice Two Bedroom two and half bath one car garage unit well maintained. Upgraded cabinets with granite in kitchen. A must see.

17. 2016-01-05
    listed $131,500 Active 126-char remark

    Show marketing remark (126 chars)

    Nice Two Bedroom two and half bath one car garage unit well maintained. Upgraded cabinets with granite in kitchen. A must see.

18. 2012-02-23
    soldstatus $70,500

ⓘ 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: $5,717 · $476/mo
• Projected year-2 tax: $5,717 · $476/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 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: $33,387
• − Mortgage interest: −$10,027
• − Property taxes: −$5,717
• − Insurance: −$895
• − Repairs & maintenance: −$2,671
• − Management: −$2,671
• − HOA: −$5,772
• − Depreciation: −$5,207
• Taxable income: $427
• Est. tax owed @ 24.0%: −$103
• After-tax cash flow: $2,625/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

+153.9% since first listed

18 events — show timeline

• 2026-04-29 Pending — MARMLS
• 2026-04-20 Price Changed $179,000 MARMLS
• 2026-03-17 Price Changed $189,000 MARMLS
• 2026-02-13 Listed $199,000 MARMLS
• 2021-07-23 Sold (MLS) $225,000 Beaches MLS
• 2021-07-06 Pending — Beaches MLS
• 2021-06-12 Contingent — Beaches MLS
• 2021-06-10 Listed $215,000 Beaches MLS
• 2016-04-22 Sold (Public Records) $128,000 Public Records
• 2016-04-17 Listing Removed — Beaches MLS
• 2016-04-11 Sold (MLS) $128,000 Beaches MLS
• 2016-03-30 Pending — Beaches MLS
• 2016-03-03 Contingent — Beaches MLS
• 2016-02-29 Relisted — Beaches MLS
• 2016-02-22 Pending — Beaches MLS
• 2016-02-04 Price Changed $129,999 Beaches MLS
• 2016-01-05 Listed $131,500 Beaches MLS
• 2012-02-23 Sold (Public Records) $70,500 Public Records

Property tax history

+11.3%/yr

Latest (2025): $5,717 · +2.8% YoY. Source: county tax records.