3525 Sonoma Dr · Riviera Beach, FL 33404

$254,900

3 bd · 2.5 ba · 1,318 sqft · Townhouse public records · 136 Days on market

Built 2006 $452/mo HOA · 14% 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 +20.5/30.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 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

2 story townhouse built in 2006. All the bedroom are upstairs. Long term tenant in place. Lease ends in February 2019. Property needs some updates. Buyer to pay $500 capital contribution at closing. 24th gated community with pool, tennis court, club house and Gym. Great location. Walking distance to Walmart, Aldi, gas station, bank, etc.

Key facts

• Gated community
• Pool
• Excellent location

Tags

• GATED COMMUNITY
• POOL
• EXCELLENT LOCATION

Property features AI

Finance

• Other: Annual taxes reported (omitted from details per instructions)
• Financial info: Pets are not allowed
• HOA & community: Monthly association fee of $452; Association covers management, common areas, cable TV, internet, grounds maintenance, and security; Association amenities include a pool

Exterior

• Parking: One parking space
• Utilities: Has cooling
• Home design: Attached property; 2 stories; Entry level: 1
• Construction: Block construction; Resale property
• Exterior features: Association pool

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning
• Interior features: First-floor entry; Other interior features

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $255k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/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: $224k (12.0% 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; 18 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 $3,347/mo this rent would consume 62% 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 136 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 5 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 $119k; list at $255k implies a 114% 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 $224,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.31% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.66%
• DSCR: 1.25
• GRM: 6.3

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: -11.8%
• Equity multiple: 0.59×
• Total profit: $-29,301
• Equity at exit: $38,006

10-year hold

• IRR: -9.4%
• Equity multiple: 0.52×
• Total profit: $-34,266
• Equity at exit: $22,039

Cash invested: $71,372 (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: 6.3×

Monthly cashflow live

• Estimated rent: $3,347 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$413 /mo · $4,957/yr
• Insurance: −$106
• HOA: −$452
• Vacancy / Maint / Mgmt: −$703
• Net cashflow: $336

Break-even live

Break-even rent $2,922

Max offer price $254,900

Occupancy floor 85%

Sensitivity live

Price	-10% $481	-5% $409	+0% $336	+5% $264	+10% $192
Rent	-10% $72	-5% $204	+0% $336	+5% $469	+10% $601
Rate	-1.0pp $465	-0.5pp $401	base $336	+0.5pp $270	+1.0pp $203

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1389 W 33rd St Riviera Beach, FL	4.0	3.0	1737	$3,000	$1.73	25d	1	0.55mi
1400 W 28th St Unit 1 Riviera Beach, FL	4.0	2.0	1100	$3,200	$2.91	25d	1	0.60mi
2016 Avenue S Riviera Beach, FL	4.0	3.0	1128	$3,800	$3.37	25d	1	0.85mi
810 Sandtree Dr Palm Beach Gardens, FL	4.0	2.5	1800	$3,400	$1.89	25d	1	0.93mi
2004 Sugar Maple Dr Riviera Beach, FL	4.0	2.5	1861	$2,995	$1.61	15d	1	0.94mi
855 Date Palm Dr West Palm Beach, FL	3.0	3.0	1216	$3,150	$2.59	25d	1	0.97mi
8617 Pluto Ter West Palm Beach, FL	3.0	2.0	1560	$3,999	$2.56	25d	1	0.98mi
2022 Oysterwood Ln Riviera Beach, FL	3.0	3.5	1714	$2,900	$1.69	25d	1	0.99mi
815 Silver Beach Rd Lake Park, FL	4.0	3.0	1480	$3,000	$2.03	25d	1	1.00mi
8731 Uranus Ter West Palm Beach, FL	2.0	1.0	900	$3,200	$3.56	25d	1	1.03mi
901 W 37th St Riviera Beach, FL	3.0	1.0	900	$2,895	$3.22	25d	1	1.07mi
321 Sandtree Dr Palm Beach Gardens, FL	3.0	2.5	1480	$3,000	$2.03	25d	1	1.07mi
321 Sandtree Dr Palm Beach Gardens, FL	3.0	2.5	1480	$3,000	$2.03	12d	1	1.07mi
3016 King Palm Way Riviera Beach, FL	3.0	2.5	1853	$3,800	$2.05	25d	1	1.10mi
4009 Sequoia Pl Riviera Beach, FL	4.0	2.5	1849	$4,500	$2.43	0d	1	1.10mi
4408 Hemlock Dr Riviera Beach, FL	4.0	2.5	1861	$3,200	$1.72	21d	1	1.15mi
520 W 28th St Riviera Beach, FL	3.0	1.0	1296	$6,000	$4.63	4d	1	1.45mi
9000 Woodbine Trl Riviera Beach, FL	1.0–3.0	1.0–2.0	1031	$3,014	$2.92	0d	1	1.45mi

HOA detail

• Monthly dues: $452 · $5,424/yr
• Likely covers: gaspoolgymsecurity

Listing history 28 events

1. 2026-06-21
   days on market $254,900 Active 136 DOM
2. 2026-06-18
   days on market $254,900 Active 133 DOM
3. 2026-06-17
   days on market $254,900 Active 132 DOM
4. 2026-06-16
   days on market $254,900 Active 131 DOM
5. 2026-06-15
   days on market $254,900 Active 130 DOM
6. 2026-06-13
   days on market $254,900 Active 128 DOM
7. 2026-06-09
   days on market $254,900 Active 124 DOM
8. 2026-06-07
   days on market $254,900 Active 122 DOM
9. 2026-06-04
   days on market $254,900 Active 119 DOM
10. 2026-06-03
    days on market $254,900 Active 118 DOM
11. 2026-06-01
    days on market $254,900 Active 116 DOM
12. 2026-05-31
    days on market $254,900 Active 115 DOM
13. 2026-02-05
    listed $254,900 Active
14. 2019-04-05
    soldstatus $119,000 Closed 339-char remark

    Show marketing remark (339 chars)

    2 story townhouse built in 2006. All the bedroom are upstairs. Long term tenant in place. Lease ends in February 2019. Property needs some updates. Buyer to pay $500 capital contribution at closing. 24th gated community with pool, tennis court, club house and Gym. Great location. Walking distance to Walmart, Aldi, gas station, bank, etc.

15. 2019-04-05
    soldstatus $119,000

    Show marketing remark (339 chars)

    2 story townhouse built in 2006. All the bedroom are upstairs. Long term tenant in place. Lease ends in February 2019. Property needs some updates. Buyer to pay $500 capital contribution at closing. 24th gated community with pool, tennis court, club house and Gym. Great location. Walking distance to Walmart, Aldi, gas station, bank, etc.

16. 2019-02-08
    historical Contingent 339-char remark

    Show marketing remark (339 chars)

    2 story townhouse built in 2006. All the bedroom are upstairs. Long term tenant in place. Lease ends in February 2019. Property needs some updates. Buyer to pay $500 capital contribution at closing. 24th gated community with pool, tennis court, club house and Gym. Great location. Walking distance to Walmart, Aldi, gas station, bank, etc.

17. 2018-10-29
    listed $128,000 Active 339-char remark

    Show marketing remark (339 chars)

    2 story townhouse built in 2006. All the bedroom are upstairs. Long term tenant in place. Lease ends in February 2019. Property needs some updates. Buyer to pay $500 capital contribution at closing. 24th gated community with pool, tennis court, club house and Gym. Great location. Walking distance to Walmart, Aldi, gas station, bank, etc.

18. 2015-12-17
    soldstatus $105,000
19. 2015-11-20
    soldstatus $105,000 Closed 547-char remark

    Show marketing remark (547 chars)

    This two story townhouse is located steps from the pool, the club house and the Gym. It has diagonal tile floors down stairs, granite countertops on kitchen, white appliances, new washer and dryer, and the A/c compressor was replaced a year ago. No rental or age restrictions. Good for investment, second home or primary residence. Low HOA fee includes exterior insurance, roof, and common areas. Great amenities: resort style pool, tennis court, club house, Gym, Play area, and after school classes for children. Please submit all offer with POF.

20. 2015-11-10
    status Pending 547-char remark

    Show marketing remark (547 chars)

    This two story townhouse is located steps from the pool, the club house and the Gym. It has diagonal tile floors down stairs, granite countertops on kitchen, white appliances, new washer and dryer, and the A/c compressor was replaced a year ago. No rental or age restrictions. Good for investment, second home or primary residence. Low HOA fee includes exterior insurance, roof, and common areas. Great amenities: resort style pool, tennis court, club house, Gym, Play area, and after school classes for children. Please submit all offer with POF.

21. 2015-10-22
    historical Contingent 547-char remark

    Show marketing remark (547 chars)

    This two story townhouse is located steps from the pool, the club house and the Gym. It has diagonal tile floors down stairs, granite countertops on kitchen, white appliances, new washer and dryer, and the A/c compressor was replaced a year ago. No rental or age restrictions. Good for investment, second home or primary residence. Low HOA fee includes exterior insurance, roof, and common areas. Great amenities: resort style pool, tennis court, club house, Gym, Play area, and after school classes for children. Please submit all offer with POF.

22. 2015-10-16
    price $107,000 547-char remark

    Show marketing remark (547 chars)

    This two story townhouse is located steps from the pool, the club house and the Gym. It has diagonal tile floors down stairs, granite countertops on kitchen, white appliances, new washer and dryer, and the A/c compressor was replaced a year ago. No rental or age restrictions. Good for investment, second home or primary residence. Low HOA fee includes exterior insurance, roof, and common areas. Great amenities: resort style pool, tennis court, club house, Gym, Play area, and after school classes for children. Please submit all offer with POF.

23. 2015-09-30
    listed $110,000 Active 547-char remark

    Show marketing remark (547 chars)

    This two story townhouse is located steps from the pool, the club house and the Gym. It has diagonal tile floors down stairs, granite countertops on kitchen, white appliances, new washer and dryer, and the A/c compressor was replaced a year ago. No rental or age restrictions. Good for investment, second home or primary residence. Low HOA fee includes exterior insurance, roof, and common areas. Great amenities: resort style pool, tennis court, club house, Gym, Play area, and after school classes for children. Please submit all offer with POF.

24. 2011-04-14
    soldstatus $41,000
25. 2011-04-11
    historical
26. 2010-05-26
    listed $43,000
27. 2007-07-26
    historical
28. 2007-07-13
    listed $249,900

ⓘ 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: $4,957 · $413/mo
• Projected year-2 tax: $4,957 · $413/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: $40,169
• − Mortgage interest: −$14,278
• − Property taxes: −$4,957
• − Insurance: −$1,274
• − Repairs & maintenance: −$3,214
• − Management: −$3,214
• − HOA: −$5,424
• − Depreciation: −$7,415
• Taxable income: $393
• Est. tax owed @ 24.0%: −$94
• After-tax cash flow: $3,943/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

+2.0% since first listed

16 events — show timeline

• 2026-02-05 Listed $254,900 MARMLS
• 2019-04-05 Sold (Public Records) $119,000 Public Records
• 2019-04-05 Sold (MLS) $119,000 Beaches MLS
• 2019-02-08 Contingent — Beaches MLS
• 2018-10-29 Listed $128,000 Beaches MLS
• 2015-12-17 Sold (Public Records) $105,000 Public Records
• 2015-11-20 Sold (MLS) $105,000 Beaches MLS
• 2015-11-10 Pending — Beaches MLS
• 2015-10-22 Contingent — Beaches MLS
• 2015-10-16 Price Changed $107,000 Beaches MLS
• 2015-09-30 Listed $110,000 Beaches MLS
• 2011-04-14 Sold (MLS) $41,000 Beaches MLS
• 2011-04-11 Listing Removed — Beaches MLS
• 2010-05-26 Listed $43,000 Beaches MLS
• 2007-07-26 Listing Removed — Beaches MLS
• 2007-07-13 Listed $249,900 Beaches MLS

Property tax history

+5.0%/yr

Latest (2025): $4,957 · +5.0% YoY. Source: county tax records.