185 Bandol St · Riviera Beach, FL 33404

$385,000

3 bd · 2.5 ba · 1,500 sqft · Townhouse public records · 44 Days on market

Built 2021 Good condition 1,799 sqft lot $125/mo HOA · 3% 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 +23.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.6/10.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Riviera Cove offers a modern floorplan with an open layout, including ample features & desirable low-maintenance living. Architecturally designed exterior elevations are complete with Paver driveway, entry walkway & patios, metal garage doors & concrete block construction. Spacious interiors boasts, 3 bedrooms, 2.5 bathrooms. Garage, Home is Connected and more! Prime location, with proximity to the beaches, US-1, great shopping, a multitude of tasty restaurants, hospitals, etc. BRAND NEW HOME! CALL FOR A TOUR AND MOVE IN SPECIALS- Restrictions may apply * Pictures, photographs, features, colors and sizes are approximate for illustration purposes only and will vary from the homes as built. These photos are not of the actual home but are similar to the home being built.

Key facts

• $125 HOA
• Garage
• Built 2021

Property features AI

Finance

• Other: Building area reported from public records
• Financial info: Pets allowed with possible restrictions and breed restrictions
• HOA & community: HOA with monthly fee (includes trash); Monthly HOA fee reported

Exterior

• Parking: 3 parking spaces total; Attached 1-car garage; 1 covered space; Driveway and guest parking
• Utilities: Public water; Public sewer; No additional utilities listed
• Home design: Townhouse; Two levels; Faces north; Resale property
• Construction: CBS construction; Composition/shingle roof; 1 story listed elsewhere; property has two levels
• Exterior features: Not waterfront; Playground (association amenity); Sidewalks (association amenity)

Interior

• Kitchen: Disposal; Dishwasher; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s)
• Laundry & utility: Laundry closet; Washer hookup; Electric dryer hookup; In-hall laundry; In-unit laundry; Upper-level access

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $385k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $688 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $385k).
• Recommended offer: $373k (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.
• Zoned schools: Lincoln Elementary School (math 31% / reading 29%, grade F, #1,882 of 2,144 statewide, top 88%, 358 students, 84% FRL); 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 74% FRL vs 52% district-wide (22 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; 40 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 $4,468/mo this rent would consume 82% 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 $3k of loan paydown is wiped out by about $12k 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 44 days — a 3% lower offer ($373k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $279k; 38% 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 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $373,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.16% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.66%
• DSCR: 1.34
• GRM: 7.2

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: -8.2%
• Equity multiple: 0.71×
• Total profit: $-31,455
• Equity at exit: $57,405

10-year hold

• IRR: -3.4%
• Equity multiple: 0.81×
• Total profit: $-20,808
• Equity at exit: $33,288

Cash invested: $107,800 (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: 7.2×

Monthly cashflow live

• Estimated rent: $4,468 high
• Mortgage (P&I): −$2,019
• Tax from tax record: −$537 /mo · $6,441/yr
• Insurance: −$160
• HOA: −$125
• Vacancy / Maint / Mgmt: −$938
• Net cashflow: $688

Break-even live

Break-even rent $3,596

Max offer price $385,000

Occupancy floor 80%

Sensitivity live

Price	-10% $906	-5% $797	+0% $688	+5% $579	+10% $470
Rent	-10% $335	-5% $512	+0% $688	+5% $865	+10% $1,041
Rate	-1.0pp $882	-0.5pp $786	base $688	+0.5pp $589	+1.0pp $487

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 W 35th St Riviera Beach, FL	4.0	2.0	1600	$3,000	$1.88	12d	1	0.13mi
520 W 28th St Riviera Beach, FL	3.0	1.0	1296	$6,000	$4.63	4d	1	0.37mi
135 E 28th St Riviera Beach, FL	4.0	2.0	1711	$3,200	$1.87	25d	1	0.45mi
220 Lake Shore Dr Lake Park, FL	1.0–3.0	1.5–3.5	2134	$25,000	$11.72	0d	19	0.46mi
220 Lake Shore Dr Unit 304 Lake Park, FL	2.0	2.5	1911	$11,500	$6.02	25d	1	0.46mi
410 Wilma Cir #103 Riviera Beach, FL	2.0	2.0	1056	$4,000	$3.79	16d	1	0.49mi
250 Foresteria Dr West Palm Beach, FL	4.0	3.0	2080	$11,500	$5.53	21d	1	0.56mi
301 Lake Shore Dr #802 West Palm Beach, FL	2.0	2.0	1316	$3,000	$2.28	25d	1	0.57mi
360 Wilma Cir #7 Riviera Beach, FL	3.0	2.0	1590	$4,500	$2.83	25d	1	0.60mi
158 E 23rd St Riviera Beach, FL	2.0	2.0	1110	$2,900	$2.61	25d	1	0.62mi
158 E 23rd St Riviera Beach, FL	2.0	2.0	1110	$2,900	$2.61	23d	1	0.62mi
2650 Lake Shore Dr #2403 Riviera Beach, FL	3.0	3.0	1788	$6,000	$3.36	25d	1	0.66mi
2650 Lake Shore Dr #1001 Riviera Beach, FL	2.0	2.0	1742	$3,800	$2.18	25d	1	0.66mi
2650 Lake Shore Dr #1003 Riviera Beach, FL	3.0	3.0	1788	$4,200	$2.35	25d	1	0.66mi
2650 Lake Shore Dr #1203 Riviera Beach, FL	3.0	3.0	1803	$4,250	$2.36	25d	1	0.66mi
2650 Lake Shore Dr #804 Riviera Beach, FL	3.0	3.5	1704	$4,500	$2.64	25d	1	0.66mi
2650 Lake Shore Dr #2303 Riviera Beach, FL	3.0	3.0	1537	$4,950	$3.22	25d	1	0.66mi
2650 Lake Shore Dr #803 Riviera Beach, FL	3.0	3.0	1800	$5,000	$2.78	25d	1	0.66mi
2640 Lake Shore Dr #711 Riviera Beach, FL	3.0	3.0	1848	$5,500	$2.98	25d	1	0.67mi
2640 Lake Shore Dr #1716 Riviera Beach, FL	3.0	3.0	1538	$9,500	$6.18	25d	1	0.67mi
2640 Lake Shore Dr #2312 Riviera Beach, FL	2.0	2.0	1818	$6,500	$3.58	25d	1	0.67mi
2640 Lake Shore Dr Riviera Beach, FL	3.0	3.0	1715	$5,500	$3.21	25d	1	0.68mi
815 Silver Beach Rd Lake Park, FL	4.0	3.0	1480	$3,000	$2.03	25d	1	0.75mi
301 Hawthorne Dr West Palm Beach, FL	3.0	2.0	1402	$3,200	$2.28	25d	1	0.79mi
913 Lake Shore Dr Lake Park, FL	1.0–2.0	1.0–2.0	1066	$3,731	$3.50	0d	10	0.88mi
65 W 16th St Apt 1 Riviera Beach, FL	4.0	2.0	1200	$3,500	$2.92	8d	1	0.90mi
65 W 16th St Apt 1 Riviera Beach, FL	4.0	2.0	1232	$3,500	$2.84	18d	1	0.90mi
855 Date Palm Dr West Palm Beach, FL	3.0	3.0	1216	$3,150	$2.59	25d	1	0.92mi
1030 Sugar Sands Blvd #171 Riviera Beach, FL	2.0	2.0	1143	$5,000	$4.37	25d	1	0.96mi
1060 Lake Shore Dr #201 West Palm Beach, FL	2.0	2.0	1206	$3,850	$3.19	20d	1	1.01mi
1050 Sugar Sands Blvd #174 Riviera Beach, FL	3.0	2.0	1490	$5,400	$3.62	0d	1	1.01mi
1155 Lake Shore Dr #202 West Palm Beach, FL	2.0	2.0	1206	$4,750	$3.94	25d	1	1.07mi
1389 W 33rd St Riviera Beach, FL	4.0	3.0	1737	$3,000	$1.73	25d	1	1.13mi
1120 Morse Blvd Riviera Beach, FL	2.0	2.0	1765	$10,000	$5.67	25d	1	1.15mi
1400 W 28th St Unit 1 Riviera Beach, FL	4.0	2.0	1100	$3,200	$2.91	25d	1	1.17mi
1140 Morse Blvd Riviera Beach, FL	2.0	2.0	1640	$7,000	$4.27	20d	1	1.18mi
220 Lake Dr #206 Palm Beach Shores, FL	2.0	2.0	1241	$4,000	$3.22	14d	1	1.25mi
1221 Singer Dr Riviera Beach, FL	3.0	2.5	1676	$11,000	$6.56	20d	1	1.31mi
1216 Surf Rd Riviera Beach, FL	3.0	2.5	1444	$3,900	$2.70	25d	1	1.32mi
1260 Manor Dr Riviera Beach, FL	2.0	2.0	1230	$4,500	$3.66	21d	1	1.37mi

HOA detail

• Monthly dues: $125 · $1,500/yr

Listing history 19 events

1. 2026-06-21
   days on market $385,000 Active 44 DOM
2. 2026-06-18
   days on market $385,000 Active 41 DOM
3. 2026-06-17
   days on market $385,000 Active 40 DOM
4. 2026-06-16
   days on market $385,000 Active 39 DOM
5. 2026-06-15
   days on market $385,000 Active 38 DOM
6. 2026-06-13
   days on market $385,000 Active 36 DOM
7. 2026-06-09
   days on market $385,000 Active 32 DOM
8. 2026-06-08
   days on market $385,000 Active 31 DOM
9. 2026-06-07
   days on market $385,000 Active 30 DOM
10. 2026-06-04
    days on market $385,000 Active 27 DOM
11. 2026-06-03
    days on market $385,000 Active 26 DOM
12. 2026-06-02
    days on market $385,000 Active 25 DOM
13. 2026-06-01
    days on market $385,000 Active 24 DOM
14. 2026-05-31
    days on market $385,000 Active 23 DOM
15. 2026-05-08
    listed $385,000 Active
16. 2021-03-18
    soldstatus $279,240 Closed 797-char remark

    Show marketing remark (797 chars)

    Riviera Cove offers a modern floorplan with an open layout, including ample features & desirable low-maintenance living. Architecturally designed exterior elevations are complete with Paver driveway, entry walkway & patios, metal garage doors & concrete block construction. Spacious interiors boasts, 3 bedrooms, 2.5 bathrooms. Garage, Home is Connected and more! Prime location, with proximity to the beaches, US-1, great shopping, a multitude of tasty restaurants, hospitals, etc. BRAND NEW HOME! CALL FOR A TOUR AND MOVE IN SPECIALS- Restrictions may apply * Pictures, photographs, features, colors and sizes are approximate for illustration purposes only and will vary from the homes as built. These photos are not of the actual home but are similar to the home being built.

17. 2021-01-18
    status Pending 797-char remark

    Show marketing remark (797 chars)

    Riviera Cove offers a modern floorplan with an open layout, including ample features & desirable low-maintenance living. Architecturally designed exterior elevations are complete with Paver driveway, entry walkway & patios, metal garage doors & concrete block construction. Spacious interiors boasts, 3 bedrooms, 2.5 bathrooms. Garage, Home is Connected and more! Prime location, with proximity to the beaches, US-1, great shopping, a multitude of tasty restaurants, hospitals, etc. BRAND NEW HOME! CALL FOR A TOUR AND MOVE IN SPECIALS- Restrictions may apply * Pictures, photographs, features, colors and sizes are approximate for illustration purposes only and will vary from the homes as built. These photos are not of the actual home but are similar to the home being built.

18. 2021-01-09
    price $279,240 797-char remark

    Show marketing remark (797 chars)

    Riviera Cove offers a modern floorplan with an open layout, including ample features & desirable low-maintenance living. Architecturally designed exterior elevations are complete with Paver driveway, entry walkway & patios, metal garage doors & concrete block construction. Spacious interiors boasts, 3 bedrooms, 2.5 bathrooms. Garage, Home is Connected and more! Prime location, with proximity to the beaches, US-1, great shopping, a multitude of tasty restaurants, hospitals, etc. BRAND NEW HOME! CALL FOR A TOUR AND MOVE IN SPECIALS- Restrictions may apply * Pictures, photographs, features, colors and sizes are approximate for illustration purposes only and will vary from the homes as built. These photos are not of the actual home but are similar to the home being built.

19. 2021-01-06
    listed $278,240 Active 797-char remark

    Show marketing remark (797 chars)

    Riviera Cove offers a modern floorplan with an open layout, including ample features & desirable low-maintenance living. Architecturally designed exterior elevations are complete with Paver driveway, entry walkway & patios, metal garage doors & concrete block construction. Spacious interiors boasts, 3 bedrooms, 2.5 bathrooms. Garage, Home is Connected and more! Prime location, with proximity to the beaches, US-1, great shopping, a multitude of tasty restaurants, hospitals, etc. BRAND NEW HOME! CALL FOR A TOUR AND MOVE IN SPECIALS- Restrictions may apply * Pictures, photographs, features, colors and sizes are approximate for illustration purposes only and will vary from the homes as built. These photos are not of the actual home but are similar to the home being built.

ⓘ 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: $6,441 · $537/mo
• Projected year-2 tax: $6,441 · $537/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) · 7% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥105°F today · 21 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: $53,613
• − Mortgage interest: −$21,566
• − Property taxes: −$6,441
• − Insurance: −$1,925
• − Repairs & maintenance: −$4,289
• − Management: −$4,289
• − HOA: −$1,500
• − Depreciation: −$11,200
• Taxable income: $2,404
• Est. tax owed @ 24.0%: −$577
• After-tax cash flow: $7,684/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 80/100 Cosmetic rehab

This well-maintained townhouse in Riviera Beach offers a modern floorplan with an open layout and desirable low-maintenance living. It is ready for immediate occupancy and has the potential for further value enhancement through minor updates.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and aesthetics
• Both Replace light fixtures — Modernizes and improves energy efficiency
• Both Install smart home devices — Enhances convenience and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and aesthetics ↑
• Both Replace light fixtures — Modernizes and improves energy efficiency ↑
• Both Install smart home devices — Enhances convenience and energy efficiency ↑

ⓘ 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

+38.4% since first listed

5 events — show timeline

• 2026-05-08 Listed $385,000 Beaches MLS
• 2021-03-18 Sold (MLS) $279,240 Beaches MLS
• 2021-01-18 Pending — Beaches MLS
• 2021-01-09 Price Changed $279,240 Beaches MLS
• 2021-01-06 Listed $278,240 Beaches MLS

Property tax history

+76.8%/yr

Latest (2025): $6,441 · +5.9% YoY. Source: county tax records.