2036 Marsh Harbor Dr · Riviera Beach, FL 33404

$253,000

2 bd · 2.5 ba · 1,222 sqft · Townhouse public records · 10 Days on market

Built 2006 819 sqft lot $345/mo HOA · 12% of rent

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Why this score? — see what drove the D 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 +13.1/30.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Schools +4.3/10.0
• DSCR +3.9/10.0
• 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

Beautifully Appointed 2BR/ 2.5BA Townhome. Tile and Laminate Floors. Kitchen Black Appliances with real wood cabinets.

Key facts

• Gated community
• Brand-new a/c
• Fitness center

Tags

• GATED COMMUNITY
• POND VIEWS
• OVERSIZED DRIVEWAY
• BRAND-NEW A/C
• POOL
• FITNESS CENTER

Property features AI

Finance

• Financial info: Pets allowed with possible restrictions (number and size limits may apply)
• HOA & community: Association with monthly fee of $345; HOA covers common areas, reserve funds, roof repairs and pool service; Community amenities include heated pool, spa/hot tub, tennis courts, basketball court, clubhouse, fitness center, jogging path, park, playground, parking, street lights and gated security

Exterior

• Parking: Three assigned/open parking spaces; Driveway and guest parking available; Open parking
• Security: Fire alarm and smoke detectors; Security system with gated entry, security gate and security guard; Security fence
• Utilities: Public water; Public sewer; Electricity connected with 220 volts (kitchen and laundry); Cable available; Natural gas not available
• Home design: Townhouse; Two levels; Entry-level living area; Faces south
• Construction: Stucco exterior; Shingle roof; Attic/crawl hatchway(s) insulated; One story listed for building (unit configured as two levels)
• Exterior features: Open patio and open porch; Patio and porch; Fenced backyard with gate; Corner lot; Landscaped; Public maintained road frontage; Waterfront: Yes (no specific waterfront features listed)

Interior

• Kitchen: Electric range; Dishwasher; Disposal; Microwave; Refrigerator; Electric water heater (owned)
• Bedrooms: No main-level bedrooms (all bedrooms upstairs)
• Flooring: Carpet; Ceramic tile; Tile; Vinyl; Wood
• Bathrooms: Two full bathrooms and one half bathroom; One bathroom on the main level
• Heating & cooling: Central electric heating (individual units); Central individual cooling with electric and ceiling fans; ENERGY STAR qualified cooling equipment; Exhaust fan
• Interior features: High ceilings; Walk-in closets; Split bedroom layout; Satellite dish; Unfurnished
• Laundry & utility: In-unit laundry located in an upper-level laundry closet; ENERGY STAR qualified dryer; 220-volt in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $253k.

Deal economics

• At list price, monthly cash flow is $-10 ($-124/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (0.7% below list).
• Meets the 1% rule at list price ($3k rent vs $253k).
• Recommended offer: $251k (0.7% below list) — sets the bar for cash-flow.

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: Dr. Mary Mcleod Bethune Elementary (math 28% / reading 25%, grade F, #2,009 of 2,144 statewide, top 94%, 540 students, 87% FRL); John F. Kennedy Middle School (math 28% / reading 29%, grade F, #482 of 571 statewide, top 85%, 826 students, 78% FRL); William T. Dwyer High School (math 36% / reading 58%, grade D-, #207 of 667 statewide, top 32%, 2,206 students, 37% FRL) — zoned schools average 68% FRL vs 52% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 50% district-wide (-16 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; 3 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 $2,865/mo this rent would consume 53% 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 14y ago; this cycle's ask is 11948% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $90k; list at $253k implies a 181% 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 $251,169 (0.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.13% ✓
• Cap rate: 6.24%
• Cash-on-cash: -0.18%
• DSCR: 0.99
• GRM: 7.4

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: -20.9%
• Equity multiple: 0.30×
• Total profit: $-49,687
• Equity at exit: $37,723

10-year hold

• IRR: -27.3%
• Equity multiple: -0.06×
• Total profit: $-75,077
• Equity at exit: $21,875

Cash invested: $70,840 (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: 7.4×

Monthly cashflow live

• Estimated rent: $2,865 medium
• Mortgage (P&I): −$1,327
• Tax from tax record: −$496 /mo · $5,958/yr
• Insurance: −$105
• HOA: −$345
• Vacancy / Maint / Mgmt: −$602
• Net cashflow: $-10

Break-even live

Break-even rent $2,878

Max offer price $251,169

Occupancy floor 95%

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: $63,250
• Closing costs: $7,590
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	1.03mi
5649 Mentmore Dr Riviera Beach, FL	3.0	2.5	1450	$2,900	$2.00	24d	1	1.12mi
195 River Grove Way West Palm Beach, FL	2.0	1.0–2.0	828	$3,002	$3.63	1d	18	1.45mi

HOA detail

• Monthly dues: $345 · $4,140/yr

Listing history 3 events

1. 2026-06-18
   days on market $253,000 Active 10 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $253,000 Active 9 DOM

ⓘ 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: $5,958 · $496/mo
• Projected year-2 tax: $5,958 · $496/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: $34,379
• − Mortgage interest: −$14,172
• − Property taxes: −$5,958
• − Insurance: −$1,265
• − Repairs & maintenance: −$2,750
• − Management: −$2,750
• − HOA: −$4,140
• − Depreciation: −$7,360
• Taxable loss: −$4,016
• Est. tax savings @ 24.0%: +$964
• After-tax cash flow: $839/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

-95.1% since first listed

14 events — show timeline

• 2026-06-16 Relisted — Beaches MLS
• 2026-05-22 Listing Removed — Beaches MLS
• 2026-05-22 Rental Removed $2,100 GFLMLS
• 2026-05-15 Listed for Rent $2,100 GFLMLS
• 2026-05-14 Listed $253,000 Beaches MLS
• 2022-11-29 Rental Removed — RMLSFL
• 2016-12-07 Sold (MLS) $90,000 Beaches MLS
• 2016-12-05 Pending — Beaches MLS
• 2016-12-03 Listed $90,000 Beaches MLS
• 2016-10-18 Sold (Public Records) $90,000 Public Records
• 2012-12-11 Sold (Public Records) $48,000 Public Records
• 2012-11-19 Sold (MLS) $48,000 Beaches MLS
• 2012-11-01 Listing Removed — Beaches MLS
• 2012-05-13 Listed $42,500 Beaches MLS

Property tax history

+5.9%/yr

Latest (2025): $5,958 · +3.6% YoY. Source: county tax records.