174 W 18th St · Riviera Beach, FL 33404

$380,000

3 bd · 2.0 ba · 1,368 sqft · SingleFamily public records · 39 Days on market

Built 1948 4,219 sqft lot

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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 +23.2/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +5.6/10.0
• 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

Great investor opportunity or owner occupied home. Home needs some TLC. Priced to sell asap. Bring your best offer. Sold AS IS. Schedule showings online or call the listing agent. All information stated in this MLS is estimated and shall not be understood as accurate.

Key facts

• 4,219 sq ft lot
• 3 parking spots
• Built 1948

Property features AI

Finance

• Other: Pets allowed with no restrictions

Exterior

• Parking: Driveway with 3 open parking spaces (3 total)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available; Sewer available; Water available
• Home design: Single-family residence; One story; Faces south; Resale — updated/remodeled
• Construction: CBS construction; Composition/shingle roof; Built on a foundation (public records reported building area 1,368)
• Exterior features: Room for a pool; Entry level living area

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 4 bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning
• Interior features: Split bedroom layout; Sliding windows; Unfurnished
• Laundry & utility: Laundry closet located inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $380k.

Deal economics

• At list price, monthly cash flow is $685 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $380k).
• Recommended offer: $369k (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); William T. Dwyer High School (math 36% / reading 58%, grade D-, #207 of 667 statewide, top 32%, 2,206 students, 37% FRL).
• Zoned-school proficiency averages 35% at this address vs 50% district-wide (-14 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 $4,024/mo this rent would consume 74% 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 $11k 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 39 days — a 3% lower offer ($369k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $155k; list at $380k implies a 145% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $368,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.06% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.73%
• DSCR: 1.34
• GRM: 7.9

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: -7.8%
• Equity multiple: 0.72×
• Total profit: $-29,739
• Equity at exit: $56,659

10-year hold

• IRR: -2.5%
• Equity multiple: 0.86×
• Total profit: $-15,350
• Equity at exit: $32,855

Cash invested: $106,400 (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: 7.9×

Monthly cashflow live

• Estimated rent: $4,024 high
• Mortgage (P&I): −$1,993
• Tax from tax record: −$343 /mo · $4,113/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$845
• Net cashflow: $685

Break-even live

Break-even rent $3,157

Max offer price $380,000

Occupancy floor 78%

Sensitivity live

Price	-10% $900	-5% $793	+0% $685	+5% $578	+10% $470
Rent	-10% $367	-5% $526	+0% $685	+5% $844	+10% $1,003
Rate	-1.0pp $877	-0.5pp $782	base $685	+0.5pp $587	+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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
65 W 16th St Apt 1 Riviera Beach, FL	4.0	2.0	1200	$3,500	$2.92	9d	1	0.17mi
65 W 16th St Apt 1 Riviera Beach, FL	4.0	2.0	1232	$3,500	$2.84	18d	1	0.17mi
158 E 23rd St Riviera Beach, FL	2.0	2.0	1110	$2,900	$2.61	25d	1	0.43mi
158 E 23rd St Riviera Beach, FL	2.0	2.0	1110	$2,900	$2.61	23d	1	0.43mi
135 E 28th St Riviera Beach, FL	4.0	2.0	1711	$3,200	$1.87	25d	1	0.56mi
520 W 28th St Riviera Beach, FL	3.0	1.0	1296	$6,000	$4.63	4d	1	0.58mi
2650 Lake Shore Dr #2403 Riviera Beach, FL	3.0	3.0	1788	$6,000	$3.36	25d	1	0.71mi
2650 Lake Shore Dr #1001 Riviera Beach, FL	2.0	2.0	1742	$3,800	$2.18	25d	1	0.71mi
2650 Lake Shore Dr #1003 Riviera Beach, FL	3.0	3.0	1788	$4,200	$2.35	25d	1	0.71mi
2650 Lake Shore Dr #1203 Riviera Beach, FL	3.0	3.0	1803	$4,250	$2.36	25d	1	0.71mi
2650 Lake Shore Dr #804 Riviera Beach, FL	3.0	3.5	1704	$4,500	$2.64	25d	1	0.71mi
2650 Lake Shore Dr #2303 Riviera Beach, FL	3.0	3.0	1537	$4,950	$3.22	25d	1	0.71mi
2650 Lake Shore Dr #803 Riviera Beach, FL	3.0	3.0	1800	$5,000	$2.78	25d	1	0.71mi
2640 Lake Shore Dr Riviera Beach, FL	3.0	3.0	1715	$5,500	$3.21	25d	1	0.73mi
2640 Lake Shore Dr #1716 Riviera Beach, FL	3.0	3.0	1538	$9,500	$6.18	25d	1	0.73mi
2640 Lake Shore Dr #2312 Riviera Beach, FL	2.0	2.0	1818	$6,500	$3.58	25d	1	0.73mi
2640 Lake Shore Dr #711 Riviera Beach, FL	3.0	3.0	1848	$5,500	$2.98	25d	1	0.73mi
410 Wilma Cir #103 Riviera Beach, FL	2.0	2.0	1056	$4,000	$3.79	16d	1	0.74mi
360 Wilma Cir #7 Riviera Beach, FL	3.0	2.0	1590	$4,500	$2.83	25d	1	0.77mi
111 W 35th St Riviera Beach, FL	4.0	2.0	1600	$3,000	$1.88	13d	1	0.86mi
522 W 2nd St Riviera Beach, FL	3.0	1.0	900	$2,895	$3.22	25d	1	0.90mi
901 W 37th St Riviera Beach, FL	3.0	1.0	900	$2,895	$3.22	25d	1	1.11mi
220 Lake Shore Dr Lake Park, FL	1.0–3.0	1.5–3.5	2134	$25,000	$11.72	0d	19	1.15mi
1401 W 9th St Riviera Beach, FL	3.0	2.0	1304	$3,200	$2.45	25d	1	1.15mi
629 56th St West Palm Beach, FL	4.0	2.0	1689	$3,100	$1.84	16d	1	1.16mi
220 Lake Dr #206 Palm Beach Shores, FL	2.0	2.0	1241	$4,000	$3.22	14d	1	1.17mi
5605 Pinewood Ave West Palm Beach, FL	4.0	2.0	1440	$3,500	$2.43	0d	1	1.19mi
510 56th St West Palm Beach, FL	2.0	1.0	1152	$3,800	$3.30	23d	1	1.20mi
517 55th St West Palm Beach, FL	2.0	2.0	1238	$4,550	$3.68	25d	1	1.22mi
1030 Sugar Sands Blvd #171 Riviera Beach, FL	2.0	2.0	1143	$5,000	$4.37	25d	1	1.25mi
815 Silver Beach Rd Lake Park, FL	4.0	3.0	1480	$3,000	$2.03	25d	1	1.26mi
301 Lake Shore Dr #802 West Palm Beach, FL	2.0	2.0	1316	$3,000	$2.28	25d	1	1.26mi
1050 Sugar Sands Blvd #174 Riviera Beach, FL	3.0	2.0	1490	$5,400	$3.62	0d	1	1.28mi
314 Inlet Way #201 Palm Beach Shores, FL	3.0	2.5	1694	$6,000	$3.54	25d	1	1.28mi
314 Inlet Way #303 Palm Beach Shores, FL	3.0	2.5	1702	$6,750	$3.97	12d	1	1.28mi
5600 N Flagler Dr West Palm Beach, FL	1.0–3.0	2.0	1192	$6,000	$5.03	0d	7	1.28mi
5600 N Flagler Dr West Palm Beach, FL	1.0–3.0	2.0	1192	$6,000	$5.03	22d	8	1.28mi
1400 W 28th St Unit 1 Riviera Beach, FL	4.0	2.0	1100	$3,200	$2.91	25d	1	1.29mi
1389 W 33rd St Riviera Beach, FL	4.0	3.0	1737	$3,000	$1.73	25d	1	1.37mi
1236 Beach Rd Unit 4 Riviera Beach, FL	2.0	1.5	912	$3,170	$3.48	25d	1	1.38mi

Listing history 19 events

1. 2026-06-16
   days on market $380,000 Active 39 DOM
2. 2026-06-15
   days on market $380,000 Active 38 DOM
3. 2026-06-13
   days on market $380,000 Active 36 DOM
4. 2026-06-09
   days on market $380,000 Active 32 DOM
5. 2026-06-08
   days on market $380,000 Active 31 DOM
6. 2026-06-07
   days on market $380,000 Active 30 DOM
7. 2026-06-04
   days on market $380,000 Active 27 DOM
8. 2026-06-03
   days on market $380,000 Active 26 DOM
9. 2026-06-02
   days on market $380,000 Active 25 DOM
10. 2026-06-01
    days on market $380,000 Active 24 DOM
11. 2026-05-31
    days on market $380,000 Active 23 DOM
12. 2026-05-08
    listed $380,000 Active
13. 2020-02-19
    status Pending 268-char remark

    Show marketing remark (268 chars)

    Great investor opportunity or owner occupied home. Home needs some TLC. Priced to sell asap. Bring your best offer. Sold AS IS. Schedule showings online or call the listing agent. All information stated in this MLS is estimated and shall not be understood as accurate.

14. 2020-02-19
    soldstatus $155,000

    Show marketing remark (268 chars)

    Great investor opportunity or owner occupied home. Home needs some TLC. Priced to sell asap. Bring your best offer. Sold AS IS. Schedule showings online or call the listing agent. All information stated in this MLS is estimated and shall not be understood as accurate.

15. 2020-02-14
    soldstatus $155,000 Closed 268-char remark

    Show marketing remark (268 chars)

    Great investor opportunity or owner occupied home. Home needs some TLC. Priced to sell asap. Bring your best offer. Sold AS IS. Schedule showings online or call the listing agent. All information stated in this MLS is estimated and shall not be understood as accurate.

16. 2020-01-06
    price $159,000 268-char remark

    Show marketing remark (268 chars)

    Great investor opportunity or owner occupied home. Home needs some TLC. Priced to sell asap. Bring your best offer. Sold AS IS. Schedule showings online or call the listing agent. All information stated in this MLS is estimated and shall not be understood as accurate.

17. 2019-11-11
    listed $169,000 Active 268-char remark

    Show marketing remark (268 chars)

    Great investor opportunity or owner occupied home. Home needs some TLC. Priced to sell asap. Bring your best offer. Sold AS IS. Schedule showings online or call the listing agent. All information stated in this MLS is estimated and shall not be understood as accurate.

18. 2016-08-11
    soldstatus $60,000
19. 1983-09-01
    soldstatus $30,000

ⓘ 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: $4,113 · $343/mo
• Projected year-2 tax: $4,113 · $343/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 10/10 Extreme 7 d/yr ≥105°F today · 24 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: $48,292
• − Mortgage interest: −$21,286
• − Property taxes: −$4,113
• − Insurance: −$1,900
• − Repairs & maintenance: −$3,863
• − Management: −$3,863
• − Depreciation: −$11,055
• Taxable income: $2,212
• Est. tax owed @ 24.0%: −$531
• After-tax cash flow: $7,694/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

+1166.7% since first listed

8 events — show timeline

• 2026-05-08 Listed $380,000 Beaches MLS
• 2020-02-19 Pending — Beaches MLS
• 2020-02-19 Sold (Public Records) $155,000 Public Records
• 2020-02-14 Sold (MLS) $155,000 Beaches MLS
• 2020-01-06 Price Changed $159,000 Beaches MLS
• 2019-11-11 Listed $169,000 Beaches MLS
• 2016-08-11 Sold (Public Records) $60,000 Public Records
• 1983-09-01 Sold (Public Records) $30,000 Public Records

Property tax history

+13.4%/yr

Latest (2025): $4,113 · +13.5% YoY. Source: county tax records.