849 W 2nd St · Riviera Beach, FL 33404

$369,000

3 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 30 Days on market

Built 1950

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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 +20.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.2/10.0
• 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

3/2 in Riviera Beach, currently rented.

Key facts

• Solid bones
• Large backyard
• Functional layout

Tags

• MOVE IN READY
• LARGE BACKYARD
• FUNCTIONAL LAYOUT
• SOLID BONES
• EASY ACCESS TO LOCAL AMENITIES

Property features AI

Exterior

• Parking: Driveway with parking for 4 vehicles
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Three-phase electric; Sewer available; Water available
• Home design: Single family residence; One story; Resale condition; North-facing
• Construction: Block/Stucco/CBS construction; Composition shingle roof; Built as a one-story home
• Exterior features: Open patio and open porch; Patio and porch; Fenced yard; Room for a pool; Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 4 bedrooms on the main level
• Flooring: Laminate flooring; Tile flooring; Wood flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Split bedroom layout; Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $369k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $369k).
• Recommended offer: $363k (1.5% 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: West Riviera Elementary School (math 26% / reading 22%, grade F, #2,057 of 2,144 statewide, top 96%, 487 students, 83% FRL); Howell L. Watkins Middle School (math 18% / reading 33%, grade F, #512 of 571 statewide, top 90%, 794 students, 76% 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 32% at this address vs 50% district-wide (-17 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; 30 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 $3,761/mo this rent would consume 69% 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 30 days — a 2% lower offer ($363k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y 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 $95k; list at $369k implies a 289% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $363,465 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.70%
• DSCR: 1.25
• GRM: 8.2

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: -10.8%
• Equity multiple: 0.62×
• Total profit: $-39,520
• Equity at exit: $55,019

10-year hold

• IRR: -6.4%
• Equity multiple: 0.65×
• Total profit: $-36,672
• Equity at exit: $31,904

Cash invested: $103,320 (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: 8.2×

Monthly cashflow live

• Estimated rent: $3,761 high
• Mortgage (P&I): −$1,935
• Tax from tax record: −$391 /mo · $4,694/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$790
• Net cashflow: $491

Break-even live

Break-even rent $3,139

Max offer price $369,000

Occupancy floor 82%

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: $92,250
• Closing costs: $11,070
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
522 W 2nd St Riviera Beach, FL	3.0	1.0	900	$2,895	$3.22	24d	1	0.38mi
1401 W 9th St Riviera Beach, FL	3.0	2.0	1304	$3,200	$2.45	24d	1	0.59mi
629 56th St West Palm Beach, FL	4.0	2.0	1689	$3,100	$1.84	14d	1	0.69mi
517 55th St West Palm Beach, FL	2.0	2.0	1238	$4,550	$3.68	24d	1	0.82mi
510 56th St West Palm Beach, FL	2.0	1.0	1152	$3,800	$3.30	21d	1	0.82mi
5101 Spruce Ave West Palm Beach, FL	3.0	3.0	1151	$3,100	$2.69	24d	1	0.96mi
1721 Lindley St Mangonia Park, FL	3.0	2.5	1760	$3,300	$1.88	7d	1	0.97mi
436 51st St West Palm Beach, FL	2.0	1.0	968	$3,750	$3.87	24d	1	0.98mi
424 51st St Unit 426 West Palm Beach, FL	3.0	2.0	1230	$3,500	$2.85	10d	1	0.98mi
5301 N Flagler Dr West Palm Beach, FL	4.0	3.0	1616	$6,000	$3.71	24d	1	1.00mi
65 W 16th St Apt 1 Riviera Beach, FL	4.0	2.0	1232	$3,500	$2.84	16d	1	1.01mi
65 W 16th St Apt 1 Riviera Beach, FL	4.0	2.0	1200	$3,500	$2.92	7d	1	1.01mi
5600 N Flagler Dr West Palm Beach, FL	1.0–3.0	2.0	1192	$6,000	$5.03	20d	8	1.01mi
5203 N Flagler Dr West Palm Beach, FL	3.0	1.5	1458	$6,000	$4.12	24d	1	1.01mi
5649 Mentmore Dr Riviera Beach, FL	3.0	2.5	1450	$2,900	$2.00	24d	1	1.07mi
5200 N Flagler Dr #2004 West Palm Beach, FL	2.0	2.0	1235	$3,800	$3.08	7d	1	1.10mi
5200 N Flagler Dr West Palm Beach, FL	2.0	2.0	1233	$3,375	$2.74	24d	2	1.11mi
1563 40th St West Palm Beach, FL	4.0	2.0	1680	$3,600	$2.14	3d	1	1.14mi
3808 Westview Ave West Palm Beach, FL	4.0	3.0	1617	$3,100	$1.92	24d	1	1.26mi
4444 N Flagler Dr West Palm Beach, FL	2.0	2.0	1300	$4,579	$3.52	24d	1	1.29mi
2016 Avenue S Riviera Beach, FL	4.0	3.0	1128	$3,800	$3.37	24d	1	1.30mi
401 42nd St West Palm Beach, FL	3.0	1.0	1100	$4,950	$4.50	24d	1	1.31mi
401 42nd St West Palm Beach, FL	3.0	1.0	1400	$4,950	$3.54	14d	1	1.31mi
701 37th St West Palm Beach, FL	3.0	2.0	1426	$3,600	$2.52	24d	1	1.35mi
619 37th St West Palm Beach, FL	3.0	2.0	1414	$3,350	$2.37	24d	1	1.38mi
520 W 28th St Riviera Beach, FL	3.0	1.0	1296	$6,000	$4.63	2d	1	1.43mi
158 E 23rd St Riviera Beach, FL	2.0	2.0	1110	$2,900	$2.61	21d	1	1.45mi
158 E 23rd St Riviera Beach, FL	2.0	2.0	1110	$2,900	$2.61	24d	1	1.45mi
436 38th St West Palm Beach, FL	4.0	3.0	1479	$6,500	$4.39	24d	1	1.46mi
636 35th St West Palm Beach, FL	3.0	2.0	1133	$3,500	$3.09	24d	1	1.49mi

Listing history 27 events

1. 2026-06-18
   days on market $369,000 Active 30 DOM
2. 2026-06-17
   days on market $369,000 Active 29 DOM
3. 2026-06-16
   days on market $369,000 Active 28 DOM
4. 2026-06-15
   days on market $369,000 Active 27 DOM
5. 2026-06-13
   days on market $369,000 Active 25 DOM
6. 2026-06-09
   days on market $369,000 Active 21 DOM
7. 2026-06-08
   days on market $369,000 Active 20 DOM
8. 2026-06-07
   days on market $369,000 Active 19 DOM
9. 2026-06-04
   days on market $369,000 Active 16 DOM
10. 2026-06-03
    days on market $369,000 Active 15 DOM
11. 2026-06-02
    days on market $369,000 Active 14 DOM
12. 2026-06-01
    days on market $369,000 Active 13 DOM
13. 2026-05-31
    days on market $369,000 Active 12 DOM
14. 2026-05-19
    listed $369,000 Active
15. 2026-04-30
    historical
16. 2026-02-09
    listed $369,000 Active
17. 2023-12-15
    historical $2,150
18. 2023-11-16
    price $2,150
19. 2023-11-12
    listed $2,180
20. 2017-05-03
    listed $100,000 Active 39-char remark

    Show marketing remark (39 chars)

    3/2 in Riviera Beach, currently rented.

21. 2017-05-02
    soldstatus $94,927 Closed 39-char remark

    Show marketing remark (39 chars)

    3/2 in Riviera Beach, currently rented.

22. 2007-09-19
    soldstatus $160,000
23. 2007-08-24
    soldstatus $100,000
24. 2002-05-28
    soldstatus $49,000
25. 2002-05-24
    soldstatus $49,000
26. 2002-04-22
    historical
27. 2001-11-15
    listed $69,900

ⓘ 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: $4,694 · $391/mo
• Projected year-2 tax: $4,694 · $391/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 · 25 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: $45,131
• − Mortgage interest: −$20,670
• − Property taxes: −$4,694
• − Insurance: −$1,845
• − Repairs & maintenance: −$3,611
• − Management: −$3,611
• − Depreciation: −$10,735
• Taxable loss: −$33
• Est. tax savings @ 24.0%: +$8
• After-tax cash flow: $5,902/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

+427.9% since first listed

14 events — show timeline

• 2026-05-19 Listed $369,000 Beaches MLS
• 2026-04-30 Listing Removed — Beaches MLS
• 2026-02-09 Listed $369,000 Beaches MLS
• 2023-12-15 Rental Removed $2,150 MARMLS
• 2023-11-16 Price Changed $2,150 MARMLS
• 2023-11-12 Listed for Rent $2,180 MARMLS
• 2017-05-03 Listed $100,000 Beaches MLS
• 2017-05-02 Sold (MLS) $94,927 Beaches MLS
• 2007-09-19 Sold (Public Records) $160,000 Public Records
• 2007-08-24 Sold (Public Records) $100,000 Public Records
• 2002-05-28 Sold (Public Records) $49,000 Public Records
• 2002-05-24 Sold (MLS) $49,000 Beaches MLS
• 2002-04-22 Listing Removed — Beaches MLS
• 2001-11-15 Listed $69,900 Beaches MLS

Property tax history

+12.5%/yr

Latest (2025): $4,694 · +9.9% YoY. Source: county tax records.