562 W 4th St · Riviera Beach, FL 33404

$235,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 56 Days on market

Built 1946 4,858 sqft lot Est $256k · 8% under

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Why this score? — see what drove the B- 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 +26.8/30.0
• ARV discount +11.1/15.0
• DSCR +9.2/10.0
• 1% rule +7.1/10.0
• 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

Remodeled 2 Bed, 1 Bath Home on a Spacious Lot - Seller Financing Available Dream Home Awaits! This beautifully remodeled 2-bedroom, 1-bathroom home offers approximately 1,000 sq. ft. of comfortable living space on a serene street. Modern Upgrades & Comfortable Living The large patio area offers endless possibilities—create your own outdoor retreat, set up a cozy cabin, or design the perfect barbecue area. Prime Location Just a short drive from the beach, shopping centers, and major highways, making your daily commute and leisure time convenient. Remodeled 4 years ago with permits May need some fresh paint Tenant in place. Do not miss out on this investment opportunity. Contact

Key facts

• Large patio area
• Spacious lot
• Prime location

Tags

• REMODELED HOME
• SPACIOUS LOT
• LARGE PATIO AREA
• PRIME LOCATION

Property features AI

Finance

• HOA & community: No pet restrictions

Exterior

• Parking: Attached carport with 10 covered spaces; Has carport
• Utilities: Public water; Public sewer
• Home design: Single-story property
• Construction: Block construction
• Exterior features: Less than quarter acre lot; Faces north

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Other (room type listed as Other)
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric cooling
• Interior features: First floor entry; Unfurnished

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $643 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Recommended offer: $228k (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.
• Market conditions: Rents soft (-0.7%/yr); 506 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• At $2,841/mo this rent would consume 52% 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 $7k 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 56 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 6y 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 $150k; list at $235k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — 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 $227,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1946 — 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: 1.21% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.73%
• DSCR: 1.52
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $255,600
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
616 53rd St	0.63mi	2/1.0	676 (-6%)	15mo	$240,000	$355	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.92×
• Total profit: $-5,398
• Equity at exit: $35,039

10-year hold

• IRR: 3.9%
• Equity multiple: 1.24×
• Total profit: $16,008
• Equity at exit: $20,319

Cash invested: $65,800 (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: 6.9×

Monthly cashflow live

• Estimated rent: $2,841 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$271 /mo · $3,246/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$597
• Net cashflow: $643

Break-even live

Break-even rent $2,026

Max offer price $235,000

Occupancy floor 72%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
256 E 24th St Riviera Beach, FL	2.0	1.0	660	$3,500	$5.30	21d	1	1.32mi
300 E 24th St Riviera Beach, FL	1.0	1.0	672	$3,000	$4.46	24d	1	1.34mi

Listing history 50 events

1. 2026-06-18
   price $235,000 Active 56 DOM
2. 2026-06-18
   days on market $240,000 Active 56 DOM
3. 2026-06-17
   days on market $240,000 Active 55 DOM
4. 2026-06-16
   days on market $240,000 Active 54 DOM
5. 2026-06-15
   days on market $240,000 Active 53 DOM
6. 2026-06-13
   days on market $240,000 Active 51 DOM
7. 2026-06-09
   days on market $240,000 Active 47 DOM
8. 2026-06-08
   days on market $240,000 Active 46 DOM
9. 2026-06-07
   days on market $240,000 Active 45 DOM
10. 2026-06-04
    days on market $240,000 Active 42 DOM
11. 2026-06-03
    days on market $240,000 Active 41 DOM
12. 2026-06-02
    days on market $240,000 Active 40 DOM
13. 2026-06-01
    days on market $240,000 Active 39 DOM
14. 2026-05-31
    days on market $240,000 Active 38 DOM
15. 2026-04-23
    listed $240,000 Active
16. 2025-06-21
    historical
17. 2025-06-04
    historical $1,800
18. 2025-05-30
    listed $1,800
19. 2025-04-10
    historical Active Under Contract
20. 2025-02-21
    listed $225,000 Active
21. 2024-10-25
    historical $1,500
22. 2024-10-02
    price $1,500
23. 2024-09-18
    price $1,600
24. 2024-09-11
    price $1,700
25. 2024-08-31
    listed $1,800
26. 2024-04-16
    historical
27. 2023-12-07
    historical $1,800
28. 2023-12-05
    price $1,800
29. 2023-12-01
    price $1,700
30. 2023-11-25
    price $1,600
31. 2023-11-24
    price $255,000
32. 2023-11-18
    price $1,650
33. 2023-11-10
    price $1,700
34. 2023-11-10
    price $1,650
35. 2023-11-04
    price $1,700
36. 2023-11-03
    price $257,500
37. 2023-11-01
    price $1,800
38. 2023-10-30
    price $1,850
39. 2023-10-28
    price $1,900
40. 2023-10-27
    price $255,000
41. 2023-10-25
    price $2,000
42. 2023-10-20
    price $1,900
43. 2023-10-06
    price $1,850
44. 2023-10-05
    price $1,900
45. 2023-10-04
    price $260,000
46. 2023-09-30
    price $2,000
47. 2023-09-23
    price $1,950
48. 2023-09-22
    price $1,850
49. 2023-09-19
    price $1,900
50. 2023-09-05
    listed $2,000

ⓘ 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: $3,246 · $271/mo
• Projected year-2 tax: $3,246 · $271/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: $34,089
• − Mortgage interest: −$13,164
• − Property taxes: −$3,246
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,727
• − Management: −$2,727
• − Depreciation: −$6,836
• Taxable income: $4,214
• Est. tax owed @ 24.0%: −$1,011
• After-tax cash flow: $6,710/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

+211.3% since first listed

79 events — show timeline

• 2026-04-23 Listed $240,000 MARMLS
• 2025-06-21 Listing Removed — MARMLS
• 2025-06-04 Rental Removed $1,800 MARMLS
• 2025-05-30 Listed for Rent $1,800 MARMLS
• 2025-04-10 Contingent — MARMLS
• 2025-02-21 Listed $225,000 MARMLS
• 2024-10-25 Rental Removed $1,500 MARMLS
• 2024-10-02 Price Changed $1,500 MARMLS
• 2024-09-18 Price Changed $1,600 MARMLS
• 2024-09-11 Price Changed $1,700 MARMLS
• 2024-08-31 Listed for Rent $1,800 MARMLS
• 2024-04-16 Listing Removed — MARMLS
• 2023-12-07 Rental Removed $1,800 MARMLS
• 2023-12-05 Price Changed $1,800 MARMLS
• 2023-12-01 Price Changed $1,700 MARMLS
• 2023-11-25 Price Changed $1,600 MARMLS
• 2023-11-24 Price Changed $255,000 MARMLS
• 2023-11-18 Price Changed $1,650 MARMLS
• 2023-11-10 Price Changed $1,700 MARMLS
• 2023-11-10 Price Changed $1,650 MARMLS
• 2023-11-04 Price Changed $1,700 MARMLS
• 2023-11-03 Price Changed $257,500 MARMLS
• 2023-11-01 Price Changed $1,800 MARMLS
• 2023-10-30 Price Changed $1,850 MARMLS
• 2023-10-28 Price Changed $1,900 MARMLS
• 2023-10-27 Price Changed $255,000 MARMLS
• 2023-10-25 Price Changed $2,000 MARMLS
• 2023-10-20 Price Changed $1,900 MARMLS
• 2023-10-06 Price Changed $1,850 MARMLS
• 2023-10-05 Price Changed $1,900 MARMLS
• 2023-10-04 Price Changed $260,000 MARMLS
• 2023-09-30 Price Changed $2,000 MARMLS
• 2023-09-23 Price Changed $1,950 MARMLS
• 2023-09-22 Price Changed $1,850 MARMLS
• 2023-09-19 Price Changed $1,900 MARMLS
• 2023-09-05 Listed for Rent $2,000 MARMLS
• 2023-06-12 Relisted — MARMLS
• 2023-06-07 Pending — MARMLS
• 2023-06-03 Price Changed $255,000 MARMLS
• 2023-06-03 Price Changed $245,000 MARMLS
• 2023-04-05 Price Changed $249,900 MARMLS
• 2023-03-03 Price Changed $200,000 MARMLS
• 2023-01-27 Price Changed $185,000 MARMLS
• 2023-01-23 Price Changed $190,000 MARMLS
• 2023-01-13 Price Changed $195,000 MARMLS
• 2022-10-06 Relisted — MARMLS
• 2022-09-25 Contingent — MARMLS
• 2022-09-23 Relisted — MARMLS
• 2022-09-20 Contingent — MARMLS
• 2022-09-20 Price Changed $200,000 MARMLS
• 2022-08-17 Price Changed $195,000 MARMLS
• 2022-08-04 Price Changed $200,000 MARMLS
• 2022-08-04 Price Changed $195,000 MARMLS
• 2022-07-29 Price Changed $200,000 MARMLS
• 2022-07-22 Price Changed $205,000 MARMLS
• 2022-07-15 Price Changed $210,000 MARMLS
• 2022-07-14 Price Changed $215,000 MARMLS
• 2022-07-11 Price Changed $220,000 MARMLS
• 2022-07-06 Price Changed $225,000 MARMLS
• 2022-07-02 Price Changed $235,000 MARMLS
• 2022-06-30 Price Changed $240,000 MARMLS
• 2022-06-25 Listed $245,000 MARMLS
• 2021-11-29 Sold (MLS) $150,000 Beaches MLS
• 2021-11-18 Contingent — Beaches MLS
• 2021-10-29 Price Changed $160,000 Beaches MLS
• 2021-10-15 Price Changed $170,000 Beaches MLS
• 2021-08-10 Price Changed $180,000 Beaches MLS
• 2021-07-04 Listed $205,000 Beaches MLS
• 2020-11-17 Sold (MLS) $94,360 MARMLS
• 2020-10-14 Contingent — MARMLS
• 2020-09-29 Relisted — MARMLS
• 2020-09-29 Price Changed $89,000 MARMLS
• 2020-09-24 Contingent — MARMLS
• 2020-09-22 Listed $99,000 MARMLS
• 2020-09-21 Sold (MLS) $75,000 Beaches MLS
• 2020-03-11 Pending — Beaches MLS
• 2020-03-04 Relisted — Beaches MLS
• 2020-01-14 Listing Removed — Beaches MLS
• 2020-01-08 Listed $77,100 Beaches MLS

Property tax history

+11.3%/yr

Latest (2025): $3,246 · +9.7% YoY. Source: county tax records.