1301 W 25th St · Riviera Beach, FL 33404

$305,000

3 bd · 2.0 ba · 1,270 sqft · SingleFamily public records · 4 Days on market

Built 1955 4,724 sqft lot Est $364k · 16% 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 +24.2/30.0
• ARV discount +14.8/15.0
• DSCR +7.8/10.0
• 1% rule +6.0/10.0
• 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

Very nice renovated 3/2 single family home available in Riviera Beach. New windows, new kitchen, new appliances, fresh paint. Corner lot, ample parking. Close to shopping/dining and only 10 min to the beach.

Key facts

• Renovated
• New kitchen
• Fresh paint

Tags

• RENOVATED
• NEW WINDOWS
• NEW KITCHEN
• NEW APPLIANCES
• FRESH PAINT
• CORNER LOT

Property features AI

Finance

• Other: Pets allowed with no restrictions

Exterior

• Parking: Driveway with strip/slab parking for 5 vehicles
• Utilities: Public water; Public sewer; Three-phase electric; Sewer and water available
• Home design: Single-family residence; One story; North-facing
• Construction: CBS construction; Shingle roof
• Exterior features: Entry-level living area; Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: Three bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Split bedroom layout; Unfurnished
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $609 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $305k).

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); 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 76% FRL vs 52% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 50% district-wide (-21 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; 14 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 $3,359/mo this rent would consume 62% 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 $9k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 15y 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.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $305,000

Questions for the listing agent

1. Built in 1955 — 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: 1.10% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.56%
• DSCR: 1.38
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $364,490
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2340 R J Hendley Ave	0.15mi	4/2.0 (+1)	1,392 (+10%)	2mo	$400,000	$287	70
1259 W 26th St	0.05mi	3/1.0	1,136 (-11%)	24mo	$220,000	$194	56

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: -6.7%
• Equity multiple: 0.76×
• Total profit: $-20,476
• Equity at exit: $45,476

10-year hold

• IRR: -1.2%
• Equity multiple: 0.93×
• Total profit: $-5,889
• Equity at exit: $26,371

Cash invested: $85,400 (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: 7.6×

Monthly cashflow live

• Estimated rent: $3,359 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$318 /mo · $3,816/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$705
• Net cashflow: $609

Break-even live

Break-even rent $2,588

Max offer price $305,000

Occupancy floor 77%

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1400 W 28th St Unit 1 Riviera Beach, FL	4.0	2.0	1100	$3,200	$2.91	24d	1	0.23mi
2016 Avenue S Riviera Beach, FL	4.0	3.0	1128	$3,800	$3.37	24d	1	0.38mi
1389 W 33rd St Riviera Beach, FL	4.0	3.0	1737	$3,000	$1.73	24d	1	0.43mi
901 W 37th St Riviera Beach, FL	3.0	1.0	900	$2,895	$3.22	24d	1	0.78mi
815 Silver Beach Rd Lake Park, FL	4.0	3.0	1480	$3,000	$2.03	24d	1	0.83mi
520 W 28th St Riviera Beach, FL	3.0	1.0	1296	$6,000	$4.63	2d	1	0.86mi
1401 W 9th St Riviera Beach, FL	3.0	2.0	1304	$3,200	$2.45	24d	1	0.88mi
855 Date Palm Dr West Palm Beach, FL	3.0	3.0	1216	$3,150	$2.59	24d	1	0.98mi
111 W 35th St Riviera Beach, FL	4.0	2.0	1600	$3,000	$1.88	11d	1	1.30mi
65 W 16th St Apt 1 Riviera Beach, FL	4.0	2.0	1200	$3,500	$2.92	7d	1	1.31mi
65 W 16th St Apt 1 Riviera Beach, FL	4.0	2.0	1232	$3,500	$2.84	16d	1	1.31mi
135 E 28th St Riviera Beach, FL	4.0	2.0	1711	$3,200	$1.87	24d	1	1.44mi
158 E 23rd St Riviera Beach, FL	2.0	2.0	1110	$2,900	$2.61	24d	1	1.46mi
158 E 23rd St Riviera Beach, FL	2.0	2.0	1110	$2,900	$2.61	21d	1	1.46mi

Listing history 23 events

1. 2026-05-09
   status Pending
2. 2026-05-04
   listed $305,000 Active
3. 2026-04-19
   historical
4. 2026-02-09
   price $310,000
5. 2026-01-12
   price $325,000
6. 2025-12-11
   price $339,000
7. 2025-11-20
   listed $349,000 Active
8. 2020-07-02
   soldstatus $360,000
9. 2016-09-02
   soldstatus $270,800
10. 2015-12-01
    historical
11. 2015-11-19
    soldstatus $46,000
12. 2015-07-10
    price $65,000
13. 2015-02-11
    price $99,000
14. 2014-12-17
    listed $100,000 Active
15. 2012-08-23
    soldstatus $47,000
16. 2012-08-06
    soldstatus $41,000
17. 2012-04-24
    listed $59,500
18. 2012-04-11
    soldstatus $34,000
19. 2012-04-03
    historical
20. 2011-12-17
    listed $39,200
21. 2011-10-31
    soldstatus $24,000
22. 2011-10-11
    historical
23. 2011-09-08
    listed $35,000

ⓘ 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: $3,816 · $318/mo
• Projected year-2 tax: $3,816 · $318/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $40,305
• − Mortgage interest: −$17,085
• − Property taxes: −$3,816
• − Insurance: −$1,525
• − Repairs & maintenance: −$3,224
• − Management: −$3,224
• − Depreciation: −$8,873
• Taxable income: $2,557
• Est. tax owed @ 24.0%: −$614
• After-tax cash flow: $6,692/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

+771.4% since first listed

23 events — show timeline

• 2026-05-09 Pending — Beaches MLS
• 2026-05-04 Listed $305,000 Beaches MLS
• 2026-04-19 Listing Removed — Beaches MLS
• 2026-02-09 Price Changed $310,000 Beaches MLS
• 2026-01-12 Price Changed $325,000 Beaches MLS
• 2025-12-11 Price Changed $339,000 Beaches MLS
• 2025-11-20 Listed $349,000 Beaches MLS
• 2020-07-02 Sold (Public Records) $360,000 Public Records
• 2016-09-02 Sold (Public Records) $270,800 Public Records
• 2015-12-01 Listing Removed — MARMLS
• 2015-11-19 Sold (Public Records) $46,000 Public Records
• 2015-07-10 Price Changed $65,000 MARMLS
• 2015-02-11 Price Changed $99,000 MARMLS
• 2014-12-17 Listed $100,000 MARMLS
• 2012-08-23 Sold (Public Records) $47,000 Public Records
• 2012-08-06 Sold (MLS) $41,000 MARMLS
• 2012-04-24 Listed $59,500 MARMLS
• 2012-04-11 Sold (MLS) $34,000 Beaches MLS
• 2012-04-03 Listing Removed — Beaches MLS
• 2011-12-17 Listed $39,200 Beaches MLS
• 2011-10-31 Sold (MLS) $24,000 Beaches MLS
• 2011-10-11 Listing Removed — Beaches MLS
• 2011-09-08 Listed $35,000 Beaches MLS

Property tax history

+11.6%/yr

Latest (2025): $3,816 · +8.7% YoY. Source: county tax records.