1244 W 25th St · Riviera Beach, FL 33404

$272,500

3 bd · 2.0 ba · 916 sqft · SingleFamily public records · 107 Days on market

Built 1991 7,217 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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• 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

Welcome home to this beautifully updated 3 bedroom home in Riviera Beach. This property features a brand new roof and a stylishly updated kitchen and bathroom designed for modern living. The interior boasts luxury vinyl wood flooring throughout, offering both durability and a warm, contemporary feel. The home is light, bright, and move-in ready, making it the perfect opportunity for first-time buyers, investors, or anyone looking for a comfortable Florida lifestyle. With thoughtful updates already completed, this home is ready to welcome its new homeowners. Schedule your showing today and don't miss this opportunity.

Key facts

• Updated kitchen
• New roof
• Updated bathroom

Tags

• NEW ROOF
• UPDATED KITCHEN
• UPDATED BATHROOM
• LUXURY VINYL WOOD FLOORING

Property features AI

Finance

• Other: Pets allowed with no restrictions
• Financial info: No investor or income/expense information provided
• HOA & community: No HOA information provided

Exterior

• Parking: No parking details provided
• Security: No security features listed
• Utilities: Public water; Public sewer; Water and sewer available
• Home design: Single-family residence; One story; Resale property; Faces west
• Construction: Frame construction; Composition/shingle roof; Built prior to current listing (year not specified)
• Exterior features: Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No additional interior features listed
• Laundry & utility: Washer hookup (no washer included)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $272k.

Deal economics

• At list price, monthly cash flow is $587 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $272k).
• Recommended offer: $248k (9.0% 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: 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; 4 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 $3,083/mo this rent would consume 57% 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

• It's been on market 107 days — a 9% lower offer ($248k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 25y ago; this cycle's ask has dropped $72k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $272k implies a 173% 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 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $247,975 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.13% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.23%
• DSCR: 1.41
• 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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-15,785
• Equity at exit: $40,631

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-427
• Equity at exit: $23,561

Cash invested: $76,300 (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: $3,083 medium
• Mortgage (P&I): −$1,429
• Tax from tax record: −$306 /mo · $3,676/yr
• Insurance: −$114
• HOA: −$0
• Vacancy / Maint / Mgmt: −$647
• Net cashflow: $587

Break-even live

Break-even rent $2,340

Max offer price $272,500

Occupancy floor 76%

Sensitivity live

Price	-10% $741	-5% $664	+0% $587	+5% $510	+10% $433
Rent	-10% $343	-5% $465	+0% $587	+5% $709	+10% $831
Rate	-1.0pp $724	-0.5pp $656	base $587	+0.5pp $516	+1.0pp $444

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: $68,125
• Closing costs: $8,175
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	26d	1	0.25mi
901 W 37th St Riviera Beach, FL	3.0	1.0	900	$2,895	$3.22	26d	1	0.74mi
158 E 23rd St Riviera Beach, FL	2.0	2.0	1110	$2,900	$2.61	26d	1	1.40mi
158 E 23rd St Riviera Beach, FL	2.0	2.0	1110	$2,900	$2.61	24d	1	1.40mi

Listing history 34 events

1. 2026-06-21
   days on market $272,500 Active 107 DOM
2. 2026-06-18
   days on market $272,500 Active 104 DOM
3. 2026-06-17
   days on market $272,500 Active 103 DOM
4. 2026-06-16
   days on market $272,500 Active 102 DOM
5. 2026-06-15
   days on market $272,500 Active 101 DOM
6. 2026-06-13
   days on market $272,500 Active 99 DOM
7. 2026-06-09
   days on market $272,500 Active 95 DOM
8. 2026-06-08
   days on market $272,500 Active 94 DOM
9. 2026-06-07
   days on market $272,500 Active 93 DOM
10. 2026-06-04
    pricedays on market $272,500 Active 90 DOM
11. 2026-06-03
    days on market $275,000 Active 89 DOM
12. 2026-06-02
    days on market $275,000 Active 88 DOM
13. 2026-06-01
    days on market $275,000 Active 87 DOM
14. 2026-05-31
    days on market $275,000 Active 86 DOM
15. 2026-05-11
    price $275,000
16. 2026-05-05
    price $285,000
17. 2026-04-21
    price $295,000
18. 2026-04-14
    price $299,000
19. 2026-04-07
    price $320,000
20. 2026-03-26
    price $335,000
21. 2026-03-05
    listed $344,000 Active
22. 2016-05-02
    historical
23. 2014-10-30
    historical
24. 2013-12-01
    historical
25. 2010-03-08
    historical
26. 2008-10-01
    listed $130,000
27. 2004-08-04
    soldstatus $99,900
28. 2004-07-29
    soldstatus $99,900
29. 2004-07-15
    historical
30. 2004-02-05
    listed $99,900
31. 2003-12-27
    listed $94,900
32. 2002-04-19
    listed $85,000
33. 2001-08-23
    listed $86,000
34. 1982-04-01
    soldstatus $6,000

ⓘ 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: $3,676 · $306/mo
• Projected year-2 tax: $3,676 · $306/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 ≥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: $37,000
• − Mortgage interest: −$15,264
• − Property taxes: −$3,676
• − Insurance: −$1,362
• − Repairs & maintenance: −$2,960
• − Management: −$2,960
• − Depreciation: −$7,927
• Taxable income: $2,850
• Est. tax owed @ 24.0%: −$684
• After-tax cash flow: $6,359/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

+4483.3% since first listed

20 events — show timeline

• 2026-05-11 Price Changed $275,000 Beaches MLS
• 2026-05-05 Price Changed $285,000 Beaches MLS
• 2026-04-21 Price Changed $295,000 Beaches MLS
• 2026-04-14 Price Changed $299,000 Beaches MLS
• 2026-04-07 Price Changed $320,000 Beaches MLS
• 2026-03-26 Price Changed $335,000 Beaches MLS
• 2026-03-05 Listed $344,000 Beaches MLS
• 2016-05-02 Listing Removed — Beaches MLS
• 2014-10-30 Listing Removed — Beaches MLS
• 2013-12-01 Listing Removed — Beaches MLS
• 2010-03-08 Listing Removed — Beaches MLS
• 2008-10-01 Listed $130,000 Beaches MLS
• 2004-08-04 Sold (Public Records) $99,900 Public Records
• 2004-07-29 Sold (MLS) $99,900 Beaches MLS
• 2004-07-15 Listing Removed — Beaches MLS
• 2004-02-05 Listed $99,900 Beaches MLS
• 2003-12-27 Listed $94,900 Beaches MLS
• 2002-04-19 Listed $85,000 Beaches MLS
• 2001-08-23 Listed $86,000 Beaches MLS
• 1982-04-01 Sold (Public Records) $6,000 Public Records

Property tax history

+10.8%/yr

Latest (2025): $3,676 · +10.0% YoY. Source: county tax records.