1021 W 33rd St · Riviera Beach, FL 33404

$275,000

3 bd · 2.0 ba · 1,086 sqft · SingleFamily public records · 250 Days on market

Built 1940 7,119 sqft lot Est $211k · 31% over

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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 +27.5/30.0
• DSCR +9.6/10.0
• 1% rule +7.5/10.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Looking for your next home or a smart investment opportunity? Look no further! This well-maintained 3-bedroom, 2-bathroom home is perfect as a primary residence or income-generating property. Conveniently located with easy access to major highways, it features a spacious living room, a kitchen with elegant wood cabinets, tile backsplash, and stainless steel appliances. Whether you're planning to move in or rent it out, you'll benefit from the property's strong rental history and the high demand in the area.

Key facts

• Easy access
• Well maintained
• Tile backsplash

Tags

• WELL MAINTAINED
• EASY ACCESS
• SPACIOUS LIVING ROOM
• ELEGANT WOOD CABINETS
• TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Block construction; Resale property
• Exterior features: Lot smaller than a quarter acre; Faces west

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall/window cooling units
• Interior features: First-floor entry; Bedroom on main level
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $810 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $242k (12.0% 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; 21 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 $3,429/mo this rent would consume 63% 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 250 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 23 sale attempts since 21y ago; this cycle's ask has dropped $24k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; list at $275k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $242,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 250 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.25% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.63%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $210,684
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1259 W 26th St	0.51mi	3/1.0	1,136 (+5%)	24mo	$220,000	$194	45

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-2,940
• Equity at exit: $41,003

10-year hold

• IRR: 5.2%
• Equity multiple: 1.33×
• Total profit: $25,283
• Equity at exit: $23,777

Cash invested: $77,000 (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: 6.7×

Monthly cashflow live

• Estimated rent: $3,429 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$341 /mo · $4,096/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$720
• Net cashflow: $810

Break-even live

Break-even rent $2,403

Max offer price $275,000

Occupancy floor 71%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
901 W 37th St Riviera Beach, FL	3.0	1.0	900	$2,895	$3.22	24d	1	0.22mi
815 Silver Beach Rd Lake Park, FL	4.0	3.0	1480	$3,000	$2.03	24d	1	0.30mi
1400 W 28th St Unit 1 Riviera Beach, FL	4.0	2.0	1100	$3,200	$2.91	24d	1	0.46mi
855 Date Palm Dr West Palm Beach, FL	3.0	3.0	1216	$3,150	$2.59	24d	1	0.51mi
520 W 28th St Riviera Beach, FL	3.0	1.0	1296	$6,000	$4.63	2d	1	0.53mi
2016 Avenue S Riviera Beach, FL	4.0	3.0	1128	$3,800	$3.37	24d	1	0.93mi
301 Hawthorne Dr West Palm Beach, FL	3.0	2.0	1402	$3,200	$2.28	24d	1	1.06mi
220 Lake Shore Dr Lake Park, FL	1.0–3.0	1.5–3.5	1575	$25,000	$15.87	4d	18	1.09mi
301 Lake Shore Dr #802 West Palm Beach, FL	2.0	2.0	1316	$3,000	$2.28	24d	1	1.17mi
158 E 23rd St Riviera Beach, FL	2.0	2.0	1110	$2,900	$2.61	24d	1	1.20mi
158 E 23rd St Riviera Beach, FL	2.0	2.0	1110	$2,900	$2.61	21d	1	1.20mi
410 Wilma Cir #103 Riviera Beach, FL	2.0	2.0	1056	$4,000	$3.79	14d	1	1.21mi
65 W 16th St Apt 1 Riviera Beach, FL	4.0	2.0	1232	$3,500	$2.84	16d	1	1.23mi
65 W 16th St Apt 1 Riviera Beach, FL	4.0	2.0	1200	$3,500	$2.92	7d	1	1.23mi
913 Lake Shore Dr Lake Park, FL	1.0–2.0	1.0–2.0	1066	$3,731	$3.50	2d	9	1.32mi
1401 W 9th St Riviera Beach, FL	3.0	2.0	1304	$3,200	$2.45	24d	1	1.32mi
308 Southwind Ct Unit 8 North Palm Beach, FL	2.0	2.0	1100	$2,900	$2.64	24d	1	1.36mi
1060 Lake Shore Dr #201 West Palm Beach, FL	2.0	2.0	1206	$3,850	$3.19	18d	1	1.47mi
624 Southwind Cir Unit 3 North Palm Beach, FL	3.0	3.0	1316	$5,500	$4.18	24d	1	1.50mi
624 Southwind Cir #2 North Palm Beach, FL	2.0	2.0	718	$3,750	$5.22	24d	1	1.50mi
624 Southwind Cir Apt 4 North Palm Beach, FL	3.0	2.0	1134	$4,750	$4.19	24d	1	1.50mi

Listing history 50 events

1. 2026-05-12
   status Pending
2. 2026-03-03
   status Active
3. 2026-02-02
   status Pending
4. 2026-01-31
   historical
5. 2026-01-05
   price $275,000
6. 2025-10-21
   price $289,000
7. 2025-07-23
   listed $299,000 Active
8. 2025-01-23
   historical
9. 2024-10-25
   historical $2,500
10. 2024-10-05
    listed $2,500
11. 2024-02-25
    listed $309,000 Active
12. 2024-01-31
    historical
13. 2023-10-14
    historical $2,300
14. 2023-10-06
    listed $2,400
15. 2023-09-30
    historical $2,400
16. 2023-09-29
    listed $2,400
17. 2023-09-24
    historical $2,500
18. 2023-09-23
    listed $2,500
19. 2023-09-22
    price $310,000
20. 2023-08-31
    historical $2,700
21. 2023-08-29
    listed $2,700
22. 2023-08-17
    historical $2,500
23. 2023-08-16
    listed $2,500
24. 2023-08-08
    status Active
25. 2023-07-31
    status Pending
26. 2023-03-16
    listed $305,000 Active
27. 2023-02-28
    historical
28. 2023-01-05
    price $304,900
29. 2022-10-26
    price $314,900
30. 2022-08-31
    listed $320,000 Active
31. 2022-07-15
    historical
32. 2022-04-14
    price $300,000
33. 2022-03-29
    price $305,000
34. 2022-02-22
    listed $310,000 Active
35. 2021-09-29
    soldstatus $150,000
36. 2021-09-24
    soldstatus $150,000 Closed
37. 2021-08-04
    status Pending
38. 2021-07-30
    status Active
39. 2021-07-30
    price $169,900
40. 2021-04-27
    status Pending
41. 2021-04-24
    listed $155,000 Active
42. 2019-10-22
    historical
43. 2019-08-10
    status Active
44. 2019-08-05
    status Pending
45. 2019-07-27
    status Active
46. 2019-06-21
    status Pending
47. 2019-05-28
    price $144,900
48. 2019-05-05
    listed $149,900 Active
49. 2017-06-26
    soldstatus $98,700
50. 2017-06-22
    soldstatus $76,000

ⓘ 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: $4,096 · $341/mo
• Projected year-2 tax: $4,096 · $341/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 · 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: $41,143
• − Mortgage interest: −$15,404
• − Property taxes: −$4,096
• − Insurance: −$1,375
• − Repairs & maintenance: −$3,291
• − Management: −$3,291
• − Depreciation: −$8,000
• Taxable income: $5,684
• Est. tax owed @ 24.0%: −$1,364
• After-tax cash flow: $8,362/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

+343.5% since first listed

69 events — show timeline

• 2026-05-12 Pending — MARMLS
• 2026-03-03 Relisted — MARMLS
• 2026-02-02 Pending — MARMLS
• 2026-01-31 Listing Removed — MARMLS
• 2026-01-05 Price Changed $275,000 MARMLS
• 2025-10-21 Price Changed $289,000 MARMLS
• 2025-07-23 Listed $299,000 MARMLS
• 2025-01-23 Listing Removed — MARMLS
• 2024-10-25 Rental Removed $2,500 MARMLS
• 2024-10-05 Listed for Rent $2,500 MARMLS
• 2024-02-25 Listed $309,000 MARMLS
• 2024-01-31 Listing Removed — MARMLS
• 2023-10-14 Rental Removed $2,300 MARMLS
• 2023-10-06 Listed for Rent $2,400 MARMLS
• 2023-09-30 Rental Removed $2,400 MARMLS
• 2023-09-29 Listed for Rent $2,400 MARMLS
• 2023-09-24 Rental Removed $2,500 MARMLS
• 2023-09-23 Listed for Rent $2,500 MARMLS
• 2023-09-22 Price Changed $310,000 MARMLS
• 2023-08-31 Rental Removed $2,700 MARMLS
• 2023-08-29 Listed for Rent $2,700 MARMLS
• 2023-08-17 Rental Removed $2,500 MARMLS
• 2023-08-16 Listed for Rent $2,500 MARMLS
• 2023-08-08 Relisted — MARMLS
• 2023-07-31 Pending — MARMLS
• 2023-03-16 Listed $305,000 MARMLS
• 2023-02-28 Listing Removed — MARMLS
• 2023-01-05 Price Changed $304,900 MARMLS
• 2022-10-26 Price Changed $314,900 MARMLS
• 2022-08-31 Listed $320,000 MARMLS
• 2022-07-15 Listing Removed — MARMLS
• 2022-04-14 Price Changed $300,000 MARMLS
• 2022-03-29 Price Changed $305,000 MARMLS
• 2022-02-22 Listed $310,000 MARMLS
• 2021-09-29 Sold (Public Records) $150,000 Public Records
• 2021-09-24 Sold (MLS) $150,000 MARMLS
• 2021-08-04 Pending — MARMLS
• 2021-07-30 Relisted — MARMLS
• 2021-07-30 Price Changed $169,900 MARMLS
• 2021-04-27 Pending — MARMLS
• 2021-04-24 Listed $155,000 MARMLS
• 2019-10-22 Listing Removed — MARMLS
• 2019-08-10 Relisted — MARMLS
• 2019-08-05 Pending — MARMLS
• 2019-07-27 Relisted — MARMLS
• 2019-06-21 Pending — MARMLS
• 2019-05-28 Price Changed $144,900 MARMLS
• 2019-05-05 Listed $149,900 MARMLS
• 2017-06-26 Sold (Public Records) $98,700 Public Records
• 2017-06-22 Sold (Public Records) $76,000 Public Records
• 2017-06-14 Sold (MLS) $76,000 Beaches MLS
• 2017-05-22 Contingent — Beaches MLS
• 2017-05-13 Price Changed $79,000 Beaches MLS
• 2017-05-06 Price Changed $83,000 Beaches MLS
• 2017-04-27 Price Changed $89,000 Beaches MLS
• 2017-04-18 Listed $99,000 Beaches MLS
• 2017-03-02 Listing Removed — Beaches MLS
• 2017-02-16 Relisted — Beaches MLS
• 2017-02-09 Pending — Beaches MLS
• 2017-02-03 Sold (Public Records) $45,000 Public Records
• 2017-02-02 Listed $69,000 Beaches MLS
• 2010-10-17 Listing Removed — Beaches MLS
• 2009-10-17 Listed $16,000 Beaches MLS
• 2006-06-08 Sold (Public Records) $155,000 Public Records
• 2006-05-17 Sold (MLS) $155,000 Beaches MLS
• 2006-05-12 Listing Removed — Beaches MLS
• 2005-09-29 Listed $165,000 Beaches MLS
• 2005-03-09 Sold (Public Records) $75,000 Public Records
• 1999-07-13 Sold (Public Records) $62,000 Public Records

Property tax history

+12.7%/yr

Latest (2025): $4,096 · +2.5% YoY. Source: county tax records.