1676 W 10th St · Riviera Beach, FL 33404

$331,000

3 bd · 2.0 ba · 1,107 sqft · SingleFamily public records · 18 Days on market

Built 1972 4,848 sqft lot

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Why this score? — see what drove the D+ 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 +18.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +4.8/10.0
• 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

Well maintained Single Family Home In The Much Desired City Of Riviera Beach!! Great location!!! Tile floors throughout, central a/c & heat, laundry room, spacious fenced yard, and so much more! Near shops, eateries, the beach and more! Tenant Occupied.. This property shows well! Call TODAY to schedule a showing!!

Key facts

• 4,848 sq ft lot
• 4 parking spots
• Built 1972

Property features AI

Finance

• Other: Pets allowed with no restrictions

Exterior

• Parking: Total of 4 parking spaces; Detached 2-space carport; Covered parking (2 spaces); On-street parking; Concrete parking surfaces
• Utilities: Public water; Public sewer; Three-phase electric service available; Cable available; Electricity available
• Home design: Single-family residence; One story; West-facing
• Construction: Stucco/CBS construction; Shingle roof; Slab foundation; Built as resale property
• Exterior features: Fenced yard; Fruit trees on the lot; Not waterfront

Interior

• Kitchen: Disposal; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Ceramic tile
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Split bedroom layout; Satellite dish; Unfurnished
• Laundry & utility: Laundry closet; Laundry area accessible from inside and outside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $331k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $324k (2.2% below list).
• Recommended offer: $324k (2.2% below list) — sets the bar for 1% rule.

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); William T. Dwyer High School (math 36% / reading 58%, grade D-, #207 of 667 statewide, top 32%, 2,206 students, 37% FRL) — zoned schools average 68% FRL vs 52% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 50% district-wide (-16 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $3,238/mo this rent would consume 60% 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 $10k 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 18 days — a 2% lower offer ($326k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $170k; list at $331k implies a 95% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $323,794 (2.2% below list)

Questions for the listing agent

1. Built in 1972 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.98% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.19%
• DSCR: 1.19
• GRM: 8.5

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: -13.1%
• Equity multiple: 0.54×
• Total profit: $-42,487
• Equity at exit: $49,353

10-year hold

• IRR: -9.5%
• Equity multiple: 0.49×
• Total profit: $-47,049
• Equity at exit: $28,619

Cash invested: $92,680 (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: 8.5×

Monthly cashflow live

• Estimated rent: $3,238 high
• Mortgage (P&I): −$1,736
• Tax from tax record: −$360 /mo · $4,326/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$680
• Net cashflow: $324

Break-even live

Break-even rent $2,828

Max offer price $331,000

Occupancy floor 85%

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: $82,750
• Closing costs: $9,930
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2016 Avenue S Riviera Beach, FL	4.0	3.0	1128	$3,800	$3.37	24d	1	0.53mi
1401 W 9th St Riviera Beach, FL	3.0	2.0	1304	$3,200	$2.45	24d	1	0.54mi
5649 Mentmore Dr Riviera Beach, FL	3.0	2.5	1450	$2,900	$2.00	24d	1	0.78mi
1400 W 28th St Unit 1 Riviera Beach, FL	4.0	2.0	1100	$3,200	$2.91	24d	1	1.05mi
195 River Grove Way West Palm Beach, FL	2.0	1.0–2.0	828	$3,002	$3.63	2d	18	1.23mi
3590 Village Blvd West Palm Beach, FL	1.0–3.0	1.0–2.0	1074	$3,385	$3.15	2d	29	1.39mi
522 W 2nd St Riviera Beach, FL	3.0	1.0	900	$2,895	$3.22	24d	1	1.45mi

Listing history 13 events

1. 2026-06-18
   days on market $331,000 Active 18 DOM
2. 2026-06-17
   days on market $331,000 Active 17 DOM
3. 2026-06-16
   days on market $331,000 Active 16 DOM
4. 2026-06-15
   days on market $331,000 Active 15 DOM
5. 2026-06-13
   days on market $331,000 Active 13 DOM
6. 2026-06-09
   days on market $331,000 Active 9 DOM
7. 2026-06-08
   days on market $331,000 Active 8 DOM
8. 2026-06-07
   days on market $331,000 Active 7 DOM
9. 2026-06-04
   days on market $331,000 Active 4 DOM
10. 2026-06-03
    days on market $331,000 Active 3 DOM
11. 2026-06-02
    days on market $331,000 Active 2 DOM
12. 2026-05-31
    remarks 648-char remark
13. 2026-05-31
    listed $331,000 Active 1 DOM

ⓘ 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: $4,326 · $360/mo
• Projected year-2 tax: $4,326 · $360/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 23 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: $38,855
• − Mortgage interest: −$18,541
• − Property taxes: −$4,326
• − Insurance: −$1,655
• − Repairs & maintenance: −$3,108
• − Management: −$3,108
• − Depreciation: −$9,629
• Taxable loss: −$1,512
• Est. tax savings @ 24.0%: +$363
• After-tax cash flow: $4,248/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

+83.9% since first listed

7 events — show timeline

• 2026-05-31 Listed $331,000 Beaches MLS
• 2018-09-12 Sold (Public Records) $170,000 Public Records
• 2018-09-10 Sold (MLS) $170,000 Beaches MLS
• 2018-08-10 Pending — Beaches MLS
• 2018-08-04 Price Changed $179,900 Beaches MLS
• 2018-07-24 Price Changed $179,999 Beaches MLS
• 2018-07-03 Listed $180,000 Beaches MLS

Property tax history

+11.8%/yr

Latest (2025): $4,326 · +8.4% YoY. Source: county tax records.