958 W 4th St · Riviera Beach, FL 33404

$255,000

2 bd · 1.0 ba · 894 sqft · SingleFamily public records · 102 Days on market

Built 1957 5,001 sqft lot

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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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• 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

For Sale 2Bed/1Bath House in Riviera Beach. Single Home located in a peaceful neighborhood. Freshly painted, new kitchen cabinets, new carpets. Front and back yards. AGENTS, PLEASE READ THE BROKER'S REMARKS BEFORE CALLING OR REQUESTING A SHOWING. Calls to listing agent ONLY DURING BUSINESS HOURS (M-F 9am-6pm).

Key facts

• Nice sized backyard
• Functional layout
• Conveniently located

Tags

• BRIGHT INTERIOR
• FUNCTIONAL LAYOUT
• NICE SIZED BACKYARD
• CONVENIENTLY LOCATED

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: Carport with 2 covered spaces; Driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Resale property
• Construction: Block construction; Composition/shingle roof; Built as a single-story structure
• Exterior features: North-facing; First-floor entry; Not waterfront

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: No main-level bedrooms
• Flooring: Tile
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Tile flooring; Electric range; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $864 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $255k).
• Recommended offer: $232k (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: West Riviera Elementary School (math 26% / reading 22%, grade F, #2,057 of 2,144 statewide, top 96%, 487 students, 83% FRL); Howell L. Watkins Middle School (math 18% / reading 33%, grade F, #512 of 571 statewide, top 90%, 794 students, 76% FRL); William T. Dwyer High School (math 36% / reading 58%, grade D-, #207 of 667 statewide, top 32%, 2,206 students, 37% FRL).
• Zoned-school proficiency averages 32% at this address vs 50% district-wide (-17 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; 9 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 $3,287/mo this rent would consume 61% 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 102 days — a 9% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 24y ago; this cycle's ask has dropped $35k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $232,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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: 1.29% ✓
• Cap rate: 10.36%
• Cash-on-cash: 14.52%
• DSCR: 1.65
• GRM: 6.5

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $4,093
• Equity at exit: $38,021

10-year hold

• IRR: 8.0%
• Equity multiple: 1.52×
• Total profit: $37,309
• Equity at exit: $22,048

Cash invested: $71,400 (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: 6.5×

Monthly cashflow live

• Estimated rent: $3,287 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$289 /mo · $3,471/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$690
• Net cashflow: $864

Break-even live

Break-even rent $2,193

Max offer price $255,000

Occupancy floor 69%

Sensitivity live

Price	-10% $1,008	-5% $936	+0% $864	+5% $792	+10% $719
Rent	-10% $604	-5% $734	+0% $864	+5% $994	+10% $1,123
Rate	-1.0pp $992	-0.5pp $929	base $864	+0.5pp $798	+1.0pp $730

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
522 W 2nd St Riviera Beach, FL	3.0	1.0	900	$2,895	$3.22	26d	1	0.46mi
436 51st St West Palm Beach, FL	2.0	1.0	968	$3,750	$3.87	26d	1	1.11mi
158 E 23rd St Riviera Beach, FL	2.0	2.0	1110	$2,900	$2.61	23d	1	1.39mi
158 E 23rd St Riviera Beach, FL	2.0	2.0	1110	$2,900	$2.61	26d	1	1.39mi
4444 N Flagler Dr West Palm Beach, FL	1.0	1.0	765	$4,613	$6.03	4d	1	1.44mi
4444 N Flagler Dr West Palm Beach, FL	1.0	1.0	765	$5,263	$6.88	18d	1	1.44mi
4444 N Flagler Dr Unit 4334-2008 West Palm Beach, FL	1.0	1.0	885	$4,150	$4.69	26d	1	1.45mi
4444 N Flagler Dr Unit 4444-306 West Palm Beach, FL	1.0	1.0	925	$3,395	$3.67	26d	1	1.45mi
401 42nd St West Palm Beach, FL	3.0	1.0	1100	$4,950	$4.50	26d	1	1.45mi

Listing history 34 events

1. 2026-06-21
   days on market $255,000 Active 102 DOM
2. 2026-06-18
   days on market $255,000 Active 99 DOM
3. 2026-06-17
   days on market $255,000 Active 98 DOM
4. 2026-06-16
   days on market $255,000 Active 97 DOM
5. 2026-06-15
   days on market $255,000 Active 96 DOM
6. 2026-06-13
   days on market $255,000 Active 94 DOM
7. 2026-06-09
   days on market $255,000 Active 90 DOM
8. 2026-06-08
   days on market $255,000 Active 89 DOM
9. 2026-06-07
   pricedays on market $255,000 Active 88 DOM
10. 2026-06-04
    days on market $275,000 Active 85 DOM
11. 2026-06-03
    days on market $275,000 Active 84 DOM
12. 2026-06-02
    days on market $275,000 Active 83 DOM
13. 2026-06-01
    days on market $275,000 Active 82 DOM
14. 2026-05-31
    days on market $275,000 Active 81 DOM
15. 2026-05-13
    price $275,000
16. 2025-05-02
    listed $290,000 Active
17. 2023-05-01
    soldstatus $240,000
18. 2023-04-05
    soldstatus $240,000 Closed 311-char remark

    Show marketing remark (311 chars)

    For Sale 2Bed/1Bath House in Riviera Beach. Single Home located in a peaceful neighborhood. Freshly painted, new kitchen cabinets, new carpets. Front and back yards. AGENTS, PLEASE READ THE BROKER'S REMARKS BEFORE CALLING OR REQUESTING A SHOWING. Calls to listing agent ONLY DURING BUSINESS HOURS (M-F 9am-6pm).

19. 2023-02-22
    status Pending 311-char remark

    Show marketing remark (311 chars)

    For Sale 2Bed/1Bath House in Riviera Beach. Single Home located in a peaceful neighborhood. Freshly painted, new kitchen cabinets, new carpets. Front and back yards. AGENTS, PLEASE READ THE BROKER'S REMARKS BEFORE CALLING OR REQUESTING A SHOWING. Calls to listing agent ONLY DURING BUSINESS HOURS (M-F 9am-6pm).

20. 2022-11-28
    status Active 311-char remark

    Show marketing remark (311 chars)

    For Sale 2Bed/1Bath House in Riviera Beach. Single Home located in a peaceful neighborhood. Freshly painted, new kitchen cabinets, new carpets. Front and back yards. AGENTS, PLEASE READ THE BROKER'S REMARKS BEFORE CALLING OR REQUESTING A SHOWING. Calls to listing agent ONLY DURING BUSINESS HOURS (M-F 9am-6pm).

21. 2022-11-18
    listed $240,000 Active 311-char remark

    Show marketing remark (311 chars)

    For Sale 2Bed/1Bath House in Riviera Beach. Single Home located in a peaceful neighborhood. Freshly painted, new kitchen cabinets, new carpets. Front and back yards. AGENTS, PLEASE READ THE BROKER'S REMARKS BEFORE CALLING OR REQUESTING A SHOWING. Calls to listing agent ONLY DURING BUSINESS HOURS (M-F 9am-6pm).

22. 2016-06-22
    soldstatus $78,900
23. 2016-06-20
    soldstatus $78,900 Closed 660-char remark

    Show marketing remark (660 chars)

    Investors dream as tenant already in place with a one-year lease ending 12/31/16 at $975 per month. CAP rate of 8% on average. This is a real money maker. Cute & cozy 2 bedroom/1 bath home with attached carport. Separate utility room with room for washer and dryer and has storage space. Great investment property with current income. Call today to purchase this money maker. Bring me an offer!! Riviera Beach Heights is one of the oldest neighborhoods in Riviera Beach. It is centrally located close to schools, shops, the beach and major roadways. The neighborhood is quaint, quiet with nicely kept homes. Just waiting for new owner to take possession.

24. 2016-06-11
    historical 660-char remark

    Show marketing remark (660 chars)

    Investors dream as tenant already in place with a one-year lease ending 12/31/16 at $975 per month. CAP rate of 8% on average. This is a real money maker. Cute & cozy 2 bedroom/1 bath home with attached carport. Separate utility room with room for washer and dryer and has storage space. Great investment property with current income. Call today to purchase this money maker. Bring me an offer!! Riviera Beach Heights is one of the oldest neighborhoods in Riviera Beach. It is centrally located close to schools, shops, the beach and major roadways. The neighborhood is quaint, quiet with nicely kept homes. Just waiting for new owner to take possession.

25. 2016-06-07
    status Pending 660-char remark

    Show marketing remark (660 chars)

    Investors dream as tenant already in place with a one-year lease ending 12/31/16 at $975 per month. CAP rate of 8% on average. This is a real money maker. Cute & cozy 2 bedroom/1 bath home with attached carport. Separate utility room with room for washer and dryer and has storage space. Great investment property with current income. Call today to purchase this money maker. Bring me an offer!! Riviera Beach Heights is one of the oldest neighborhoods in Riviera Beach. It is centrally located close to schools, shops, the beach and major roadways. The neighborhood is quaint, quiet with nicely kept homes. Just waiting for new owner to take possession.

26. 2015-11-11
    listed $83,900 Active 660-char remark

    Show marketing remark (660 chars)

    Investors dream as tenant already in place with a one-year lease ending 12/31/16 at $975 per month. CAP rate of 8% on average. This is a real money maker. Cute & cozy 2 bedroom/1 bath home with attached carport. Separate utility room with room for washer and dryer and has storage space. Great investment property with current income. Call today to purchase this money maker. Bring me an offer!! Riviera Beach Heights is one of the oldest neighborhoods in Riviera Beach. It is centrally located close to schools, shops, the beach and major roadways. The neighborhood is quaint, quiet with nicely kept homes. Just waiting for new owner to take possession.

27. 2004-10-25
    soldstatus $105,000
28. 2004-10-22
    soldstatus $105,000
29. 2004-08-14
    historical
30. 2004-07-15
    listed $109,900
31. 2003-01-23
    soldstatus $69,200
32. 2003-01-20
    soldstatus $69,200
33. 2002-10-23
    historical
34. 2002-09-28
    listed $75,000

ⓘ 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: $3,471 · $289/mo
• Projected year-2 tax: $3,471 · $289/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) · 22% 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: $39,441
• − Mortgage interest: −$14,284
• − Property taxes: −$3,471
• − Insurance: −$1,275
• − Repairs & maintenance: −$3,155
• − Management: −$3,155
• − Depreciation: −$7,418
• Taxable income: $6,682
• Est. tax owed @ 24.0%: −$1,604
• After-tax cash flow: $8,762/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

+266.7% since first listed

20 events — show timeline

• 2026-05-13 Price Changed $275,000 Beaches MLS
• 2025-05-02 Listed $290,000 Beaches MLS
• 2023-05-01 Sold (Public Records) $240,000 Public Records
• 2023-04-05 Sold (MLS) $240,000 MARMLS
• 2023-02-22 Pending — MARMLS
• 2022-11-28 Relisted — MARMLS
• 2022-11-18 Listed $240,000 MARMLS
• 2016-06-22 Sold (Public Records) $78,900 Public Records
• 2016-06-20 Sold (MLS) $78,900 Beaches MLS
• 2016-06-11 Listing Removed — Beaches MLS
• 2016-06-07 Pending — Beaches MLS
• 2015-11-11 Listed $83,900 Beaches MLS
• 2004-10-25 Sold (Public Records) $105,000 Public Records
• 2004-10-22 Sold (MLS) $105,000 Beaches MLS
• 2004-08-14 Listing Removed — Beaches MLS
• 2004-07-15 Listed $109,900 Beaches MLS
• 2003-01-23 Sold (Public Records) $69,200 Public Records
• 2003-01-20 Sold (MLS) $69,200 Beaches MLS
• 2002-10-23 Listing Removed — Beaches MLS
• 2002-09-28 Listed $75,000 Beaches MLS

Property tax history

+9.1%/yr

Latest (2025): $3,471 · -11.3% YoY. Source: county tax records.