1116 W 32nd St · Riviera Beach, FL 33404

$259,900

3 bd · 1.0 ba · 700 sqft · SingleFamily public records · 99 Days on market

Built 1945 5,584 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 +24.0/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• 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

This 3-bedroom, 1-bath residence features major upgrades, including a brand-new roof and a brand-new A/C, offering peace of mind for years to come. A newly installed gate adds privacy and security. The home sits on a spacious lot with a large backyard, perfect for outdoor entertaining, future expansion, or additional storage. Ideal for homeowners or investors alike, this property is conveniently located near major roads, shopping, and dining. Don't miss this great opportunity. RENT TO OWN OPTION AVAILABLE!

Key facts

• Newly installed gate
• Large backyard
• New a/c

Tags

• NEW ROOF
• NEW A/C
• NEWLY INSTALLED GATE
• LARGE BACKYARD
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story; Resale property
• Construction: Stucco construction; Composition/shingle roof; Built as a one-story structure
• Exterior features: Fruit trees on the lot; First-floor entry; Faces south; Not waterfront

Interior

• Bedrooms: 3 bedrooms on the main level
• Flooring: Vinyl
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $237k (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); Howell L. Watkins Middle School (math 18% / reading 33%, grade F, #512 of 571 statewide, top 90%, 794 students, 76% 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 75% FRL vs 52% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 50% district-wide (-22 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• At $3,070/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 99 days — a 9% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask is 10729% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $236,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 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 1945 — 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: 1.18% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.41%
• DSCR: 1.37
• GRM: 7.1

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: -7.1%
• Equity multiple: 0.75×
• Total profit: $-18,492
• Equity at exit: $38,752

10-year hold

• IRR: -2.0%
• Equity multiple: 0.88×
• Total profit: $-8,536
• Equity at exit: $22,471

Cash invested: $72,772 (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: 7.1×

Monthly cashflow live

• Estimated rent: $3,070 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$444 /mo · $5,324/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$645
• Net cashflow: $510

Break-even live

Break-even rent $2,424

Max offer price $259,900

Occupancy floor 78%

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
220 Lake Shore Dr Lake Park, FL	1.0–3.0	1.5–3.5	1575	$25,000	$15.87	4d	18	1.15mi
256 E 24th St Riviera Beach, FL	2.0	1.0	660	$3,500	$5.30	20d	1	1.36mi
913 Lake Shore Dr Lake Park, FL	1.0–2.0	1.0–2.0	1066	$3,731	$3.50	2d	9	1.36mi

Listing history 27 events

1. 2026-06-18
   days on market $259,900 Active 99 DOM
2. 2026-06-17
   days on market $259,900 Active 98 DOM
3. 2026-06-16
   days on market $259,900 Active 97 DOM
4. 2026-06-15
   days on market $259,900 Active 96 DOM
5. 2026-06-13
   days on market $259,900 Active 94 DOM
6. 2026-06-09
   days on market $259,900 Active 90 DOM
7. 2026-06-08
   days on market $259,900 Active 89 DOM
8. 2026-06-07
   days on market $259,900 Active 88 DOM
9. 2026-06-04
   days on market $259,900 Active 85 DOM
10. 2026-06-03
    days on market $259,900 Active 84 DOM
11. 2026-06-02
    days on market $259,900 Active 83 DOM
12. 2026-06-01
    days on market $259,900 Active 82 DOM
13. 2026-05-31
    days on market $259,900 Active 81 DOM
14. 2026-04-01
    price $2,200
15. 2026-03-24
    listed $2,400
16. 2026-03-24
    historical $2,400
17. 2026-03-24
    price $259,900
18. 2026-03-21
    price $2,400
19. 2026-03-09
    listed $2,500
20. 2026-01-22
    listed $269,999 Active
21. 2025-01-01
    historical $2,300
22. 2024-05-03
    listed $2,300
23. 2024-04-13
    historical $2,200
24. 2024-03-27
    price $2,200
25. 2024-03-19
    listed $2,330
26. 2024-01-25
    soldstatus $259,900
27. 2023-09-06
    soldstatus $150,000

ⓘ 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: $5,324 · $444/mo
• Projected year-2 tax: $5,324 · $444/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: $36,838
• − Mortgage interest: −$14,558
• − Property taxes: −$5,324
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,947
• − Management: −$2,947
• − Depreciation: −$7,561
• Taxable income: $2,202
• Est. tax owed @ 24.0%: −$528
• After-tax cash flow: $5,595/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

-98.5% since first listed

14 events — show timeline

• 2026-04-01 Price Changed $2,200 RMLSFL
• 2026-03-24 Listed for Rent $2,400 RMLSFL
• 2026-03-24 Rental Removed $2,400 GFLMLS
• 2026-03-24 Price Changed $259,900 Beaches MLS
• 2026-03-21 Price Changed $2,400 GFLMLS
• 2026-03-09 Listed for Rent $2,500 GFLMLS
• 2026-01-22 Listed $269,999 Beaches MLS
• 2025-01-01 Rental Removed $2,300 GFLMLS
• 2024-05-03 Listed for Rent $2,300 GFLMLS
• 2024-04-13 Rental Removed $2,200 GFLMLS
• 2024-03-27 Price Changed $2,200 GFLMLS
• 2024-03-19 Listed for Rent $2,330 GFLMLS
• 2024-01-25 Sold (Public Records) $259,900 Public Records
• 2023-09-06 Sold (Public Records) $150,000 Public Records

Property tax history

+16.4%/yr

Latest (2025): $5,324 · +56.7% YoY. Source: county tax records.