1562 W 26th Ct · Riviera Beach, FL 33404

$699,000

6 bd · 4.0 ba · 2,360 sqft · MultiFamily public records · 2 Days on market

Built 2022 Excellent condition 5,807 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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Newer Construction Duplex built 2022 C.O. 2023 NO HOA great for an annual rental or AIR-BnB. Each unit is three bedroom two bath, open layout, plank tiles flooring, 42 inch white shaker cabinetry, stainless steel appliances, impact windows, fenced backyard, landscaped with irrigation a timer, tankless water heater, paver driveway and much more....Centrally located off major highway and close to the beaches. Due to no hoa these can be rented annually or short term. Please do not go on the property or disturb or speak with the tenants. All sizes, dimensions and cost are approximate please verify. Annual expenses do not include the taxes as they have not yet been assessed for 2023 due to new construction land.

Key facts

• Plank tile flooring
• Fenced backyard
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• PLANK TILE FLOORING
• 42-INCH WHITE SHAKER CABINETRY
• STAINLESS STEEL APPLIANCES
• IMPACT WINDOWS
• FENCED BACKYARD

Property features AI

Finance

• Other: Not on waterfront
• Financial info: Two-unit property; Tenants pay cable TV, electricity, and water; Pets allowed (pet restrictions possible)

Exterior

• Utilities: Public water; Public sewer; Two separate electric meters; Two separate gas meters; Two separate water meters
• Home design: Duplex; One-story; Resale property
• Construction: Shingle siding exterior; Shingle roof; Built area approximately 2,360–2,400 (public records/building total)
• Exterior features: Fenced yard (other type)

Interior

• Bedrooms: Duplex with units (see parking/structure) — specific bedroom counts not provided
• Flooring: Vinyl
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Vinyl flooring; Blinds on windows
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath multifamily listed at $699k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $3k ($30k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $699k).

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: 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 70% FRL vs 52% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 50% district-wide (-20 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; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• At $9,364/mo this rent would consume 173% 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 $5k of loan paydown is wiped out by about $21k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $40k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $699,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.34% ✓
• Cap rate: 10.62%
• Cash-on-cash: 15.45%
• DSCR: 1.69
• GRM: 6.2

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: 2.8%
• Equity multiple: 1.10×
• Total profit: $19,997
• Equity at exit: $104,223

10-year hold

• IRR: 9.2%
• Equity multiple: 1.61×
• Total profit: $118,766
• Equity at exit: $60,437

Cash invested: $195,720 (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: 18.7×

Monthly cashflow live

• Estimated rent: $9,364 medium
• Mortgage (P&I): −$3,666
• Tax from tax record: −$920 /mo · $11,041/yr
• Insurance: −$291
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,966
• Net cashflow: $2,521

Break-even live

Break-even rent $6,173

Max offer price $699,000

Occupancy floor 68%

Sensitivity live

Price	-10% $2,916	-5% $2,718	+0% $2,521	+5% $2,323	+10% $2,125
Rent	-10% $1,781	-5% $2,151	+0% $2,521	+5% $2,890	+10% $3,260
Rate	-1.0pp $2,873	-0.5pp $2,698	base $2,521	+0.5pp $2,339	+1.0pp $2,155

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	2	$9,363
Total (3 units)			$9,364

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: $174,750
• Closing costs: $20,970
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   remarks 428-char remark
2. 2026-06-21
   days on marketlisting id $699,000 Active 2 DOM
3. 2026-06-08
   days on market $699,000 Active 47 DOM
4. 2026-06-07
   days on market $699,000 Active 46 DOM
5. 2026-06-04
   days on market $699,000 Active 43 DOM
6. 2026-06-03
   days on market $699,000 Active 42 DOM
7. 2026-06-02
   days on market $699,000 Active 41 DOM
8. 2026-06-01
   days on market $699,000 Active 40 DOM
9. 2026-05-31
   days on market $699,000 Active 39 DOM
10. 2026-05-18
    price $699,000
11. 2026-04-22
    listed $739,000 Active
12. 2024-03-22
    soldstatus $675,000
13. 2024-03-20
    soldstatus $675,000 Closed 720-char remark

    Show marketing remark (720 chars)

    Newer Construction Duplex built 2022 C.O. 2023 NO HOA great for an annual rental or AIR-BnB. Each unit is three bedroom two bath, open layout, plank tiles flooring, 42 inch white shaker cabinetry, stainless steel appliances, impact windows, fenced backyard, landscaped with irrigation a timer, tankless water heater, paver driveway and much more....Centrally located off major highway and close to the beaches. Due to no hoa these can be rented annually or short term. Please do not go on the property or disturb or speak with the tenants. All sizes, dimensions and cost are approximate please verify. Annual expenses do not include the taxes as they have not yet been assessed for 2023 due to new construction land.

14. 2024-03-08
    status Pending 720-char remark

    Show marketing remark (720 chars)

    Newer Construction Duplex built 2022 C.O. 2023 NO HOA great for an annual rental or AIR-BnB. Each unit is three bedroom two bath, open layout, plank tiles flooring, 42 inch white shaker cabinetry, stainless steel appliances, impact windows, fenced backyard, landscaped with irrigation a timer, tankless water heater, paver driveway and much more....Centrally located off major highway and close to the beaches. Due to no hoa these can be rented annually or short term. Please do not go on the property or disturb or speak with the tenants. All sizes, dimensions and cost are approximate please verify. Annual expenses do not include the taxes as they have not yet been assessed for 2023 due to new construction land.

15. 2024-02-21
    historical Active Under Contract 720-char remark

    Show marketing remark (720 chars)

    Newer Construction Duplex built 2022 C.O. 2023 NO HOA great for an annual rental or AIR-BnB. Each unit is three bedroom two bath, open layout, plank tiles flooring, 42 inch white shaker cabinetry, stainless steel appliances, impact windows, fenced backyard, landscaped with irrigation a timer, tankless water heater, paver driveway and much more....Centrally located off major highway and close to the beaches. Due to no hoa these can be rented annually or short term. Please do not go on the property or disturb or speak with the tenants. All sizes, dimensions and cost are approximate please verify. Annual expenses do not include the taxes as they have not yet been assessed for 2023 due to new construction land.

16. 2024-01-21
    price $730,000 720-char remark

    Show marketing remark (720 chars)

    Newer Construction Duplex built 2022 C.O. 2023 NO HOA great for an annual rental or AIR-BnB. Each unit is three bedroom two bath, open layout, plank tiles flooring, 42 inch white shaker cabinetry, stainless steel appliances, impact windows, fenced backyard, landscaped with irrigation a timer, tankless water heater, paver driveway and much more....Centrally located off major highway and close to the beaches. Due to no hoa these can be rented annually or short term. Please do not go on the property or disturb or speak with the tenants. All sizes, dimensions and cost are approximate please verify. Annual expenses do not include the taxes as they have not yet been assessed for 2023 due to new construction land.

17. 2023-12-08
    status Active 720-char remark

    Show marketing remark (720 chars)

    Newer Construction Duplex built 2022 C.O. 2023 NO HOA great for an annual rental or AIR-BnB. Each unit is three bedroom two bath, open layout, plank tiles flooring, 42 inch white shaker cabinetry, stainless steel appliances, impact windows, fenced backyard, landscaped with irrigation a timer, tankless water heater, paver driveway and much more....Centrally located off major highway and close to the beaches. Due to no hoa these can be rented annually or short term. Please do not go on the property or disturb or speak with the tenants. All sizes, dimensions and cost are approximate please verify. Annual expenses do not include the taxes as they have not yet been assessed for 2023 due to new construction land.

18. 2023-11-12
    historical Active Under Contract 720-char remark

    Show marketing remark (720 chars)

    Newer Construction Duplex built 2022 C.O. 2023 NO HOA great for an annual rental or AIR-BnB. Each unit is three bedroom two bath, open layout, plank tiles flooring, 42 inch white shaker cabinetry, stainless steel appliances, impact windows, fenced backyard, landscaped with irrigation a timer, tankless water heater, paver driveway and much more....Centrally located off major highway and close to the beaches. Due to no hoa these can be rented annually or short term. Please do not go on the property or disturb or speak with the tenants. All sizes, dimensions and cost are approximate please verify. Annual expenses do not include the taxes as they have not yet been assessed for 2023 due to new construction land.

19. 2023-09-16
    listed $740,000 Active 720-char remark

    Show marketing remark (720 chars)

    Newer Construction Duplex built 2022 C.O. 2023 NO HOA great for an annual rental or AIR-BnB. Each unit is three bedroom two bath, open layout, plank tiles flooring, 42 inch white shaker cabinetry, stainless steel appliances, impact windows, fenced backyard, landscaped with irrigation a timer, tankless water heater, paver driveway and much more....Centrally located off major highway and close to the beaches. Due to no hoa these can be rented annually or short term. Please do not go on the property or disturb or speak with the tenants. All sizes, dimensions and cost are approximate please verify. Annual expenses do not include the taxes as they have not yet been assessed for 2023 due to new construction land.

20. 2022-09-29
    historical
21. 2022-09-01
    price $595,000
22. 2022-08-05
    price $615,000
23. 2022-06-06
    listed $625,000 Active

ⓘ 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: $11,041 · $920/mo
• Projected year-2 tax: $11,041 · $920/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: $112,368
• − Mortgage interest: −$39,155
• − Property taxes: −$11,041
• − Insurance: −$3,495
• − Repairs & maintenance: −$8,989
• − Management: −$8,989
• − Depreciation: −$20,335
• Taxable income: $20,364
• Est. tax owed @ 24.0%: −$4,887
• After-tax cash flow: $25,360/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This multi-family property is in excellent condition with modern finishes and a well-maintained exterior. It is ideal for annual rentals or Airbnb income due to its location and lack of HOA.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more renters or buyers.
• Both Add smart home features — Improves convenience and can be a selling point for both renters and buyers.
• Both Install smart thermostat — Saves energy and can be a selling point for both renters and buyers.
• Both Add smart lighting — Enhances the home's ambiance and can be a selling point for both renters and buyers.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more renters or buyers. ↑
• Both Add smart home features — Improves convenience and can be a selling point for both renters and buyers. ↑
• Both Install smart thermostat — Saves energy and can be a selling point for both renters and buyers. ↑
• Both Add smart lighting — Enhances the home's ambiance and can be a selling point for both renters and buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+11.8% since first listed

14 events — show timeline

• 2026-05-18 Price Changed $699,000 Beaches MLS
• 2026-04-22 Listed $739,000 Beaches MLS
• 2024-03-22 Sold (Public Records) $675,000 Public Records
• 2024-03-20 Sold (MLS) $675,000 Beaches MLS
• 2024-03-08 Pending — Beaches MLS
• 2024-02-21 Contingent — Beaches MLS
• 2024-01-21 Price Changed $730,000 Beaches MLS
• 2023-12-08 Relisted — Beaches MLS
• 2023-11-12 Contingent — Beaches MLS
• 2023-09-16 Listed $740,000 Beaches MLS
• 2022-09-29 Listing Removed — Beaches MLS
• 2022-09-01 Price Changed $595,000 Beaches MLS
• 2022-08-05 Price Changed $615,000 Beaches MLS
• 2022-06-06 Listed $625,000 Beaches MLS

Property tax history

+5.0%/yr

Latest (2025): $11,041 · +6.3% YoY. Source: county tax records.