1605 W 10th St · Riviera Beach, FL 33404

$349,000

3 bd · 2.0 ba · 1,150 sqft · SingleFamily public records · 32 Days on market

Built 1969 8,789 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 +17.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +4.3/10.0
• 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

Currently leased at $1000/month. Purchase individually or as a 45 unit package. 14 units in Riviera Beach and 31 in Ft. Pierce. All units are currently leased on month to month status. All sizes are approximated and should be verified by Buyer prior to purchase.

Key facts

• Fenced private yard
• New paint
• Efficient kitchen

Tags

• FENCED PRIVATE YARD
• EFFICIENT KITCHEN
• TILE FLOORING
• NEW PAINT
• GE APPLIANCES
• SPACIOUS LIVING ROOM

Property features AI

Finance

• Other: Pets allowed with no restrictions

Exterior

• Parking: Detached garage; Garage plus driveway; Asphalt driveway; 2 open parking spaces (total 2)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; 200+ amp electric service with circuit breakers; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Single-family residence; One story; Resale property; North-facing
• Construction: Stucco/CBS construction; Shingle roof; Built on standard foundation
• Exterior features: Open patio; Patio; Chain link and partial front yard fencing; Fenced yard; Oversized lot; City street frontage; No waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Concrete; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Bedroom layout with stacked configuration; Blinds
• Laundry & utility: Laundry closet with washer hookup; Electric dryer hookup; Outside laundry access; Electric water heater (owned)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $349k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/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 $326k (6.6% below list).
• Recommended offer: $326k (6.6% 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 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 $3,261/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 32 days — a 3% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y 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 $136k; list at $349k implies a 157% 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 $326,075 (6.6% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.93% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.37%
• DSCR: 1.15
• GRM: 8.9

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: -14.3%
• Equity multiple: 0.50×
• Total profit: $-48,646
• Equity at exit: $52,037

10-year hold

• IRR: -11.1%
• Equity multiple: 0.42×
• Total profit: $-56,856
• Equity at exit: $30,175

Cash invested: $97,720 (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: 8.9×

Monthly cashflow live

• Estimated rent: $3,261 high
• Mortgage (P&I): −$1,830
• Tax from tax record: −$326 /mo · $3,911/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$685
• Net cashflow: $274

Break-even live

Break-even rent $2,913

Max offer price $349,000

Occupancy floor 87%

Sensitivity live

Price	-10% $472	-5% $373	+0% $274	+5% $176	+10% $77
Rent	-10% $17	-5% $146	+0% $274	+5% $403	+10% $532
Rate	-1.0pp $450	-0.5pp $363	base $274	+0.5pp $184	+1.0pp $92

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1401 W 9th St Riviera Beach, FL	3.0	2.0	1304	$3,200	$2.45	25d	1	0.47mi
2016 Avenue S Riviera Beach, FL	4.0	3.0	1128	$3,800	$3.37	25d	1	0.58mi
5649 Mentmore Dr Riviera Beach, FL	3.0	2.5	1450	$2,900	$2.00	25d	1	0.72mi
1400 W 28th St Unit 1 Riviera Beach, FL	4.0	2.0	1100	$3,200	$2.91	25d	1	1.10mi
195 River Grove Way West Palm Beach, FL	3.0	1.0–2.0	958	$3,717	$3.88	0d	18	1.19mi
3590 Village Blvd West Palm Beach, FL	1.0–3.0	1.0–2.0	1074	$3,295	$3.07	0d	30	1.35mi
522 W 2nd St Riviera Beach, FL	3.0	1.0	900	$2,895	$3.22	25d	1	1.37mi

Listing history 31 events

1. 2026-06-21
   days on market $349,000 Active 32 DOM
2. 2026-06-18
   days on market $349,000 Active 29 DOM
3. 2026-06-17
   days on market $349,000 Active 28 DOM
4. 2026-06-16
   days on market $349,000 Active 27 DOM
5. 2026-06-15
   status $349,000 Active 26 DOM
6. 2026-06-15
   days on market $349,000 Active Under Contract 26 DOM
7. 2026-06-13
   days on market $349,000 Active Under Contract 24 DOM
8. 2026-06-10
   status $349,000 Active Under Contract 20 DOM
9. 2026-06-09
   days on market $349,000 Active 20 DOM
10. 2026-06-08
    days on market $349,000 Active 19 DOM
11. 2026-06-07
    days on market $349,000 Active 18 DOM
12. 2026-06-04
    days on market $349,000 Active 15 DOM
13. 2026-06-03
    days on market $349,000 Active 14 DOM
14. 2026-06-02
    days on market $349,000 Active 13 DOM
15. 2026-06-01
    days on market $349,000 Active 12 DOM
16. 2026-05-31
    days on market $349,000 Active 11 DOM
17. 2026-05-20
    listed $349,000 Active
18. 2017-04-28
    soldstatus $136,000
19. 2017-03-05
    status Pending
20. 2017-03-03
    historical
21. 2016-10-27
    listed $142,500 Active
22. 2016-08-09
    soldstatus $89,900
23. 2016-07-29
    soldstatus $89,900 Closed 262-char remark

    Show marketing remark (262 chars)

    Currently leased at $1000/month. Purchase individually or as a 45 unit package. 14 units in Riviera Beach and 31 in Ft. Pierce. All units are currently leased on month to month status. All sizes are approximated and should be verified by Buyer prior to purchase.

24. 2016-07-01
    status Pending 262-char remark

    Show marketing remark (262 chars)

    Currently leased at $1000/month. Purchase individually or as a 45 unit package. 14 units in Riviera Beach and 31 in Ft. Pierce. All units are currently leased on month to month status. All sizes are approximated and should be verified by Buyer prior to purchase.

25. 2016-05-19
    price $99,900 262-char remark

    Show marketing remark (262 chars)

    Currently leased at $1000/month. Purchase individually or as a 45 unit package. 14 units in Riviera Beach and 31 in Ft. Pierce. All units are currently leased on month to month status. All sizes are approximated and should be verified by Buyer prior to purchase.

26. 2016-04-14
    status Active 262-char remark

    Show marketing remark (262 chars)

    Currently leased at $1000/month. Purchase individually or as a 45 unit package. 14 units in Riviera Beach and 31 in Ft. Pierce. All units are currently leased on month to month status. All sizes are approximated and should be verified by Buyer prior to purchase.

27. 2016-04-13
    historical 262-char remark

    Show marketing remark (262 chars)

    Currently leased at $1000/month. Purchase individually or as a 45 unit package. 14 units in Riviera Beach and 31 in Ft. Pierce. All units are currently leased on month to month status. All sizes are approximated and should be verified by Buyer prior to purchase.

28. 2016-03-09
    listed $126,000 Active 262-char remark

    Show marketing remark (262 chars)

    Currently leased at $1000/month. Purchase individually or as a 45 unit package. 14 units in Riviera Beach and 31 in Ft. Pierce. All units are currently leased on month to month status. All sizes are approximated and should be verified by Buyer prior to purchase.

29. 2010-05-24
    soldstatus $20,100
30. 2010-04-11
    historical
31. 2010-04-08
    listed $19,900

ⓘ 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: $3,911 · $326/mo
• Projected year-2 tax: $3,911 · $326/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 ≥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: $39,129
• − Mortgage interest: −$19,549
• − Property taxes: −$3,911
• − Insurance: −$1,745
• − Repairs & maintenance: −$3,130
• − Management: −$3,130
• − Depreciation: −$10,153
• Taxable loss: −$2,490
• Est. tax savings @ 24.0%: +$598
• After-tax cash flow: $3,891/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

+1653.8% since first listed

15 events — show timeline

• 2026-05-20 Listed $349,000 Beaches MLS
• 2017-04-28 Sold (Public Records) $136,000 Public Records
• 2017-03-05 Pending — Beaches MLS
• 2017-03-03 Listing Removed — Beaches MLS
• 2016-10-27 Listed $142,500 Beaches MLS
• 2016-08-09 Sold (Public Records) $89,900 Public Records
• 2016-07-29 Sold (MLS) $89,900 Beaches MLS
• 2016-07-01 Pending — Beaches MLS
• 2016-05-19 Price Changed $99,900 Beaches MLS
• 2016-04-14 Relisted — Beaches MLS
• 2016-04-13 Listing Removed — Beaches MLS
• 2016-03-09 Listed $126,000 Beaches MLS
• 2010-05-24 Sold (MLS) $20,100 Beaches MLS
• 2010-04-11 Listing Removed — Beaches MLS
• 2010-04-08 Listed $19,900 Beaches MLS

Property tax history

+11.0%/yr

Latest (2025): $3,911 · +4.5% YoY. Source: county tax records.