900 W 9th St · Riviera Beach, FL 33404

$420,000

4 bd · 2.0 ba · 1,350 sqft · MultiFamily · 32 Days on market

Built 1962 Fair condition 5,030 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 +16.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 1% rule +4.4/10.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Rent growth +2.3/5.0
• Condition / age +2.2/5.0
• 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

Great investment property, Nice Duplex, 2 Units: 2 Bedrooms / 1 Bath each, Impact windows. Both Units rented for $1200 One to a Section 8 Tenant, Contracts ending 09/2021. Showings Wednesday and Saturday

Key facts

• Fully renovated
• Modern upgrades
• Free of hoa fees

Tags

• FULLY RENOVATED
• FREE OF HOA FEES
• MODERN UPGRADES
• CENTRALLY SITUATED

Property features AI

Finance

• Other: Pets allowed — cats and dogs OK with no restrictions

Exterior

• Parking: 2 parking spaces; No carport
• Utilities: Public water; Public sewer; Electricity connected; Water available
• Home design: Villa property; Single-story living (one level / multi/split); West-facing
• Construction: Block and stucco construction; Flat roof; Built as resale property
• Exterior features: Back yard fencing; Not waterfront

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile floors; Wood floors
• Bathrooms: 2 full bathrooms (1 on the main level)
• Heating & cooling: Window/wall heating; Ceiling fans; Wall/window cooling units
• Interior features: Closet cabinetry; Unfurnished
• Laundry & utility: In-unit laundry, located inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $420k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $205 ($2k/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 $393k (6.4% below list).
• Recommended offer: $393k (6.4% 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: Lincoln Elementary School (math 31% / reading 29%, grade F, #1,882 of 2,144 statewide, top 88%, 358 students, 84% 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 34% at this address vs 50% district-wide (-15 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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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 $3,933/mo this rent would consume 73% 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 $3k of loan paydown is wiped out by about $13k 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 ($407k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 12y 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 $270k; list at $420k implies a 56% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $393,324 (6.4% 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 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.94% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.09%
• DSCR: 1.09
• 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: -16.4%
• Equity multiple: 0.43×
• Total profit: $-66,486
• Equity at exit: $62,623

10-year hold

• IRR: -14.7%
• Equity multiple: 0.27×
• Total profit: $-85,410
• Equity at exit: $36,314

Cash invested: $117,600 (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: $3,933 high
• Mortgage (P&I): −$2,203
• Tax est. 1.5%: −$525 /mo · $6,300/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$826
• Net cashflow: $205

Break-even live

Break-even rent $3,674

Max offer price $420,000

Occupancy floor 90%

Sensitivity live

Price	-10% $495	-5% $350	+0% $205	+5% $60	+10% $-86
Rent	-10% $-106	-5% $49	+0% $205	+5% $360	+10% $515
Rate	-1.0pp $416	-0.5pp $312	base $205	+0.5pp $96	+1.0pp $-15

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: $105,000
• Closing costs: $12,600
• Reserves months: —
• Total cash needed: —

Rent comps 27 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	26d	1	0.46mi
522 W 2nd St Riviera Beach, FL	3.0	1.0	900	$2,895	$3.22	26d	1	0.51mi
65 W 16th St Apt 1 Riviera Beach, FL	4.0	2.0	1232	$3,500	$2.84	19d	1	0.78mi
65 W 16th St Apt 1 Riviera Beach, FL	4.0	2.0	1200	$3,500	$2.92	9d	1	0.78mi
5605 Pinewood Ave West Palm Beach, FL	4.0	2.0	1440	$3,500	$2.43	1d	1	0.80mi
629 56th St West Palm Beach, FL	4.0	2.0	1689	$3,100	$1.84	17d	1	0.88mi
2016 Avenue S Riviera Beach, FL	4.0	3.0	1128	$3,800	$3.37	26d	1	1.06mi
520 W 28th St Riviera Beach, FL	3.0	1.0	1296	$6,000	$4.63	5d	1	1.10mi
1721 Lindley St Mangonia Park, FL	3.0	2.5	1760	$3,300	$1.88	9d	1	1.12mi
5600 N Flagler Dr West Palm Beach, FL	1.0–3.0	2.0	1192	$6,000	$5.03	22d	8	1.17mi
5600 N Flagler Dr West Palm Beach, FL	1.0–3.0	2.0	1192	$6,000	$5.03	1d	7	1.17mi
5101 Spruce Ave West Palm Beach, FL	3.0	3.0	1151	$3,100	$2.69	26d	1	1.20mi
5301 N Flagler Dr West Palm Beach, FL	4.0	3.0	1616	$6,000	$3.71	26d	1	1.20mi
424 51st St Unit 426 West Palm Beach, FL	3.0	2.0	1230	$3,500	$2.85	13d	1	1.21mi
5649 Mentmore Dr Riviera Beach, FL	3.0	2.5	1450	$2,900	$2.00	26d	1	1.21mi
5203 N Flagler Dr West Palm Beach, FL	3.0	1.5	1458	$6,000	$4.12	26d	1	1.22mi
1400 W 28th St Unit 1 Riviera Beach, FL	4.0	2.0	1100	$3,200	$2.91	26d	1	1.27mi
135 E 28th St Riviera Beach, FL	4.0	2.0	1711	$3,200	$1.87	26d	1	1.33mi
1389 W 33rd St Riviera Beach, FL	4.0	3.0	1737	$3,000	$1.73	26d	1	1.45mi
1563 40th St West Palm Beach, FL	4.0	2.0	1680	$3,600	$2.14	6d	1	1.46mi
901 W 37th St Riviera Beach, FL	3.0	1.0	900	$2,895	$3.22	26d	1	1.49mi
2650 Lake Shore Dr #2403 Riviera Beach, FL	3.0	3.0	1788	$6,000	$3.36	26d	1	1.49mi
2650 Lake Shore Dr #804 Riviera Beach, FL	3.0	3.5	1704	$4,500	$2.64	26d	1	1.49mi
2650 Lake Shore Dr #803 Riviera Beach, FL	3.0	3.0	1800	$5,000	$2.78	26d	1	1.49mi
2650 Lake Shore Dr #2303 Riviera Beach, FL	3.0	3.0	1537	$4,950	$3.22	26d	1	1.49mi
2650 Lake Shore Dr #1003 Riviera Beach, FL	3.0	3.0	1788	$4,200	$2.35	26d	1	1.49mi
2650 Lake Shore Dr #1203 Riviera Beach, FL	3.0	3.0	1803	$4,250	$2.36	26d	1	1.49mi

Listing history 34 events

1. 2026-06-21
   days on market $420,000 Active 32 DOM
2. 2026-06-18
   days on market $420,000 Active 29 DOM
3. 2026-06-17
   days on market $420,000 Active 28 DOM
4. 2026-06-16
   days on market $420,000 Active 27 DOM
5. 2026-06-15
   days on market $420,000 Active 26 DOM
6. 2026-06-13
   days on market $420,000 Active 24 DOM
7. 2026-06-09
   days on market $420,000 Active 20 DOM
8. 2026-06-08
   days on market $420,000 Active 19 DOM
9. 2026-06-07
   days on market $420,000 Active 18 DOM
10. 2026-06-04
    days on market $420,000 Active 15 DOM
11. 2026-06-03
    days on market $420,000 Active 14 DOM
12. 2026-06-02
    days on market $420,000 Active 13 DOM
13. 2026-06-01
    days on market $420,000 Active 12 DOM
14. 2026-05-31
    days on market $420,000 Active 11 DOM
15. 2026-05-20
    listed $420,000 Active
16. 2026-02-25
    historical $1,850
17. 2026-01-21
    price $1,850
18. 2026-01-01
    listed $1,900
19. 2025-12-21
    historical $1,900
20. 2025-12-18
    listed $1,900
21. 2025-11-21
    historical $1,900
22. 2025-11-10
    listed $1,900
23. 2021-02-19
    soldstatus $270,000 Closed 204-char remark

    Show marketing remark (204 chars)

    Great investment property, Nice Duplex, 2 Units: 2 Bedrooms / 1 Bath each, Impact windows. Both Units rented for $1200 One to a Section 8 Tenant, Contracts ending 09/2021. Showings Wednesday and Saturday

24. 2021-02-05
    status Pending 204-char remark

    Show marketing remark (204 chars)

    Great investment property, Nice Duplex, 2 Units: 2 Bedrooms / 1 Bath each, Impact windows. Both Units rented for $1200 One to a Section 8 Tenant, Contracts ending 09/2021. Showings Wednesday and Saturday

25. 2020-11-30
    price $279,900 204-char remark

    Show marketing remark (204 chars)

    Great investment property, Nice Duplex, 2 Units: 2 Bedrooms / 1 Bath each, Impact windows. Both Units rented for $1200 One to a Section 8 Tenant, Contracts ending 09/2021. Showings Wednesday and Saturday

26. 2020-10-14
    status Active 204-char remark

    Show marketing remark (204 chars)

    Great investment property, Nice Duplex, 2 Units: 2 Bedrooms / 1 Bath each, Impact windows. Both Units rented for $1200 One to a Section 8 Tenant, Contracts ending 09/2021. Showings Wednesday and Saturday

27. 2020-09-21
    status Pending 204-char remark

    Show marketing remark (204 chars)

    Great investment property, Nice Duplex, 2 Units: 2 Bedrooms / 1 Bath each, Impact windows. Both Units rented for $1200 One to a Section 8 Tenant, Contracts ending 09/2021. Showings Wednesday and Saturday

28. 2020-09-14
    listed $284,900 Active 204-char remark

    Show marketing remark (204 chars)

    Great investment property, Nice Duplex, 2 Units: 2 Bedrooms / 1 Bath each, Impact windows. Both Units rented for $1200 One to a Section 8 Tenant, Contracts ending 09/2021. Showings Wednesday and Saturday

29. 2016-12-13
    historical
30. 2016-02-05
    listed $95,000 Active
31. 2015-03-24
    historical
32. 2015-02-12
    price $95,000
33. 2015-02-11
    price $99,000
34. 2014-12-13
    listed $100,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 24 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: $47,199
• − Mortgage interest: −$23,527
• − Property taxes: −$6,300
• − Insurance: −$2,100
• − Repairs & maintenance: −$3,776
• − Management: −$3,776
• − Depreciation: −$12,218
• Taxable loss: −$4,498
• Est. tax savings @ 24.0%: +$1,079
• After-tax cash flow: $3,536/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

Fair 45/100 Cosmetic rehab

This four-bedroom duplex requires cosmetic repairs and maintenance to improve its curb appeal and rental value.

Repairs flagged

• Major Siding — Significant wear and tear
• Major Landscaping — Overgrown yard needs trimming

Value-add opportunities

• Both Paint exterior walls — Enhances curb appeal and value
• Both Trim overgrown yard — Improves curb appeal and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Siding · Significant wear and tear	Major	$15,000–50,000
Landscaping · Overgrown yard needs trimming	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Paint exterior walls — Enhances curb appeal and value ↑
• Both Trim overgrown yard — Improves curb appeal and rental value ↑

ⓘ 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

+320.0% since first listed

20 events — show timeline

• 2026-05-20 Listed $420,000 Beaches MLS
• 2026-02-25 Rental Removed $1,850 GFLMLS
• 2026-01-21 Price Changed $1,850 GFLMLS
• 2026-01-01 Listed for Rent $1,900 GFLMLS
• 2025-12-21 Rental Removed $1,900 GFLMLS
• 2025-12-18 Listed for Rent $1,900 GFLMLS
• 2025-11-21 Rental Removed $1,900 GFLMLS
• 2025-11-10 Listed for Rent $1,900 GFLMLS
• 2021-02-19 Sold (MLS) $270,000 MARMLS
• 2021-02-05 Pending — MARMLS
• 2020-11-30 Price Changed $279,900 MARMLS
• 2020-10-14 Relisted — MARMLS
• 2020-09-21 Pending — MARMLS
• 2020-09-14 Listed $284,900 MARMLS
• 2016-12-13 Listing Removed — MARMLS
• 2016-02-05 Listed $95,000 MARMLS
• 2015-03-24 Listing Removed — MARMLS
• 2015-02-12 Price Changed $95,000 MARMLS
• 2015-02-11 Price Changed $99,000 MARMLS
• 2014-12-13 Listed $100,000 MARMLS