141 W 16th St · Riviera Beach, FL 33404

$450,000

5 bd · 2.0 ba · 1,639 sqft · SingleFamily public records · 70 Days on market

Built 2023 6,460 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 +11.4/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

This single-family gem boasts 5 bedrooms, 2 baths, and a host of features that make it a must-see property. From the moment you step through the front door, you'll be captivated. The kitchen is a chef's dream with quartz countertops, offering both style and durability. It's the perfect space for preparing meals and entertaining. The entire home is adorned with exquisite ceramic tile flooring that's not only elegant but also easy to maintain. Rest easy knowing that your home is protected with impact windows, providing safety, security, and energy efficiency.

Key facts

• Quartz countertops
• Impact windows
• 6,460 sq ft lot

Tags

• QUARTZ COUNTERTOPS
• CERAMIC TILE FLOORING
• IMPACT WINDOWS

Property features AI

Exterior

• Parking: Driveway; On-street parking; 2 parking spaces
• Utilities: Public water; Public sewer; Electricity available; Sewer available; Water available
• Home design: Single family residence; One story; Entry-level living area; North-facing
• Construction: Concrete, stucco, and CBS construction; Composition/shingle roof; Block foundation; Resale condition
• Exterior features: Open patio; Patio

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 5 bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; Split bedroom layout; Storm windows
• Laundry & utility: Laundry closet inside; Unfurnished

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $-159 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $422k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $379k (15.8% below list).
• Recommended offer: $379k (15.8% 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); 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-school proficiency averages 35% at this address vs 50% district-wide (-14 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $3,789/mo this rent would consume 70% 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 $14k 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 70 days — a 6% lower offer ($423k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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.

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 $378,949 (15.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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. 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 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: 0.84% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.51%
• DSCR: 0.93
• GRM: 9.9

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: -22.2%
• Equity multiple: 0.25×
• Total profit: $-94,044
• Equity at exit: $67,096

10-year hold

• IRR: -26.4%
• Equity multiple: -0.09×
• Total profit: $-137,481
• Equity at exit: $38,908

Cash invested: $126,000 (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: 9.9×

Monthly cashflow live

• Estimated rent: $3,789 high
• Mortgage (P&I): −$2,360
• Tax from tax record: −$605 /mo · $7,260/yr
• Insurance: −$188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$796
• Net cashflow: $-159

Break-even live

Break-even rent $3,990

Max offer price $421,979

Occupancy floor 99%

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
65 W 16th St Apt 1 Riviera Beach, FL	4.0	2.0	1200	$3,500	$2.92	8d	1	0.10mi
65 W 16th St Apt 1 Riviera Beach, FL	4.0	2.0	1232	$3,500	$2.84	17d	1	0.10mi
135 E 28th St Riviera Beach, FL	4.0	2.0	1711	$3,200	$1.87	24d	1	0.67mi
111 W 35th St Riviera Beach, FL	4.0	2.0	1600	$3,000	$1.88	12d	1	1.00mi
629 56th St West Palm Beach, FL	4.0	2.0	1689	$3,100	$1.84	15d	1	1.02mi
5301 N Flagler Dr West Palm Beach, FL	4.0	3.0	1616	$6,000	$3.71	24d	1	1.27mi
1400 W 28th St Unit 1 Riviera Beach, FL	4.0	2.0	1100	$3,200	$2.91	24d	1	1.36mi
815 Silver Beach Rd Lake Park, FL	4.0	3.0	1480	$3,000	$2.03	24d	1	1.37mi
2016 Avenue S Riviera Beach, FL	4.0	3.0	1128	$3,800	$3.37	24d	1	1.42mi
1389 W 33rd St Riviera Beach, FL	4.0	3.0	1737	$3,000	$1.73	24d	1	1.45mi
250 Foresteria Dr West Palm Beach, FL	4.0	3.0	2080	$11,500	$5.53	21d	1	1.46mi

Listing history 33 events

1. 2026-06-18
   days on market $450,000 Active 70 DOM
2. 2026-06-17
   days on market $450,000 Active 69 DOM
3. 2026-06-16
   days on market $450,000 Active 68 DOM
4. 2026-06-15
   status $450,000 Active 67 DOM
5. 2026-06-15
   days on market $450,000 Active Under Contract 67 DOM
6. 2026-06-13
   days on market $450,000 Active Under Contract 65 DOM
7. 2026-06-09
   days on market $450,000 Active Under Contract 61 DOM
8. 2026-06-08
   days on market $450,000 Active Under Contract 60 DOM
9. 2026-06-07
   days on market $450,000 Active Under Contract 59 DOM
10. 2026-06-04
    days on market $450,000 Active Under Contract 56 DOM
11. 2026-06-03
    days on market $450,000 Active Under Contract 55 DOM
12. 2026-06-02
    days on market $450,000 Active Under Contract 54 DOM
13. 2026-06-01
    days on market $450,000 Active Under Contract 53 DOM
14. 2026-05-31
    days on market $450,000 Active Under Contract 52 DOM
15. 2026-05-11
    price $450,000
16. 2026-05-01
    price $459,000
17. 2026-04-09
    listed $464,900 Active
18. 2026-04-07
    historical
19. 2026-02-27
    status Active
20. 2026-02-18
    historical
21. 2026-02-10
    price $467,000
22. 2026-02-05
    listed $469,999 Active
23. 2025-12-31
    historical
24. 2025-12-02
    price $479,000
25. 2025-10-04
    listed $500,000 Active
26. 2024-03-21
    soldstatus $409,000
27. 2024-03-14
    soldstatus $409,000 Closed
28. 2024-02-05
    status Pending
29. 2024-02-01
    price $409,000
30. 2024-01-22
    price $417,000
31. 2024-01-08
    status Active
32. 2023-12-30
    historical Active Under Contract
33. 2023-12-13
    listed $419,000 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: $7,260 · $605/mo
• Projected year-2 tax: $7,260 · $605/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 · 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: $45,474
• − Mortgage interest: −$25,207
• − Property taxes: −$7,260
• − Insurance: −$2,250
• − Repairs & maintenance: −$3,638
• − Management: −$3,638
• − Depreciation: −$13,091
• Taxable loss: −$9,609
• Est. tax savings @ 24.0%: +$2,306
• After-tax cash flow: $403/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

+7.4% since first listed

19 events — show timeline

• 2026-05-11 Price Changed $450,000 Beaches MLS
• 2026-05-01 Price Changed $459,000 Beaches MLS
• 2026-04-09 Listed $464,900 Beaches MLS
• 2026-04-07 Listing Removed — MARMLS
• 2026-02-27 Relisted — MARMLS
• 2026-02-18 Listing Removed — MARMLS
• 2026-02-10 Price Changed $467,000 MARMLS
• 2026-02-05 Listed $469,999 MARMLS
• 2025-12-31 Listing Removed — MARMLS
• 2025-12-02 Price Changed $479,000 MARMLS
• 2025-10-04 Listed $500,000 MARMLS
• 2024-03-21 Sold (Public Records) $409,000 Public Records
• 2024-03-14 Sold (MLS) $409,000 Beaches MLS
• 2024-02-05 Pending — Beaches MLS
• 2024-02-01 Price Changed $409,000 Beaches MLS
• 2024-01-22 Price Changed $417,000 Beaches MLS
• 2024-01-08 Relisted — Beaches MLS
• 2023-12-30 Contingent — Beaches MLS
• 2023-12-13 Listed $419,000 Beaches MLS

Property tax history

+27.2%/yr

Latest (2025): $7,260 · +1012.2% YoY. Source: county tax records.