1296 W 36th St · Riviera Beach, FL 33404

$250,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 17 Days on market

Built 1965 4,971 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 +27.1/30.0
• DSCR +9.4/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• 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

GREAT INVESTMENT PROPERTY AT 8.3% CAP RATE! Low maintenance and great return. 3/1 with $1800 monthly income. Currently leased through June 2022. Fully remodeled in 2020 with tile throughout, new cabinets & granite countertops in kitchen, new stainless steel appliances, updated bathroom, interior and exterior paint. Just minutes from the beach, shopping, restaurants & I-95. Serious Investors Only. See remarks. Seller is also selling other income properties at 301 W 14th St and 1400 W 26th St. Opportunity to purchase as a package.

Key facts

• Minutes from beaches
• Spacious kitchen
• Newer a/c

Tags

• FENCED BACKYARD
• SPACIOUS KITCHEN
• BRIGHT OPEN FLOOR PLAN
• NEWER A/C
• MINUTES FROM BEACHES
• MINUTES FROM SHOPPING

Property features AI

Exterior

• Parking: Attached carport (1 covered space)
• Utilities: Public water; Public sewer
• Home design: Single-story; Faces south
• Construction: Block construction; Shingle roof; Resale property
• Exterior features: Fence

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Bedroom on main level
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $709 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $246k (1.5% 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.
• Market conditions: Rents soft (-0.7%/yr); 506 active listings in the ZIP; 9 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 $3,195/mo this rent would consume 59% 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 17 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 18y 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 $198k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $246,250 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.28% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.16%
• DSCR: 1.54
• GRM: 6.5

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-4,605
• Equity at exit: $37,276

10-year hold

• IRR: 4.2%
• Equity multiple: 1.26×
• Total profit: $18,381
• Equity at exit: $21,615

Cash invested: $70,000 (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: 6.5×

Monthly cashflow live

• Estimated rent: $3,195 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$399 /mo · $4,793/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$671
• Net cashflow: $709

Break-even live

Break-even rent $2,297

Max offer price $250,000

Occupancy floor 73%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
901 W 37th St Riviera Beach, FL	3.0	1.0	900	$2,895	$3.22	24d	1	0.39mi
1400 W 28th St Unit 1 Riviera Beach, FL	4.0	2.0	1100	$3,200	$2.91	24d	1	0.43mi
308 Southwind Ct Unit 8 North Palm Beach, FL	2.0	2.0	1100	$2,900	$2.64	24d	1	1.24mi
220 Lake Shore Dr Lake Park, FL	1.0–3.0	1.5–3.5	1575	$25,000	$15.87	5d	18	1.28mi
2545 Conroy Dr West Palm Beach, FL	3.0	2.0	1066	$3,295	$3.09	24d	1	1.34mi
624 Southwind Cir #2 North Palm Beach, FL	2.0	2.0	718	$3,750	$5.22	24d	1	1.35mi
8731 Uranus Ter West Palm Beach, FL	2.0	1.0	900	$3,200	$3.56	24d	1	1.41mi
913 Lake Shore Dr Lake Park, FL	1.0–2.0	1.0–2.0	1066	$3,731	$3.50	2d	9	1.41mi
410 Wilma Cir #103 Riviera Beach, FL	2.0	2.0	1056	$4,000	$3.79	15d	1	1.49mi

Listing history 43 events

1. 2026-06-04
   status $250,000 Pending 17 DOM
2. 2026-06-03
   days on market $250,000 Active 17 DOM
3. 2026-06-02
   days on market $250,000 Active 16 DOM
4. 2026-06-01
   days on market $250,000 Active 15 DOM
5. 2026-05-31
   days on market $250,000 Active 14 DOM
6. 2026-05-20
   status Pending
7. 2026-05-12
   listed $250,000 Active
8. 2026-04-27
   historical
9. 2026-03-29
   price $285,000
10. 2026-01-23
    status Active
11. 2025-11-13
    listed $300,000 Active
12. 2022-01-07
    soldstatus $197,500
13. 2021-12-20
    soldstatus $197,500 Closed 546-char remark

    Show marketing remark (546 chars)

    GREAT INVESTMENT PROPERTY AT 8.3% CAP RATE! Low maintenance and great return. 3/1 with $1800 monthly income. Currently leased through June 2022. Fully remodeled in 2020 with tile throughout, new cabinets & granite countertops in kitchen, new stainless steel appliances, updated bathroom, interior and exterior paint. Just minutes from the beach, shopping, restaurants & I-95. Serious Investors Only. See remarks. Seller is also selling other income properties at 301 W 14th St and 1400 W 26th St. Opportunity to purchase as a package.

14. 2021-11-02
    status Pending 546-char remark

    Show marketing remark (546 chars)

    GREAT INVESTMENT PROPERTY AT 8.3% CAP RATE! Low maintenance and great return. 3/1 with $1800 monthly income. Currently leased through June 2022. Fully remodeled in 2020 with tile throughout, new cabinets & granite countertops in kitchen, new stainless steel appliances, updated bathroom, interior and exterior paint. Just minutes from the beach, shopping, restaurants & I-95. Serious Investors Only. See remarks. Seller is also selling other income properties at 301 W 14th St and 1400 W 26th St. Opportunity to purchase as a package.

15. 2021-10-14
    listed $199,900 Active 546-char remark

    Show marketing remark (546 chars)

    GREAT INVESTMENT PROPERTY AT 8.3% CAP RATE! Low maintenance and great return. 3/1 with $1800 monthly income. Currently leased through June 2022. Fully remodeled in 2020 with tile throughout, new cabinets & granite countertops in kitchen, new stainless steel appliances, updated bathroom, interior and exterior paint. Just minutes from the beach, shopping, restaurants & I-95. Serious Investors Only. See remarks. Seller is also selling other income properties at 301 W 14th St and 1400 W 26th St. Opportunity to purchase as a package.

16. 2020-05-28
    status Pending
17. 2020-05-28
    historical
18. 2020-05-25
    status Active
19. 2020-03-24
    historical Active Under Contract
20. 2020-03-13
    price $159,000
21. 2020-03-03
    status Active
22. 2020-02-26
    historical Active Under Contract
23. 2020-02-20
    listed $164,000 Active
24. 2020-02-14
    historical
25. 2020-02-04
    status Active
26. 2020-02-04
    price $164,000
27. 2020-01-02
    status Pending
28. 2019-11-20
    price $159,400
29. 2019-10-31
    status Active
30. 2019-10-28
    status Pending
31. 2019-10-17
    price $159,500
32. 2019-09-24
    price $164,900
33. 2019-09-16
    price $169,500
34. 2019-08-28
    price $179,500
35. 2019-08-25
    listed $190,000 Active
36. 2019-06-21
    soldstatus $99,000 Sold
37. 2019-04-03
    status Pending
38. 2019-03-20
    price $99,000
39. 2019-03-14
    status Active
40. 2019-03-08
    status Pending
41. 2019-02-20
    listed $115,000 Active
42. 2008-07-30
    historical
43. 2008-03-03
    listed $115,000

ⓘ 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: $4,793 · $399/mo
• Projected year-2 tax: $4,793 · $399/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 · 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: $38,336
• − Mortgage interest: −$14,004
• − Property taxes: −$4,793
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,067
• − Management: −$3,067
• − Depreciation: −$7,273
• Taxable income: $4,882
• Est. tax owed @ 24.0%: −$1,172
• After-tax cash flow: $7,338/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

+117.4% since first listed

38 events — show timeline

• 2026-05-20 Pending — MARMLS
• 2026-05-12 Listed $250,000 MARMLS
• 2026-04-27 Listing Removed — MARMLS
• 2026-03-29 Price Changed $285,000 MARMLS
• 2026-01-23 Relisted — MARMLS
• 2025-11-13 Listed $300,000 MARMLS
• 2022-01-07 Sold (Public Records) $197,500 Public Records
• 2021-12-20 Sold (MLS) $197,500 Stellar MLS as Distributed by MLS Grid
• 2021-11-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-10-14 Listed $199,900 Stellar MLS as Distributed by MLS Grid
• 2020-05-28 Pending — Beaches MLS
• 2020-05-28 Listing Removed — Beaches MLS
• 2020-05-25 Relisted — Beaches MLS
• 2020-03-24 Contingent — Beaches MLS
• 2020-03-13 Price Changed $159,000 Beaches MLS
• 2020-03-03 Relisted — Beaches MLS
• 2020-02-26 Contingent — Beaches MLS
• 2020-02-20 Listed $164,000 Beaches MLS
• 2020-02-14 Listing Removed — MARMLS
• 2020-02-04 Relisted — MARMLS
• 2020-02-04 Price Changed $164,000 MARMLS
• 2020-01-02 Pending — MARMLS
• 2019-11-20 Price Changed $159,400 MARMLS
• 2019-10-31 Relisted — MARMLS
• 2019-10-28 Pending — MARMLS
• 2019-10-17 Price Changed $159,500 MARMLS
• 2019-09-24 Price Changed $164,900 MARMLS
• 2019-09-16 Price Changed $169,500 MARMLS
• 2019-08-28 Price Changed $179,500 MARMLS
• 2019-08-25 Listed $190,000 MARMLS
• 2019-06-21 Sold (MLS) $99,000 MARMLS
• 2019-04-03 Pending — MARMLS
• 2019-03-20 Price Changed $99,000 MARMLS
• 2019-03-14 Relisted — MARMLS
• 2019-03-08 Pending — MARMLS
• 2019-02-20 Listed $115,000 MARMLS
• 2008-07-30 Listing Removed — Beaches MLS
• 2008-03-03 Listed $115,000 Beaches MLS

Property tax history

+24.2%/yr

Latest (2025): $4,793 · +8.7% YoY. Source: county tax records.