1531 W Avenue H W · Riviera Beach, FL 33404

$369,900

3 bd · 1.0 ba · 1,105 sqft · SingleFamily public records · 17 Days on market

Built 1966 6,862 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 +18.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +4.7/10.0
• 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

NO FHA!! Welcome to this reimagined single family home, nestled on a quiet street, a stone's throw from all of the exciting new building and hustle and bustle at the marina area! Brand NEW permitted ROOF, ELECTRICAL PANEL and brand NEW AC, with IMPACT glass windows, brand new WOOD cabinets, QUARTZ counter tops and all new stainless steel appliances This home features BRAND NEW bathrooms and new tile flooring throughout. This home is perfect for entertaining with a big great room effect. The primary suite is tucked away from the three secondary rooms. Easy access to the large fenced in yard with BRAND NEW LANDSCAPING. No detail has been overlooked, including brand new interior/exterior paint

Key facts

• Impact glass windows
• New electrical panel
• New wood cabinets

Tags

• NEW ROOF
• NEW ELECTRICAL PANEL
• NEW AC
• IMPACT GLASS WINDOWS
• NEW WOOD CABINETS
• QUARTZ COUNTER TOPS

Property features AI

Finance

• Other: Pets allowed with no restrictions

Exterior

• Parking: 2 open parking spaces on concrete
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; 200+ amp electric service; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Single-family residence; One story; Resale property; Faces east
• Construction: Stucco and wood frame construction; Shingle roof; Slab foundation; Built as a one-story building
• Exterior features: Deck; Backyard with wood fencing; Room for pool; Sidewalks; Landscaped lot; City street frontage; No waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Disposal
• Bedrooms: 4 main-level bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: High ceilings; Split bedroom layout; Storm windows; Smoke detectors
• Laundry & utility: Washer hookup in kitchen; Electric dryer hookup inside; Tankless water heater; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $370k.

Deal economics

• At list price, monthly cash flow is $376 ($5k/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 $359k (2.9% below list).
• Recommended offer: $359k (2.9% 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.
• Market conditions: Rents soft (-0.7%/yr); 506 active listings in the ZIP; 22 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 $3,593/mo this rent would consume 66% 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 $11k 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 ($364k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $115k; list at $370k implies a 222% 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 $359,315 (2.9% below list)

Questions for the listing agent

1. Built in 1966 — 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. 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?
5. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 7.51%
• Cash-on-cash: 4.35%
• DSCR: 1.19
• GRM: 8.6

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: -12.8%
• Equity multiple: 0.55×
• Total profit: $-46,535
• Equity at exit: $55,153

10-year hold

• IRR: -9.0%
• Equity multiple: 0.51×
• Total profit: $-50,405
• Equity at exit: $31,982

Cash invested: $103,572 (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: 8.6×

Monthly cashflow live

• Estimated rent: $3,593 high
• Mortgage (P&I): −$1,940
• Tax from tax record: −$369 /mo · $4,426/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$755
• Net cashflow: $376

Break-even live

Break-even rent $3,117

Max offer price $369,900

Occupancy floor 85%

Sensitivity live

Price	-10% $585	-5% $481	+0% $376	+5% $271	+10% $166
Rent	-10% $92	-5% $234	+0% $376	+5% $518	+10% $660
Rate	-1.0pp $562	-0.5pp $470	base $376	+0.5pp $280	+1.0pp $182

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: $92,475
• Closing costs: $11,097
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
65 W 16th St Apt 1 Riviera Beach, FL	4.0	2.0	1232	$3,500	$2.84	18d	1	0.47mi
65 W 16th St Apt 1 Riviera Beach, FL	4.0	2.0	1200	$3,500	$2.92	8d	1	0.47mi
520 W 28th St Riviera Beach, FL	3.0	1.0	1296	$6,000	$4.63	4d	1	0.66mi
1401 W 9th St Riviera Beach, FL	3.0	2.0	1304	$3,200	$2.45	25d	1	0.76mi
522 W 2nd St Riviera Beach, FL	3.0	1.0	900	$2,895	$3.22	25d	1	0.77mi
158 E 23rd St Riviera Beach, FL	2.0	2.0	1110	$2,900	$2.61	25d	1	0.81mi
158 E 23rd St Riviera Beach, FL	2.0	2.0	1110	$2,900	$2.61	23d	1	0.81mi
2016 Avenue S Riviera Beach, FL	4.0	3.0	1128	$3,800	$3.37	25d	1	1.05mi
1400 W 28th St Unit 1 Riviera Beach, FL	4.0	2.0	1100	$3,200	$2.91	25d	1	1.06mi
410 Wilma Cir #103 Riviera Beach, FL	2.0	2.0	1056	$4,000	$3.79	16d	1	1.09mi
5605 Pinewood Ave West Palm Beach, FL	4.0	2.0	1440	$3,500	$2.43	0d	1	1.09mi
901 W 37th St Riviera Beach, FL	3.0	1.0	900	$2,895	$3.22	25d	1	1.10mi
510 56th St West Palm Beach, FL	2.0	1.0	1152	$3,800	$3.30	23d	1	1.20mi
517 55th St West Palm Beach, FL	2.0	2.0	1238	$4,550	$3.68	25d	1	1.21mi
815 Silver Beach Rd Lake Park, FL	4.0	3.0	1480	$3,000	$2.03	25d	1	1.23mi
5600 N Flagler Dr West Palm Beach, FL	1.0–3.0	2.0	1192	$6,000	$5.03	21d	8	1.33mi
220 Lake Shore Dr Lake Park, FL	1.0–3.0	1.5–3.5	2134	$25,000	$11.72	0d	19	1.41mi
5101 Spruce Ave West Palm Beach, FL	3.0	3.0	1151	$3,100	$2.69	25d	1	1.45mi
5203 N Flagler Dr West Palm Beach, FL	3.0	1.5	1458	$6,000	$4.12	25d	1	1.45mi
436 51st St West Palm Beach, FL	2.0	1.0	968	$3,750	$3.87	25d	1	1.45mi
424 51st St Unit 426 West Palm Beach, FL	3.0	2.0	1230	$3,500	$2.85	12d	1	1.45mi
855 Date Palm Dr West Palm Beach, FL	3.0	3.0	1216	$3,150	$2.59	25d	1	1.46mi

Listing history 6 events

1. 2026-05-02
   status Pending
2. 2026-04-29
   status Active
3. 2026-03-26
   status Pending
4. 2026-03-12
   listed $369,900 Active
5. 2026-01-08
   soldstatus $115,000
6. 1972-01-01
   soldstatus $22,500

ⓘ 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: $4,426 · $369/mo
• Projected year-2 tax: $4,426 · $369/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $43,118
• − Mortgage interest: −$20,720
• − Property taxes: −$4,426
• − Insurance: −$1,850
• − Repairs & maintenance: −$3,449
• − Management: −$3,449
• − Depreciation: −$10,761
• Taxable loss: −$1,537
• Est. tax savings @ 24.0%: +$369
• After-tax cash flow: $4,879/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

+1544.0% since first listed

6 events — show timeline

• 2026-05-02 Pending — Beaches MLS
• 2026-04-29 Relisted — Beaches MLS
• 2026-03-26 Pending — Beaches MLS
• 2026-03-12 Listed $369,900 Beaches MLS
• 2026-01-08 Sold (Public Records) $115,000 Public Records
• 1972-01-01 Sold (Public Records) $22,500 Public Records

Property tax history

+19.7%/yr

Latest (2025): $4,426 · +792.0% YoY. Source: county tax records.