182 W 34th St #1 · Riviera Beach, FL 33404

$485,000

3 bd · 3.0 ba · 1,588 sqft · Condo public records · 128 Days on market

Built 1954

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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 +15.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Schools +4.3/10.0
• 1% rule +4.2/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Income-producing triplex located at 182 W 34th Street, Riviera Beach, FL. This well-maintained multifamily property features three units, including two one-bedroom units and one studio apartment, offering strong rental demand and flexible income potential. Each unit provides efficient layouts, natural light, and comfortable living space. The property includes on-site parking, a highly desirable feature for tenants. Conveniently located near major roadways, shopping, dining, public transportation, and local employment centers. Ideal for investors or owner-occupants seeking a property with multiple revenue streams in a growing Riviera Beach market. Excellent opportunity to add a stabilized as

Key facts

• 7,372 sq ft lot
• Built 1954
• Listed 127 days

Property features AI

Finance

• Financial info: 3 units total; Gross income reported: $53,249.32; Net operating income reported: $35,154.05; Tenants pay cable TV, electricity, sewer and water; 3 units in the community
• HOA & community: No association amenities

Exterior

• Utilities: Public water; Three-phase electric; Cable available; Water service available
• Home design: Triplex; Resale property
• Construction: CBS construction; Composition roof; Building area about 1,588 (per public records)
• Exterior features: Room for a pool; Not waterfront

Interior

• Flooring: Ceramic tile; Terrazzo
• Bathrooms: 3 bathrooms total
• Heating & cooling: Window/wall heating; Wall/window air conditioning units
• Interior features: Ceramic tile flooring; Terrazzo flooring

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $485k.

Deal economics

• At list price, monthly cash flow is $226 ($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 $446k (8.0% below list).
• Recommended offer: $427k (12.0% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $4,462/mo this rent would consume 82% 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 $15k 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 128 days — a 12% lower offer ($427k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y 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 $185k; list at $485k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $426,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.92% ✗
• Cap rate: 6.85%
• Cash-on-cash: 2.00%
• DSCR: 1.09
• GRM: 9.1

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: -16.5%
• Equity multiple: 0.43×
• Total profit: $-77,220
• Equity at exit: $72,315

10-year hold

• IRR: -14.7%
• Equity multiple: 0.27×
• Total profit: $-99,081
• Equity at exit: $41,934

Cash invested: $135,800 (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: 9.1×

Monthly cashflow live

• Estimated rent: $4,462 high
• Mortgage (P&I): −$2,543
• Tax from tax record: −$554 /mo · $6,643/yr
• Insurance: −$202
• HOA: −$0
• Vacancy / Maint / Mgmt: −$937
• Net cashflow: $226

Break-even live

Break-even rent $4,176

Max offer price $485,000

Occupancy floor 90%

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: $121,250
• Closing costs: $14,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 W 35th St Riviera Beach, FL	4.0	2.0	1600	$3,000	$1.88	11d	1	0.09mi
220 Lake Shore Dr Lake Park, FL	1.0–3.0	1.5–3.5	1575	$25,000	$15.87	4d	18	0.41mi
220 Lake Shore Dr Unit 304 Lake Park, FL	2.0	2.5	1911	$11,500	$6.02	24d	1	0.41mi
520 W 28th St Riviera Beach, FL	3.0	1.0	1296	$6,000	$4.63	2d	1	0.42mi
250 Foresteria Dr West Palm Beach, FL	4.0	3.0	2080	$11,500	$5.53	20d	1	0.49mi
135 E 28th St Riviera Beach, FL	4.0	2.0	1711	$3,200	$1.87	24d	1	0.50mi
301 Lake Shore Dr #802 West Palm Beach, FL	2.0	2.0	1316	$3,000	$2.28	24d	1	0.51mi
410 Wilma Cir #103 Riviera Beach, FL	2.0	2.0	1056	$4,000	$3.79	14d	1	0.51mi
360 Wilma Cir #7 Riviera Beach, FL	3.0	2.0	1590	$4,500	$2.83	24d	1	0.63mi
158 E 23rd St Riviera Beach, FL	2.0	2.0	1110	$2,900	$2.61	24d	1	0.68mi
158 E 23rd St Riviera Beach, FL	2.0	2.0	1110	$2,900	$2.61	22d	1	0.68mi
2650 Lake Shore Dr #2403 Riviera Beach, FL	3.0	3.0	1788	$6,000	$3.36	24d	1	0.70mi
2650 Lake Shore Dr #1001 Riviera Beach, FL	2.0	2.0	1742	$3,800	$2.18	24d	1	0.70mi
2650 Lake Shore Dr #1003 Riviera Beach, FL	3.0	3.0	1788	$4,200	$2.35	24d	1	0.70mi
2650 Lake Shore Dr #1203 Riviera Beach, FL	3.0	3.0	1803	$4,250	$2.36	24d	1	0.70mi
2650 Lake Shore Dr #804 Riviera Beach, FL	3.0	3.5	1704	$4,500	$2.64	24d	1	0.70mi
2650 Lake Shore Dr #2303 Riviera Beach, FL	3.0	3.0	1537	$4,950	$3.22	24d	1	0.70mi
2650 Lake Shore Dr #803 Riviera Beach, FL	3.0	3.0	1800	$5,000	$2.78	24d	1	0.70mi
2640 Lake Shore Dr #2312 Riviera Beach, FL	2.0	2.0	1818	$6,500	$3.58	24d	1	0.71mi
2640 Lake Shore Dr #1716 Riviera Beach, FL	3.0	3.0	1538	$9,500	$6.18	24d	1	0.71mi
2640 Lake Shore Dr #711 Riviera Beach, FL	3.0	3.0	1848	$5,500	$2.98	24d	1	0.71mi
301 Hawthorne Dr West Palm Beach, FL	3.0	2.0	1402	$3,200	$2.28	24d	1	0.72mi
2640 Lake Shore Dr Riviera Beach, FL	3.0	3.0	1715	$5,500	$3.21	24d	1	0.72mi
815 Silver Beach Rd Lake Park, FL	4.0	3.0	1480	$3,000	$2.03	24d	1	0.72mi
913 Lake Shore Dr Lake Park, FL	1.0–2.0	1.0–2.0	1066	$3,731	$3.50	2d	9	0.82mi
855 Date Palm Dr West Palm Beach, FL	3.0	3.0	1216	$3,150	$2.59	24d	1	0.88mi
1060 Lake Shore Dr #201 West Palm Beach, FL	2.0	2.0	1206	$3,850	$3.19	18d	1	0.95mi
1030 Sugar Sands Blvd #171 Riviera Beach, FL	2.0	2.0	1143	$5,000	$4.37	24d	1	0.96mi
65 W 16th St Apt 1 Riviera Beach, FL	4.0	2.0	1200	$3,500	$2.92	7d	1	0.97mi
65 W 16th St Apt 1 Riviera Beach, FL	4.0	2.0	1232	$3,500	$2.84	16d	1	0.97mi
1155 Lake Shore Dr #202 West Palm Beach, FL	2.0	2.0	1206	$4,750	$3.94	24d	1	1.01mi
1050 Sugar Sands Blvd #174 Riviera Beach, FL	3.0	2.0	1490	$5,500	$3.69	24d	1	1.01mi
1389 W 33rd St Riviera Beach, FL	4.0	3.0	1737	$3,000	$1.73	24d	1	1.13mi
1120 Morse Blvd Riviera Beach, FL	2.0	2.0	1765	$10,000	$5.67	24d	1	1.14mi
1140 Morse Blvd Riviera Beach, FL	2.0	2.0	1640	$7,000	$4.27	19d	1	1.17mi
1400 W 28th St Unit 1 Riviera Beach, FL	4.0	2.0	1100	$3,200	$2.91	24d	1	1.19mi
220 Lake Dr #206 Palm Beach Shores, FL	2.0	2.0	1241	$4,000	$3.22	12d	1	1.28mi
1221 Singer Dr Riviera Beach, FL	3.0	2.5	1676	$11,000	$6.56	18d	1	1.30mi
1216 Surf Rd Riviera Beach, FL	3.0	2.5	1444	$3,900	$2.70	24d	1	1.32mi
1260 Manor Dr Riviera Beach, FL	2.0	2.0	1230	$4,500	$3.66	20d	1	1.36mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 41 events

1. 2026-06-18
   days on market $485,000 Active 128 DOM
2. 2026-06-17
   days on market $485,000 Active 127 DOM
3. 2026-06-16
   days on market $485,000 Active 126 DOM
4. 2026-06-15
   days on market $485,000 Active 125 DOM
5. 2026-06-13
   days on market $485,000 Active 123 DOM
6. 2026-06-09
   days on market $485,000 Active 119 DOM
7. 2026-06-07
   days on market $485,000 Active 117 DOM
8. 2026-06-04
   days on market $485,000 Active 114 DOM
9. 2026-06-03
   days on market $485,000 Active 113 DOM
10. 2026-06-01
    days on market $485,000 Active 111 DOM
11. 2026-05-31
    days on market $485,000 Active 110 DOM
12. 2026-02-10
    listed $485,000 Active
13. 2025-04-19
    historical $1,400
14. 2025-02-22
    listed $1,400
15. 2017-12-11
    soldstatus $185,100
16. 2017-12-04
    status Pending
17. 2017-12-04
    status Pending
18. 2017-12-01
    historical
19. 2017-12-01
    historical
20. 2017-10-20
    price $189,900
21. 2017-10-20
    price $189,900
22. 2017-10-19
    status Active
23. 2017-10-19
    listed $179,900 Active
24. 2017-07-19
    historical Contingent
25. 2017-07-11
    price $179,900
26. 2017-07-11
    status Active
27. 2017-06-21
    historical Contingent
28. 2017-06-13
    price $189,900
29. 2017-06-10
    price $195,900
30. 2017-06-05
    price $199,900
31. 2017-05-31
    price $209,900
32. 2017-05-17
    listed $219,000 Active
33. 2013-11-05
    historical
34. 2013-09-25
    price $75,000
35. 2013-09-16
    status Active
36. 2013-05-30
    status Pending
37. 1988-07-21
    soldstatus $51,000
38. 1987-11-01
    soldstatus $54,721
39. 1986-08-01
    soldstatus $65,000
40. 1986-08-01
    soldstatus $65,000
41. 1981-06-01
    soldstatus $56,900

ⓘ 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: $6,643 · $554/mo
• Projected year-2 tax: $6,643 · $554/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 3/10 Moderate FEMA zone X (unshaded) · 10% 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: $53,550
• − Mortgage interest: −$27,168
• − Property taxes: −$6,643
• − Insurance: −$2,425
• − Repairs & maintenance: −$4,284
• − Management: −$4,284
• − Depreciation: −$14,109
• Taxable loss: −$5,363
• Est. tax savings @ 24.0%: +$1,287
• After-tax cash flow: $4,003/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

+752.4% since first listed

30 events — show timeline

• 2026-02-10 Listed $485,000 Beaches MLS
• 2025-04-19 Rental Removed $1,400 APPFOLIO
• 2025-02-22 Listed for Rent $1,400 APPFOLIO
• 2017-12-11 Sold (Public Records) $185,100 Public Records
• 2017-12-04 Pending — Beaches MLS
• 2017-12-04 Pending — MARMLS
• 2017-12-01 Listing Removed — Beaches MLS
• 2017-12-01 Listing Removed — MARMLS
• 2017-10-20 Price Changed $189,900 Beaches MLS
• 2017-10-20 Price Changed $189,900 MARMLS
• 2017-10-19 Relisted — Beaches MLS
• 2017-10-19 Listed $179,900 MARMLS
• 2017-07-19 Contingent — Beaches MLS
• 2017-07-11 Price Changed $179,900 Beaches MLS
• 2017-07-11 Relisted — Beaches MLS
• 2017-06-21 Contingent — Beaches MLS
• 2017-06-13 Price Changed $189,900 Beaches MLS
• 2017-06-10 Price Changed $195,900 Beaches MLS
• 2017-06-05 Price Changed $199,900 Beaches MLS
• 2017-05-31 Price Changed $209,900 Beaches MLS
• 2017-05-17 Listed $219,000 Beaches MLS
• 2013-11-05 Listing Removed — MARMLS
• 2013-09-25 Price Changed $75,000 MARMLS
• 2013-09-16 Relisted — MARMLS
• 2013-05-30 Pending — MARMLS
• 1988-07-21 Sold (Public Records) $51,000 Public Records
• 1987-11-01 Sold (Public Records) $54,721 Public Records
• 1986-08-01 Sold (Public Records) $65,000 Public Records
• 1986-08-01 Sold (Public Records) $65,000 Public Records
• 1981-06-01 Sold (Public Records) $56,900 Public Records

Property tax history

+13.4%/yr

Latest (2025): $6,643 · +11.0% YoY. Source: county tax records.