130 W 16th St Unit A · Riviera Beach, FL 33404

$330,000

3 bd · 2.0 ba · 1,365 sqft · Condo public records · 133 Days on market

Built 1952

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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 +26.0/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• 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

Back on the market with a motivated seller! Great opportunity to own an income-producing duplex in Palm Beach County, FL. The front unit features a 2 bedroom, 1 bath layout with an additional room currently used as a 3rd bedroom. The rear unit is a 1 bedroom, 1 bath. Property offers strong rental potential for investors or owner-occupants. Current owners rents this unit by the room. Duplex is being sold As-Is. Buyer to verify all information, room counts, and permitted use.

Key facts

• 6,723 sq ft lot
• Built 1952
• Listed 133 days

Property features AI

Finance

• Financial info: 2 total units; Gross income reported as $4,000; Net operating income reported as $48,000; Tenants pay common area maintenance, cable TV, electricity, insurance, and water
• HOA & community: No association amenities

Exterior

• Utilities: Three-phase electric; Cable available; Water available
• Home design: Duplex; Resale property
• Construction: Concrete construction; Composition roof; Building area approximately 1,441 (source: Appraiser); Living area approximately 1,365
• Exterior features: No waterfront; No waterfront features

Interior

• Flooring: Tile
• Bathrooms: 2 total bathrooms
• Heating & cooling: Central heating; Window/wall heating; Other heating; Central air conditioning; Ceiling fans; Wall/window air conditioning units
• Interior features: Tile flooring; 2 total bathrooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $330k.

Deal economics

• At list price, monthly cash flow is $824 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $330k).
• Recommended offer: $290k (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.
• 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; 40 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 $3,998/mo this rent would consume 74% 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 $10k 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 133 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $79k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $239k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $290,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 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 1952 — 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. 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: 1.21% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.71%
• DSCR: 1.48
• GRM: 6.9

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-12,594
• Equity at exit: $49,204

10-year hold

• IRR: 2.1%
• Equity multiple: 1.13×
• Total profit: $11,741
• Equity at exit: $28,532

Cash invested: $92,400 (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: 6.9×

Monthly cashflow live

• Estimated rent: $3,998 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$466 /mo · $5,588/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$839
• Net cashflow: $824

Break-even live

Break-even rent $2,954

Max offer price $330,000

Occupancy floor 74%

Sensitivity live

Price	-10% $1,011	-5% $918	+0% $824	+5% $731	+10% $638
Rent	-10% $509	-5% $666	+0% $824	+5% $982	+10% $1,140
Rate	-1.0pp $991	-0.5pp $908	base $824	+0.5pp $739	+1.0pp $652

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	17d	1	0.12mi
65 W 16th St Apt 1 Riviera Beach, FL	4.0	2.0	1200	$3,500	$2.92	8d	1	0.12mi
158 E 23rd St Riviera Beach, FL	2.0	2.0	1110	$2,900	$2.61	22d	1	0.47mi
158 E 23rd St Riviera Beach, FL	2.0	2.0	1110	$2,900	$2.61	25d	1	0.47mi
135 E 28th St Riviera Beach, FL	4.0	2.0	1711	$3,200	$1.87	25d	1	0.61mi
520 W 28th St Riviera Beach, FL	3.0	1.0	1296	$6,000	$4.63	3d	1	0.64mi
2650 Lake Shore Dr #1001 Riviera Beach, FL	2.0	2.0	1742	$3,800	$2.18	25d	1	0.75mi
2650 Lake Shore Dr #2403 Riviera Beach, FL	3.0	3.0	1788	$6,000	$3.36	25d	1	0.75mi
2650 Lake Shore Dr #804 Riviera Beach, FL	3.0	3.5	1704	$4,500	$2.64	25d	1	0.75mi
2650 Lake Shore Dr #2303 Riviera Beach, FL	3.0	3.0	1537	$4,950	$3.22	25d	1	0.75mi
2650 Lake Shore Dr #1003 Riviera Beach, FL	3.0	3.0	1788	$4,200	$2.35	25d	1	0.75mi
2650 Lake Shore Dr #803 Riviera Beach, FL	3.0	3.0	1800	$5,000	$2.78	25d	1	0.75mi
2650 Lake Shore Dr #1203 Riviera Beach, FL	3.0	3.0	1803	$4,250	$2.36	25d	1	0.75mi
2640 Lake Shore Dr Riviera Beach, FL	3.0	3.0	1715	$5,500	$3.21	25d	1	0.77mi
2640 Lake Shore Dr #2312 Riviera Beach, FL	2.0	2.0	1818	$6,500	$3.58	25d	1	0.77mi
2640 Lake Shore Dr #1716 Riviera Beach, FL	3.0	3.0	1538	$9,500	$6.18	25d	1	0.77mi
2640 Lake Shore Dr #711 Riviera Beach, FL	3.0	3.0	1848	$5,500	$2.98	25d	1	0.77mi
410 Wilma Cir #103 Riviera Beach, FL	2.0	2.0	1056	$4,000	$3.79	15d	1	0.79mi
360 Wilma Cir #7 Riviera Beach, FL	3.0	2.0	1590	$4,500	$2.83	25d	1	0.82mi
522 W 2nd St Riviera Beach, FL	3.0	1.0	900	$2,895	$3.22	25d	1	0.83mi
111 W 35th St Riviera Beach, FL	4.0	2.0	1600	$3,000	$1.88	12d	1	0.93mi
629 56th St West Palm Beach, FL	4.0	2.0	1689	$3,100	$1.84	15d	1	1.09mi
1401 W 9th St Riviera Beach, FL	3.0	2.0	1304	$3,200	$2.45	25d	1	1.12mi
510 56th St West Palm Beach, FL	2.0	1.0	1152	$3,800	$3.30	22d	1	1.14mi
517 55th St West Palm Beach, FL	2.0	2.0	1238	$4,550	$3.68	25d	1	1.16mi
901 W 37th St Riviera Beach, FL	3.0	1.0	900	$2,895	$3.22	25d	1	1.17mi
220 Lake Dr #206 Palm Beach Shores, FL	2.0	2.0	1241	$4,000	$3.22	13d	1	1.19mi
220 Lake Shore Dr Lake Park, FL	1.0–3.0	1.5–3.5	1575	$25,000	$15.87	0d	19	1.22mi
5600 N Flagler Dr West Palm Beach, FL	1.0–3.0	2.0	1192	$6,000	$5.03	21d	8	1.22mi
314 Inlet Way #201 Palm Beach Shores, FL	3.0	2.5	1694	$6,000	$3.54	25d	1	1.27mi
314 Inlet Way #303 Palm Beach Shores, FL	3.0	2.5	1702	$6,750	$3.97	11d	1	1.27mi
1030 Sugar Sands Blvd #171 Riviera Beach, FL	2.0	2.0	1143	$5,000	$4.37	25d	1	1.30mi
815 Silver Beach Rd Lake Park, FL	4.0	3.0	1480	$3,000	$2.03	25d	1	1.31mi
1400 W 28th St Unit 1 Riviera Beach, FL	4.0	2.0	1100	$3,200	$2.91	25d	1	1.32mi
301 Lake Shore Dr #802 West Palm Beach, FL	2.0	2.0	1316	$3,000	$2.28	25d	1	1.32mi
1050 Sugar Sands Blvd #174 Riviera Beach, FL	3.0	2.0	1490	$5,400	$3.62	0d	1	1.33mi
5301 N Flagler Dr West Palm Beach, FL	4.0	3.0	1616	$6,000	$3.71	25d	1	1.33mi
5203 N Flagler Dr West Palm Beach, FL	3.0	1.5	1458	$6,000	$4.12	25d	1	1.38mi
1236 Beach Rd Unit 3 Riviera Beach, FL	2.0	1.5	912	$2,950	$3.23	25d	1	1.39mi
1236 Beach Rd Unit 4 Riviera Beach, FL	2.0	1.5	912	$3,170	$3.48	25d	1	1.39mi

HOA detail condo

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

Listing history 24 events

1. 2026-06-10
   status $330,000 Pending 133 DOM
2. 2026-06-09
   days on market $330,000 Active 133 DOM
3. 2026-06-07
   days on market $330,000 Active 131 DOM
4. 2026-06-04
   pricedays on market $330,000 Active 128 DOM
5. 2026-06-03
   days on market $399,000 Active 127 DOM
6. 2026-06-01
   days on market $399,000 Active 125 DOM
7. 2026-05-31
   days on market $399,000 Active 124 DOM
8. 2026-04-16
   price $399,000
9. 2026-03-06
   status Active
10. 2026-03-04
    historical Active Under Contract
11. 2026-02-28
    status Pending
12. 2026-02-17
    price $405,000
13. 2026-02-17
    price $400,000
14. 2026-02-17
    status Active
15. 2026-01-23
    status Pending
16. 2025-12-30
    listed $409,000 Active
17. 2021-11-01
    soldstatus $239,000
18. 2019-03-05
    soldstatus $130,000
19. 2019-03-05
    soldstatus $142,500
20. 2016-04-26
    soldstatus $65,000
21. 2016-03-30
    soldstatus $55,000
22. 2015-07-17
    soldstatus $55,000
23. 2015-07-17
    soldstatus $68,000
24. 1989-05-18
    soldstatus $42,000

ⓘ 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: $5,588 · $466/mo
• Projected year-2 tax: $5,588 · $466/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 5/10 Major FEMA zone X (unshaded) · 48% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 25 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: $47,970
• − Mortgage interest: −$18,485
• − Property taxes: −$5,588
• − Insurance: −$1,650
• − Repairs & maintenance: −$3,838
• − Management: −$3,838
• − Depreciation: −$9,600
• Taxable income: $4,972
• Est. tax owed @ 24.0%: −$1,193
• After-tax cash flow: $8,699/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

+850.0% since first listed

17 events — show timeline

• 2026-04-16 Price Changed $399,000 Beaches MLS
• 2026-03-06 Relisted — Beaches MLS
• 2026-03-04 Contingent — Beaches MLS
• 2026-02-28 Pending — Beaches MLS
• 2026-02-17 Price Changed $405,000 Beaches MLS
• 2026-02-17 Price Changed $400,000 Beaches MLS
• 2026-02-17 Relisted — Beaches MLS
• 2026-01-23 Pending — Beaches MLS
• 2025-12-30 Listed $409,000 Beaches MLS
• 2021-11-01 Sold (Public Records) $239,000 Public Records
• 2019-03-05 Sold (Public Records) $142,500 Public Records
• 2019-03-05 Sold (Public Records) $130,000 Public Records
• 2016-04-26 Sold (Public Records) $65,000 Public Records
• 2016-03-30 Sold (Public Records) $55,000 Public Records
• 2015-07-17 Sold (Public Records) $68,000 Public Records
• 2015-07-17 Sold (Public Records) $55,000 Public Records
• 1989-05-18 Sold (Public Records) $42,000 Public Records

Property tax history

+13.8%/yr

Latest (2025): $5,588 · +17.0% YoY. Source: county tax records.