1641 W 27th St Unit D · Riviera Beach, FL 33404

$260,000

3 bd · 2.0 ba · 1,216 sqft · Townhouse public records · 254 Days on market

Built 1984 941 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• 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

Bank Owned. 2 story townhome. Clean unit. Great investment opportunity. Cash only. This information is deemed reliable but not guaranteed. BUYER is responsible for verifying all information prior to close.

Key facts

• Updated appliances
• Corner townhome
• New ac unit

Tags

• CORNER TOWNHOME
• NEW AC UNIT
• UPDATED APPLIANCES
• FENCED IN BACKYARD

Property features AI

Finance

• Other: Pets allowed with no restrictions

Exterior

• Parking: Open parking; Two parking spaces
• Security: Closed-circuit cameras
• Utilities: Public water; Public sewer; Three-phase electric service; Cable available
• Home design: Townhouse; Two-story; Entry level living area present; Faces north
• Construction: Brick and concrete construction; Shingle roof; Two stories
• Exterior features: No waterfront; No waterfront features

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: No main-level bedrooms
• Flooring: Carpet; Ceramic tile; Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: No notable interior features listed
• Laundry & utility: Laundry closet inside the unit; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $260k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $229k (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: Washington Elementary Magnet School (math 42% / reading 37%, grade F, #1,513 of 2,144 statewide, top 73%, 253 students, 85% FRL); John F. Kennedy Middle School (math 28% / reading 29%, grade F, #482 of 571 statewide, top 85%, 826 students, 78% FRL); Palm Beach Gardens High School (math 19% / reading 40%, grade F, #447 of 667 statewide, top 68%, 2,570 students, 61% FRL) — zoned schools average 75% FRL vs 52% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 50% district-wide (-17 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; 8 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 $3,400/mo this rent would consume 63% 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $73k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 254 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $260k implies a 1200% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $228,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 254 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.31% ✓
• Cap rate: 11.14%
• Cash-on-cash: 17.32%
• DSCR: 1.77
• GRM: 6.4

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: 5.4%
• Equity multiple: 1.20×
• Total profit: $14,789
• Equity at exit: $38,767

10-year hold

• IRR: 12.1%
• Equity multiple: 1.83×
• Total profit: $60,362
• Equity at exit: $22,480

Cash invested: $72,800 (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: 6.4×

Monthly cashflow live

• Estimated rent: $3,400 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$163 /mo · $1,959/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$714
• Net cashflow: $1,051

Break-even live

Break-even rent $2,070

Max offer price $260,000

Occupancy floor 64%

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1400 W 28th St Unit 1 Riviera Beach, FL	4.0	2.0	1100	$3,200	$2.91	24d	1	0.33mi
2016 Avenue S Riviera Beach, FL	4.0	3.0	1128	$3,800	$3.37	24d	1	0.40mi
815 Silver Beach Rd Lake Park, FL	4.0	3.0	1480	$3,000	$2.03	24d	1	0.98mi
901 W 37th St Riviera Beach, FL	3.0	1.0	900	$2,895	$3.22	24d	1	0.99mi
855 Date Palm Dr West Palm Beach, FL	3.0	3.0	1216	$3,150	$2.59	24d	1	1.06mi
1401 W 9th St Riviera Beach, FL	3.0	2.0	1304	$3,200	$2.45	24d	1	1.11mi
520 W 28th St Riviera Beach, FL	3.0	1.0	1296	$6,000	$4.63	3d	1	1.21mi
8731 Uranus Ter West Palm Beach, FL	2.0	1.0	900	$3,200	$3.56	24d	1	1.48mi

Listing history 17 events

1. 2026-05-31
   days on market $260,000 Active 254 DOM
2. 2026-04-18
   status Active
3. 2026-04-14
   status Pending
4. 2026-04-02
   status Active
5. 2026-03-12
   historical
6. 2025-11-03
   price $260,000
7. 2025-08-25
   listed $275,000 Active
8. 2025-08-02
   historical $2,300
9. 2025-06-19
   listed $2,300
10. 2010-01-08
    soldstatus $20,000 205-char remark

    Show marketing remark (205 chars)

    Bank Owned. 2 story townhome. Clean unit. Great investment opportunity. Cash only. This information is deemed reliable but not guaranteed. BUYER is responsible for verifying all information prior to close.

11. 2009-12-22
    historical 205-char remark

    Show marketing remark (205 chars)

    Bank Owned. 2 story townhome. Clean unit. Great investment opportunity. Cash only. This information is deemed reliable but not guaranteed. BUYER is responsible for verifying all information prior to close.

12. 2009-12-11
    listed $25,000 205-char remark

    Show marketing remark (205 chars)

    Bank Owned. 2 story townhome. Clean unit. Great investment opportunity. Cash only. This information is deemed reliable but not guaranteed. BUYER is responsible for verifying all information prior to close.

13. 2009-12-10
    historical
14. 2009-01-01
    listed $90,000
15. 1994-11-28
    soldstatus $9,000
16. 1992-09-17
    soldstatus $15,000
17. 1991-05-08
    soldstatus $40,500

ⓘ 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: $1,959 · $163/mo
• Projected year-2 tax: $2,158 · $180/mo
• Expected delta: +$199/yr (+$17/mo · 10.2%)

ⓘ 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 · 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: $40,799
• − Mortgage interest: −$14,564
• − Property taxes: −$1,959
• − Insurance: −$1,300
• − Repairs & maintenance: −$3,264
• − Management: −$3,264
• − Depreciation: −$7,564
• Taxable income: $8,885
• Est. tax owed @ 24.0%: −$2,132
• After-tax cash flow: $10,478/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

+542.0% since first listed

16 events — show timeline

• 2026-04-18 Relisted — Beaches MLS
• 2026-04-14 Pending — Beaches MLS
• 2026-04-02 Relisted — Beaches MLS
• 2026-03-12 Listing Removed — Beaches MLS
• 2025-11-03 Price Changed $260,000 Beaches MLS
• 2025-08-25 Listed $275,000 Beaches MLS
• 2025-08-02 Rental Removed $2,300 RMLSFL
• 2025-06-19 Listed for Rent $2,300 RMLSFL
• 2010-01-08 Sold (MLS) $20,000 Beaches MLS
• 2009-12-22 Listing Removed — Beaches MLS
• 2009-12-11 Listed $25,000 Beaches MLS
• 2009-12-10 Listing Removed — Beaches MLS
• 2009-01-01 Listed $90,000 Beaches MLS
• 1994-11-28 Sold (Public Records) $9,000 Public Records
• 1992-09-17 Sold (Public Records) $15,000 Public Records
• 1991-05-08 Sold (Public Records) $40,500 Public Records

Property tax history

+8.4%/yr

Latest (2025): $1,959 · +4.0% YoY. Source: county tax records.