251 Avenue O · Riviera Beach, FL 33404

$349,900

3 bd · 1.0 ba · 1,010 sqft · SingleFamily public records · 45 Days on market

Built 1961 5,993 sqft lot

---

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 +21.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +4.8/10.0
• 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 MLS

Excellent investment opportunity in Riviera Beach. Property offers strong value-add potential and is ideally suited for renovation or redevelopment. Conveniently located near major roadways, shopping, dining, and just minutes from the beach and downtown West Palm Beach. Sold as-is. Buyer to conduct their own due diligence. Cash or hard money preferred.

Key facts

• Porcelain flooring
• New driveway
• Electrical panel

Tags

• PORCELAIN FLOORING
• HIGH-EFFICIENCY LED LIGHTING
• ELECTRICAL PANEL
• OPEN-CONCEPT LIVING SPACE
• IMPACT WINDOWS
• NEW DRIVEWAY

Property features AI

Finance

• Other: Pets allowed (number limit applies)

Exterior

• Parking: Attached carport; One covered carport space; Driveway; Total parking for 4 vehicles
• Utilities: Public water; Public sewer; Cable available; Electricity available; Water connected; Sewer connected
• Home design: Single-family residence; One story; Entry at grade (level 1); North-facing
• Construction: CBS construction
• Exterior features: Waterfront location; Shingle roof; Corner lot location

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No additional interior features listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $501 ($6k/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 $342k (2.2% below list).
• Recommended offer: $339k (3.0% 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: West Riviera Elementary School (math 26% / reading 22%, grade F, #2,057 of 2,144 statewide, top 96%, 487 students, 83% 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 33% at this address vs 50% district-wide (-16 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; 15 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 $3,423/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 $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 45 days — a 3% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $195k; list at $350k implies a 79% 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 $339,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.98% ✗
• Cap rate: 8.01%
• Cash-on-cash: 6.14%
• DSCR: 1.27
• GRM: 8.5

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: -10.0%
• Equity multiple: 0.64×
• Total profit: $-34,878
• Equity at exit: $52,171

10-year hold

• IRR: -5.1%
• Equity multiple: 0.71×
• Total profit: $-28,349
• Equity at exit: $30,253

Cash invested: $97,972 (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: 8.5×

Monthly cashflow live

• Estimated rent: $3,423 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$222 /mo · $2,668/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$719
• Net cashflow: $501

Break-even live

Break-even rent $2,789

Max offer price $349,900

Occupancy floor 80%

Sensitivity live

Price	-10% $699	-5% $600	+0% $501	+5% $402	+10% $303
Rent	-10% $231	-5% $366	+0% $501	+5% $637	+10% $772
Rate	-1.0pp $678	-0.5pp $590	base $501	+0.5pp $411	+1.0pp $318

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1401 W 9th St Riviera Beach, FL	3.0	2.0	1304	$3,200	$2.45	25d	1	0.30mi
5649 Mentmore Dr Riviera Beach, FL	3.0	2.5	1450	$2,900	$2.00	25d	1	0.65mi
522 W 2nd St Riviera Beach, FL	3.0	1.0	900	$2,895	$3.22	25d	1	0.88mi
2016 Avenue S Riviera Beach, FL	4.0	3.0	1128	$3,800	$3.37	25d	1	0.98mi
195 River Grove Way West Palm Beach, FL	3.0	1.0–2.0	958	$3,717	$3.88	0d	18	1.16mi
517 55th St West Palm Beach, FL	2.0	2.0	1238	$4,550	$3.68	25d	1	1.31mi
510 56th St West Palm Beach, FL	2.0	1.0	1152	$3,800	$3.30	23d	1	1.31mi
65 W 16th St Apt 1 Riviera Beach, FL	4.0	2.0	1232	$3,500	$2.84	17d	1	1.34mi
65 W 16th St Apt 1 Riviera Beach, FL	4.0	2.0	1200	$3,500	$2.92	8d	1	1.34mi
3590 Village Blvd West Palm Beach, FL	1.0–3.0	1.0–2.0	1074	$3,295	$3.07	0d	30	1.36mi
1400 W 28th St Unit 1 Riviera Beach, FL	4.0	2.0	1100	$3,200	$2.91	25d	1	1.40mi
5101 Spruce Ave West Palm Beach, FL	3.0	3.0	1151	$3,100	$2.69	25d	1	1.42mi
436 51st St West Palm Beach, FL	2.0	1.0	968	$3,750	$3.87	25d	1	1.44mi
424 51st St Unit 426 West Palm Beach, FL	3.0	2.0	1230	$3,500	$2.85	11d	1	1.45mi
5203 N Flagler Dr West Palm Beach, FL	3.0	1.5	1458	$6,000	$4.12	25d	1	1.49mi

Listing history 19 events

1. 2026-06-21
   days on market $349,900 Active 45 DOM
2. 2026-06-18
   days on market $349,900 Active 42 DOM
3. 2026-06-17
   days on market $349,900 Active 41 DOM
4. 2026-06-16
   pricedays on market $349,900 Active 40 DOM
5. 2026-06-15
   days on market $359,800 Active 39 DOM
6. 2026-06-13
   days on market $359,800 Active 37 DOM
7. 2026-06-09
   days on market $359,800 Active 33 DOM
8. 2026-06-08
   days on market $359,800 Active 32 DOM
9. 2026-06-07
   days on market $359,800 Active 31 DOM
10. 2026-06-04
    days on market $359,800 Active 28 DOM
11. 2026-06-03
    days on market $359,800 Active 27 DOM
12. 2026-06-02
    days on market $359,800 Active 26 DOM
13. 2026-06-01
    days on market $359,800 Active 25 DOM
14. 2026-05-31
    days on market $359,800 Active 24 DOM
15. 2026-05-07
    listed $374,800 Active
16. 2026-04-13
    soldstatus $195,000
17. 2026-03-20
    soldstatus $195,000 Closed 354-char remark

    Show marketing remark (354 chars)

    Excellent investment opportunity in Riviera Beach. Property offers strong value-add potential and is ideally suited for renovation or redevelopment. Conveniently located near major roadways, shopping, dining, and just minutes from the beach and downtown West Palm Beach. Sold as-is. Buyer to conduct their own due diligence. Cash or hard money preferred.

18. 2026-01-22
    status Pending 354-char remark

    Show marketing remark (354 chars)

    Excellent investment opportunity in Riviera Beach. Property offers strong value-add potential and is ideally suited for renovation or redevelopment. Conveniently located near major roadways, shopping, dining, and just minutes from the beach and downtown West Palm Beach. Sold as-is. Buyer to conduct their own due diligence. Cash or hard money preferred.

19. 2026-01-07
    listed $239,999 Active 354-char remark

    Show marketing remark (354 chars)

    Excellent investment opportunity in Riviera Beach. Property offers strong value-add potential and is ideally suited for renovation or redevelopment. Conveniently located near major roadways, shopping, dining, and just minutes from the beach and downtown West Palm Beach. Sold as-is. Buyer to conduct their own due diligence. Cash or hard money preferred.

ⓘ 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: $2,668 · $222/mo
• Projected year-2 tax: $2,904 · $242/mo
• Expected delta: +$236/yr (+$20/mo · 8.8%)

ⓘ 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) · 20% 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: $41,080
• − Mortgage interest: −$19,600
• − Property taxes: −$2,668
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,286
• − Management: −$3,286
• − Depreciation: −$10,179
• Taxable income: $311
• Est. tax owed @ 24.0%: −$75
• After-tax cash flow: $5,942/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

+56.2% since first listed

5 events — show timeline

• 2026-05-07 Listed $374,800 Beaches MLS
• 2026-04-13 Sold (Public Records) $195,000 Public Records
• 2026-03-20 Sold (MLS) $195,000 MARMLS
• 2026-01-22 Pending — MARMLS
• 2026-01-07 Listed $239,999 MARMLS

Property tax history

+15.6%/yr

Latest (2025): $2,668 · -1.7% YoY. Source: county tax records.