158 W 25th St · Riviera Beach, FL 33404

$299,000

2 bd · 1.0 ba · 880 sqft · SingleFamily public records · 59 Days on market

Built 1950 5,651 sqft lot

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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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• 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

Great home in Riviera Beach, Home features a huge gated back yard, Central AC, and ample closet space in master bedroom. Separate utility room. Property is zoned for residential AND commercial office use! This home is offered to owner occupant buyers, no investors please. Will not last at this price. Financing accepted. All information to best of agents knowledge. 150 next door also for sale. Home close to schools and beach!

Key facts

• Recently refreshed
• Major updates
• Large shed

Tags

• FULLY FENCED YARD
• LARGE SHED
• RECENTLY REFRESHED
• MAJOR UPDATES
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Pets allowed with no restrictions
• Financial info: No land lease

Exterior

• Parking: 4 open parking spaces; Concrete driveway
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer available; Cable not available
• Home design: Single family residence; One story; Resale property; Faces south
• Construction: Built with CBS construction materials; Composition/shingle roof; 1 story; Living area approximately 880 (building area 916)
• Exterior features: Open porch; Porch; Shed(s); Back yard fenced with wood fencing; Room for a pool; Asphalt road access; Not waterfront

Interior

• Kitchen: Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms (main level)
• Flooring: Ceramic tile flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Blinds on windows

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $664 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $299k).
• Recommended offer: $290k (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: 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; 14 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 $3,163/mo this rent would consume 58% 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 $9k 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 59 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y 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 $134k; list at $299k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $290,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1950 — 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: 1.06% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.51%
• DSCR: 1.42
• GRM: 7.9

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-15,554
• Equity at exit: $44,582

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $4,665
• Equity at exit: $25,852

Cash invested: $83,720 (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: 7.9×

Monthly cashflow live

• Estimated rent: $3,163 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$143 /mo · $1,715/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$664
• Net cashflow: $664

Break-even live

Break-even rent $2,323

Max offer price $299,000

Occupancy floor 74%

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
158 E 23rd St Riviera Beach, FL	2.0	2.0	1110	$2,900	$2.61	24d	1	0.36mi
158 E 23rd St Riviera Beach, FL	2.0	2.0	1110	$2,900	$2.61	21d	1	0.36mi
256 E 24th St Riviera Beach, FL	2.0	1.0	660	$3,500	$5.30	20d	1	0.48mi
300 E 24th St Riviera Beach, FL	1.0	1.0	672	$3,000	$4.46	24d	1	0.51mi
410 Wilma Cir #103 Riviera Beach, FL	2.0	2.0	1056	$4,000	$3.79	14d	1	0.51mi
400 Wilma Cir #309 Riviera Beach, FL	1.0	1.0	818	$4,000	$4.89	5d	1	0.55mi
220 Lake Shore Dr Lake Park, FL	1.0–3.0	1.5–3.5	1575	$14,498	$9.20	4d	18	0.82mi
901 W 37th St Riviera Beach, FL	3.0	1.0	900	$2,895	$3.22	24d	1	0.84mi
1025 Sugar Sands Blvd #159 Riviera Beach, FL	1.0	1.0	987	$4,200	$4.26	24d	1	1.04mi
522 W 2nd St Riviera Beach, FL	3.0	1.0	900	$2,895	$3.22	24d	1	1.24mi
913 Lake Shore Dr Lake Park, FL	1.0–2.0	1.0–2.0	1066	$3,731	$3.50	2d	9	1.28mi
1236 Beach Rd Unit 3 Riviera Beach, FL	2.0	1.5	912	$2,950	$3.23	24d	1	1.35mi
1236 Beach Rd Unit 4 Riviera Beach, FL	2.0	1.5	912	$3,170	$3.48	24d	1	1.35mi
300 Inlet Way #2 Palm Beach Shores, FL	1.0	1.0	729	$4,000	$5.49	24d	1	1.42mi

Listing history 38 events

1. 2026-06-18
   days on market $299,000 Active 59 DOM
2. 2026-06-18
   pricestatus $299,000 Active 58 DOM
3. 2026-06-17
   days on market $302,999 Active Under Contract 58 DOM
4. 2026-06-16
   days on market $302,999 Active Under Contract 57 DOM
5. 2026-06-15
   days on market $302,999 Active Under Contract 56 DOM
6. 2026-06-13
   days on market $302,999 Active Under Contract 54 DOM
7. 2026-06-09
   days on market $302,999 Active Under Contract 50 DOM
8. 2026-06-08
   days on market $302,999 Active Under Contract 49 DOM
9. 2026-06-07
   days on market $302,999 Active Under Contract 48 DOM
10. 2026-06-04
    days on market $302,999 Active Under Contract 45 DOM
11. 2026-06-03
    days on market $302,999 Active Under Contract 44 DOM
12. 2026-06-02
    days on market $302,999 Active Under Contract 43 DOM
13. 2026-06-01
    days on market $302,999 Active Under Contract 42 DOM
14. 2026-05-31
    days on market $302,999 Active Under Contract 41 DOM
15. 2026-04-20
    listed $302,999 Active
16. 2019-04-01
    soldstatus $134,400
17. 2018-09-20
    soldstatus $96,500
18. 2014-09-16
    soldstatus $42,000 Sold 429-char remark

    Show marketing remark (429 chars)

    Great home in Riviera Beach, Home features a huge gated back yard, Central AC, and ample closet space in master bedroom. Separate utility room. Property is zoned for residential AND commercial office use! This home is offered to owner occupant buyers, no investors please. Will not last at this price. Financing accepted. All information to best of agents knowledge. 150 next door also for sale. Home close to schools and beach!

19. 2014-08-07
    status Pending 429-char remark

    Show marketing remark (429 chars)

    Great home in Riviera Beach, Home features a huge gated back yard, Central AC, and ample closet space in master bedroom. Separate utility room. Property is zoned for residential AND commercial office use! This home is offered to owner occupant buyers, no investors please. Will not last at this price. Financing accepted. All information to best of agents knowledge. 150 next door also for sale. Home close to schools and beach!

20. 2014-07-22
    price $53,000 429-char remark

    Show marketing remark (429 chars)

    Great home in Riviera Beach, Home features a huge gated back yard, Central AC, and ample closet space in master bedroom. Separate utility room. Property is zoned for residential AND commercial office use! This home is offered to owner occupant buyers, no investors please. Will not last at this price. Financing accepted. All information to best of agents knowledge. 150 next door also for sale. Home close to schools and beach!

21. 2014-07-15
    listed $60,000 Active 429-char remark

    Show marketing remark (429 chars)

    Great home in Riviera Beach, Home features a huge gated back yard, Central AC, and ample closet space in master bedroom. Separate utility room. Property is zoned for residential AND commercial office use! This home is offered to owner occupant buyers, no investors please. Will not last at this price. Financing accepted. All information to best of agents knowledge. 150 next door also for sale. Home close to schools and beach!

22. 2013-09-21
    historical
23. 2012-07-02
    soldstatus $50,000
24. 2012-05-23
    soldstatus $91,500
25. 2012-05-14
    soldstatus $45,750
26. 2012-05-04
    historical
27. 2012-03-19
    listed $49,000
28. 2010-12-22
    soldstatus $35,000
29. 2010-12-17
    soldstatus $35,000
30. 2010-12-10
    historical
31. 2010-05-10
    listed $36,000
32. 2008-09-25
    historical
33. 2008-09-20
    historical
34. 2008-03-25
    listed $143,000
35. 2008-02-21
    listed $140,500
36. 2006-03-27
    listed $174,500
37. 2005-08-19
    soldstatus $114,000
38. 1985-12-01
    soldstatus $25,000

ⓘ 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: $1,715 · $143/mo
• Projected year-2 tax: $2,482 · $207/mo
• Expected delta: +$767/yr (+$64/mo · 44.7%)

ⓘ 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) · 24% 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: $37,959
• − Mortgage interest: −$16,749
• − Property taxes: −$1,715
• − Insurance: −$1,495
• − Repairs & maintenance: −$3,037
• − Management: −$3,037
• − Depreciation: −$8,698
• Taxable income: $3,229
• Est. tax owed @ 24.0%: −$775
• After-tax cash flow: $7,187/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

+1112.0% since first listed

24 events — show timeline

• 2026-04-20 Listed $302,999 Beaches MLS
• 2019-04-01 Sold (Public Records) $134,400 Public Records
• 2018-09-20 Sold (Public Records) $96,500 Public Records
• 2014-09-16 Sold (MLS) $42,000 MARMLS
• 2014-08-07 Pending — MARMLS
• 2014-07-22 Price Changed $53,000 MARMLS
• 2014-07-15 Listed $60,000 MARMLS
• 2013-09-21 Listing Removed — Beaches MLS
• 2012-07-02 Sold (Public Records) $50,000 Public Records
• 2012-05-23 Sold (Public Records) $91,500 Public Records
• 2012-05-14 Sold (MLS) $45,750 Beaches MLS
• 2012-05-04 Listing Removed — Beaches MLS
• 2012-03-19 Listed $49,000 Beaches MLS
• 2010-12-22 Sold (Public Records) $35,000 Public Records
• 2010-12-17 Sold (MLS) $35,000 Beaches MLS
• 2010-12-10 Listing Removed — Beaches MLS
• 2010-05-10 Listed $36,000 Beaches MLS
• 2008-09-25 Listing Removed — Beaches MLS
• 2008-09-20 Listing Removed — Beaches MLS
• 2008-03-25 Listed $143,000 Beaches MLS
• 2008-02-21 Listed $140,500 Beaches MLS
• 2006-03-27 Listed $174,500 Beaches MLS
• 2005-08-19 Sold (Public Records) $114,000 Public Records
• 1985-12-01 Sold (Public Records) $25,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,715 · +4.1% YoY. Source: county tax records.