8416 Logia Cir · Greenacres, FL 33472

$355,000

2 bd · 2.0 ba · 1,417 sqft · SingleFamily public records · 75 Days on market

Built 2001 2,797 sqft lot $652/mo HOA · 20% of rent

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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 +9.3/30.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• Schools +4.3/10.0
• 1% rule +4.1/10.0
• Livability +3.5/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

STUNNING LAKEVIEW BRIGHT UNIT IN VENETIAN ISLES WITH GORGEOUS LEADED GLASS FRONT DOOR, 2 SKYLITES, TILE FLOORS, CUSTM MIRROR, UPGRADED NEW KITCHEN, NEW EXQUISITLEY DESIGNED MASTER BATH, NEW SECOND BATH, PLANTATION SHUTTERS, OVERSIZED SCREENED PATIO, AMAZING EXPANSIVE LAKE VIEW ''AND ALL IN ''''MODEL-LIKE'''' CONDITION. WASHER AND DRYER ARE ONLY 2 YEARS OLD. A/C 7 YEARS OLD AND HOT WATER HEATER IS 6 YEARS OLD.

Key facts

• Open floor plan
• Lake views
• Covered patio

Tags

• LAKE VIEWS
• NEW ROOF
• SKYLIGHTS
• OPEN FLOOR PLAN
• UPDATED KITCHEN
• COVERED PATIO

Property features AI

Finance

• Other: Senior community
• Financial info: Status: Active Under Contract
• HOA & community: Community association with monthly HOA fee; Association amenities include clubhouse, fitness center, pool (heated), spa/hot tub, sauna, tennis courts, pickleball and shuffleboard courts, bocce, putting green, billiard room, cafe/restaurant, bar, library, management and manager on site, sidewalks, street lights, gated security, internet included, recreation facilities; Pets allowed with breed restrictions; Community contains 1,066 units; Association fee paid monthly and includes cable TV, grounds maintenance, security, common areas and recreation facilities

Exterior

• Parking: Attached garage (1 car) with additional driveway space — total parking for 3
• Security: Gated community with guard; Security system
• Utilities: Public water; Public sewer; Cable available
• Home design: Villa; Single-story (one level); Facing west; Resale condition; Living area approximately 1,417
• Construction: CBS construction; Concrete roof; Built as part of a villa-style community; Total building area approximately 1,762
• Exterior features: Covered patio; Open patio; Screened patio; Waterfront

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: Entrance foyer; Vaulted ceilings; Plantation shutters on windows; Sliding windows or doors; Furnished
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $355k.

Deal economics

• At list price, monthly cash flow is $-259 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $309k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $322k (9.3% below list).
• Recommended offer: $309k (12.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 69/100 on livability (#490 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment D, amenities F, commute 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: Sunset Palms Elementary School (math 80% / reading 79%, grade A, #116 of 2,144 statewide, top 6%, 920 students, 13% FRL); Park Vista Community High School (math 43% / reading 64%, grade C-, #146 of 667 statewide, top 22%, 3,191 students, 28% FRL) — zoned schools average 21% FRL vs 52% district-wide (31 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 66% at this address vs 50% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Palm Beach average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 173 active listings in the ZIP; 16 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).

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $703 appreciation (0.2% local appreciation)).
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($334k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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 $280k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $309,280 (12.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 0.91% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.12%
• DSCR: 0.86
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.77×
• Total profit: $-23,288
• Equity at exit: $106,611

10-year hold

• IRR: 0.9%
• Equity multiple: 1.10×
• Total profit: $9,915
• Equity at exit: $131,004

Cash invested: $99,400 (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 33472

• Home prices YoY: 0.1%
• Active inventory: 173
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $3,218 high
• Mortgage (P&I): −$1,862
• Tax from tax record: −$140 /mo · $1,678/yr
• Insurance: −$148
• HOA: −$652
• Vacancy / Maint / Mgmt: −$676
• Net cashflow: $-259

Break-even live

Break-even rent $3,546

Max offer price $309,280

Occupancy floor —

Sensitivity live

Price	-10% $-58	-5% $-158	+0% $-259	+5% $-359	+10% $-460
Rent	-10% $-513	-5% $-386	+0% $-259	+5% $-132	+10% $-5
Rate	-1.0pp $-80	-0.5pp $-169	base $-259	+0.5pp $-351	+1.0pp $-444

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: $88,750
• Closing costs: $10,650
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8063 Dolomtian Way Boynton Beach, FL	2.0	2.0	1417	$3,100	$2.19	0d	1	0.20mi
8481 Siciliano St Unit 8481 Boynton Beach, FL	3.0	2.0	1774	$3,650	$2.06	26d	1	0.32mi
8451 Siciliano St Boynton Beach, FL	3.0	2.0	1627	$3,200	$1.97	14d	1	0.34mi
7975 Rockford Rd Boynton Beach, FL	2.0	2.0	1720	$3,700	$2.15	26d	1	0.82mi
7936 Rockford Rd Boynton Beach, FL	3.0	2.0	1871	$9,000	$4.81	23d	1	0.87mi
7430 Lyons Rd Wellington, FL	1.0–3.0	1.0–2.0	1006	$2,935	$2.92	1d	8	0.95mi
7273 Burgess Dr Lake Worth, FL	3.0	2.0	1385	$2,630	$1.90	9d	1	1.01mi
7600 Edisto Dr Lake Worth, FL	3.0	2.5	1764	$2,700	$1.53	22d	1	1.02mi
7832 Rockford Rd Boynton Beach, FL	3.0	2.0	1598	$3,800	$2.38	23d	1	1.06mi
7218 Michigan Isle Rd Lake Worth, FL	3.0	2.0	1656	$3,500	$2.11	16d	1	1.30mi
7218 Michigan Isle Rd Lake Worth, FL	3.0	2.0	1656	$3,500	$2.11	15d	1	1.30mi
9664 Porta Leona Ln Boynton Beach, FL	3.0	2.5	1570	$2,800	$1.78	26d	1	1.33mi
9663 Lago Dr Boynton Beach, FL	3.0	2.5	1570	$2,680	$1.71	26d	1	1.34mi
9680 Lago Dr Unit 9680 Boynton Beach, FL	3.0	2.5	1570	$2,750	$1.75	26d	1	1.35mi
9772 Porta Leona Ln Boynton Beach, FL	3.0	2.0	1502	$2,750	$1.83	26d	1	1.41mi
9798 Casa Mar Dr Lake Worth, FL	3.0	2.0	1856	$4,500	$2.42	26d	1	1.41mi

HOA detail

• Monthly dues: $652 · $7,824/yr
• Likely covers: water

Listing history 25 events

1. 2026-06-17
   status $355,000 Pending 75 DOM
2. 2026-06-17
   days on market $355,000 Active Under Contract 75 DOM
3. 2026-06-16
   days on market $355,000 Active Under Contract 74 DOM
4. 2026-06-15
   days on market $355,000 Active Under Contract 73 DOM
5. 2026-06-13
   days on market $355,000 Active Under Contract 71 DOM
6. 2026-06-09
   days on market $355,000 Active Under Contract 67 DOM
7. 2026-06-08
   days on market $355,000 Active Under Contract 66 DOM
8. 2026-06-07
   days on market $355,000 Active Under Contract 65 DOM
9. 2026-06-04
   days on market $355,000 Active Under Contract 62 DOM
10. 2026-06-03
    days on market $355,000 Active Under Contract 61 DOM
11. 2026-06-02
    days on market $355,000 Active Under Contract 60 DOM
12. 2026-06-01
    days on market $355,000 Active Under Contract 59 DOM
13. 2026-05-31
    days on market $355,000 Active Under Contract 58 DOM
14. 2026-05-05
    historical Active Under Contract
15. 2026-04-03
    listed $355,000 Active
16. 2021-02-05
    soldstatus $280,000
17. 2021-01-28
    soldstatus $280,000 Closed 413-char remark

    Show marketing remark (413 chars)

    STUNNING LAKEVIEW BRIGHT UNIT IN VENETIAN ISLES WITH GORGEOUS LEADED GLASS FRONT DOOR, 2 SKYLITES, TILE FLOORS, CUSTM MIRROR, UPGRADED NEW KITCHEN, NEW EXQUISITLEY DESIGNED MASTER BATH, NEW SECOND BATH, PLANTATION SHUTTERS, OVERSIZED SCREENED PATIO, AMAZING EXPANSIVE LAKE VIEW ''AND ALL IN ''''MODEL-LIKE'''' CONDITION. WASHER AND DRYER ARE ONLY 2 YEARS OLD. A/C 7 YEARS OLD AND HOT WATER HEATER IS 6 YEARS OLD.

18. 2020-12-19
    historical Contingent 413-char remark

    Show marketing remark (413 chars)

    STUNNING LAKEVIEW BRIGHT UNIT IN VENETIAN ISLES WITH GORGEOUS LEADED GLASS FRONT DOOR, 2 SKYLITES, TILE FLOORS, CUSTM MIRROR, UPGRADED NEW KITCHEN, NEW EXQUISITLEY DESIGNED MASTER BATH, NEW SECOND BATH, PLANTATION SHUTTERS, OVERSIZED SCREENED PATIO, AMAZING EXPANSIVE LAKE VIEW ''AND ALL IN ''''MODEL-LIKE'''' CONDITION. WASHER AND DRYER ARE ONLY 2 YEARS OLD. A/C 7 YEARS OLD AND HOT WATER HEATER IS 6 YEARS OLD.

19. 2020-12-01
    listed $285,000 Active 413-char remark

    Show marketing remark (413 chars)

    STUNNING LAKEVIEW BRIGHT UNIT IN VENETIAN ISLES WITH GORGEOUS LEADED GLASS FRONT DOOR, 2 SKYLITES, TILE FLOORS, CUSTM MIRROR, UPGRADED NEW KITCHEN, NEW EXQUISITLEY DESIGNED MASTER BATH, NEW SECOND BATH, PLANTATION SHUTTERS, OVERSIZED SCREENED PATIO, AMAZING EXPANSIVE LAKE VIEW ''AND ALL IN ''''MODEL-LIKE'''' CONDITION. WASHER AND DRYER ARE ONLY 2 YEARS OLD. A/C 7 YEARS OLD AND HOT WATER HEATER IS 6 YEARS OLD.

20. 2013-09-21
    historical
21. 2006-06-26
    soldstatus $310,000
22. 2006-06-15
    soldstatus $310,000
23. 2006-04-04
    historical
24. 2005-11-21
    listed $330,000
25. 2005-11-21
    listed $319,000

ⓘ 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: $1,678 · $140/mo
• Projected year-2 tax: $2,946 · $246/mo
• Expected delta: +$1,269/yr (+$106/mo · 75.6%)

ⓘ 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 9/10 Extreme 7 d/yr ≥106°F today · 23 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,622
• − Mortgage interest: −$19,886
• − Property taxes: −$1,678
• − Insurance: −$1,775
• − Repairs & maintenance: −$3,090
• − Management: −$3,090
• − HOA: −$7,824
• − Depreciation: −$10,327
• Taxable loss: −$9,048
• Est. tax savings @ 24.0%: +$2,171
• After-tax cash flow: $-934/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 — Greenacres

• Score: 69/100
• State rank: #490
• US rank: #9008

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment D Housing A+ Health & safety A User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 65,478
• Population (ZIP): 18,689

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 18% Two or more races 14% Black 10% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 7%
• Common ancestry: Romanian 5% Scotch-Irish 4% Hispanic 3%
• Foreign-born: 24% · Canada, China, Jamaica
• Languages at home: 77% English-only · Spanish 11% Other Indo-European 4% French/Haitian/Cajun 3%

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: ▲ 0.20%
• Current HPI: 268.1142
• Rent YoY: —
• Metro: —
• 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

+7.6% since first listed

12 events — show timeline

• 2026-05-05 Contingent — Beaches MLS
• 2026-04-03 Listed $355,000 Beaches MLS
• 2021-02-05 Sold (Public Records) $280,000 Public Records
• 2021-01-28 Sold (MLS) $280,000 Beaches MLS
• 2020-12-19 Contingent — Beaches MLS
• 2020-12-01 Listed $285,000 Beaches MLS
• 2013-09-21 Listing Removed — Beaches MLS
• 2006-06-26 Sold (Public Records) $310,000 Public Records
• 2006-06-15 Sold (MLS) $310,000 Beaches MLS
• 2006-04-04 Listing Removed — Beaches MLS
• 2005-11-21 Listed $319,000 Beaches MLS
• 2005-11-21 Listed $330,000 Beaches MLS

Property tax history

-4.2%/yr

Latest (2025): $1,678 · +4.2% YoY. Source: county tax records.