16663 89th Pl N · The Acreage, FL 33470

$550,000

3 bd · 2.0 ba · 1,792 sqft · SingleFamily public records · 43 Days on market

Built 2001 1.14 ac lot Est $584k · 6% under

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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 +11.0/30.0
• ARV discount +10.1/15.0
• Rent growth +4.4/5.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HOME HAS A PRIVATE ENTRANCE WITH GATE.

Key facts

• 1.14 acre lot
• Garage
• Built 2001

Property features AI

Finance

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

Exterior

• Parking: Converted garage; Driveway; Parking for 4 vehicles
• Utilities: Well water; Septic tank; Electricity available; Water available
• Home design: Single-family residence; One story; Faces west; Resale property
• Construction: Built with concrete block and stucco (CBS); Stucco exterior; Shingle roof; 1,792 total building area
• Exterior features: Screened patio; Patio

Interior

• Kitchen: Electric range; Dishwasher; Disposal; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Ceramic tile; Laminate; Marble; Wood
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central air; Ceiling fans
• Interior features: Ceiling fans; Skylights; Blinds; French doors; Satellite dish
• Laundry & utility: Interior laundry room with washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $550k.

Deal economics

• At list price, monthly cash flow is $-231 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $509k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $459k (16.6% below list).
• Recommended offer: $459k (16.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#550 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living 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: Frontier Elementary School (math 69% / reading 76%, grade A, #281 of 2,144 statewide, top 13%, 688 students, 39% FRL); Osceola Creek Middle School (math 53% / reading 54%, grade C+, #205 of 571 statewide, top 36%, 835 students, 41% FRL); Seminole Ridge Community High School (math 36% / reading 56%, grade D-, #220 of 667 statewide, top 33%, 2,262 students, 36% FRL).
• Market conditions: Rents rising fast (+7.7%/yr); 599 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• At $4,586/mo this rent would consume 45% of the median local household income ($122k/yr) (locally 43% 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 $4k of loan paydown is wiped out by about $16k 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 43 days — a 3% lower offer ($534k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y 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 $181k; list at $550k implies a 204% 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 $458,609 (16.6% 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 43 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 0.83% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.80%
• DSCR: 0.92
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $584,192
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17354 90th St N	0.73mi	4/2.0 (+1)	2,057 (+15%)	16mo	$670,000	$326	23

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 7.68% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.47×
• Total profit: $-81,110
• Equity at exit: $82,007

10-year hold

• IRR: 1.0%
• Equity multiple: 1.08×
• Total profit: $13,085
• Equity at exit: $47,554

Cash invested: $154,000 (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 33470

• Home prices YoY: -23.3%
• Rents YoY: 7.7%
• Active inventory: 599
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $4,586 medium
• Mortgage (P&I): −$2,884
• Tax from tax record: −$740 /mo · $8,885/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$963
• Net cashflow: $-231

Break-even live

Break-even rent $4,878

Max offer price $509,222

Occupancy floor —

Sensitivity live

Price	-10% $81	-5% $-75	+0% $-231	+5% $-387	+10% $-542
Rent	-10% $-593	-5% $-412	+0% $-231	+5% $-50	+10% $131
Rate	-1.0pp $46	-0.5pp $-91	base $-231	+0.5pp $-373	+1.0pp $-518

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: $137,500
• Closing costs: $16,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15845 83rd Ln N Loxahatchee, FL	3.0	2.0	1850	$3,999	$2.16	20d	1	0.92mi
15854 Tangelo Blvd West Palm Beach, FL	3.0	3.0	1911	$4,000	$2.09	26d	1	0.98mi

Listing history 19 events

1. 2026-06-21
   days on market $550,000 Active 43 DOM
2. 2026-06-18
   days on market $550,000 Active 40 DOM
3. 2026-06-17
   pricedays on market $550,000 Active 39 DOM
4. 2026-06-16
   days on market $565,000 Active 38 DOM
5. 2026-06-15
   days on market $565,000 Active 37 DOM
6. 2026-06-13
   days on market $565,000 Active 35 DOM
7. 2026-06-09
   days on market $565,000 Active 31 DOM
8. 2026-06-08
   days on market $565,000 Active 30 DOM
9. 2026-06-07
   days on market $565,000 Active 29 DOM
10. 2026-06-04
    days on market $565,000 Active 26 DOM
11. 2026-06-03
    days on market $565,000 Active 25 DOM
12. 2026-06-02
    days on market $565,000 Active 24 DOM
13. 2026-06-01
    days on market $565,000 Active 23 DOM
14. 2026-05-31
    days on market $565,000 Active 22 DOM
15. 2026-05-09
    listed $565,000 Active
16. 2003-08-01
    soldstatus $181,000 38-char remark

    Show marketing remark (38 chars)

    HOME HAS A PRIVATE ENTRANCE WITH GATE.

17. 2003-08-01
    soldstatus $181,000

    Show marketing remark (38 chars)

    HOME HAS A PRIVATE ENTRANCE WITH GATE.

18. 2003-07-24
    historical 38-char remark

    Show marketing remark (38 chars)

    HOME HAS A PRIVATE ENTRANCE WITH GATE.

19. 2003-06-23
    listed $179,000 38-char remark

    Show marketing remark (38 chars)

    HOME HAS A PRIVATE ENTRANCE WITH GATE.

ⓘ 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: $8,885 · $740/mo
• Projected year-2 tax: $8,885 · $740/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $55,033
• − Mortgage interest: −$30,809
• − Property taxes: −$8,885
• − Insurance: −$2,750
• − Repairs & maintenance: −$4,403
• − Management: −$4,403
• − Depreciation: −$16,000
• Taxable loss: −$12,216
• Est. tax savings @ 24.0%: +$2,932
• After-tax cash flow: $162/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 — The Acreage

• Score: 67/100
• State rank: #550
• US rank: #10381

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: The Acreage, FL
• County: Palm Beach County · 1,438,312 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 35,610
• Household income: $122,163
• Rent vs Own: 5.4% rent · 94.6% own
• Severe rent burden: 43.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 24% Two or more races 16% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 6% Dominican 2%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 19% · Canada, Jamaica
• Languages at home: 77% English-only · Spanish 18% French/Haitian/Cajun 2% 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: ▼ -124.68%
• Current HPI: 410.2689
• Rent YoY: ▲ 7.68%
• 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

+215.6% since first listed

5 events — show timeline

• 2026-05-09 Listed $565,000 Beaches MLS
• 2003-08-01 Sold (Public Records) $181,000 Public Records
• 2003-08-01 Sold (MLS) $181,000 Beaches MLS
• 2003-07-24 Listing Removed — Beaches MLS
• 2003-06-23 Listed $179,000 Beaches MLS

Property tax history

+10.1%/yr

Latest (2025): $8,885 · +3.3% YoY. Source: county tax records.