17146 87th Ln Ln N · The Acreage, FL 33470

$5,000

4 bd · 2.0 ba · 1,866 sqft · SingleFamily public records · 4 Days on market

Built 1996 ↓ 60% since listing

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Why this score? — see what drove the F 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 +7.5/30.0
• ARV discount +7.5/15.0
• Rent growth +4.4/5.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Create value and equity for this 3/2/2 CBS home on paved road on 1+ acres with privacy. Split floor plan with family room and screened patio under roof. Laundry room inside with tile floor in the living, family, formal dining, and kitchen. As-is sale. Well and HVAC system not operating.

Key facts

• 2 garage spots
• Built 1996
• Listed 4 days

Property features AI

Finance

• Other: Directions: Near Northlake Blvd and Seminole Pratt Whitney Road; Seminole Pratt Whitney Road to Hamlin Blvd, head west to Mandarin Blvd, go south on Mandarin Blvd to 87th Lane, go east on 87th Lane — home is a few blocks to the right.

Exterior

• Parking: 2-car garage
• Home design: Residential property; 1 story
• Exterior features: 1.15-acre lot; Zoned AR

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Single-story layout

🏗️ New construction. The $5,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $608,316.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $-759 ($-9k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $5k).

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.
• Market conditions: Rents rising fast (+7.7%/yr); 594 active listings in the ZIP; 1 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).
• This rent runs 43% of the median local income ($122k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 28y 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.

Risks & watch-outs

• Watch-outs: property tax is 182.5% of price.
• 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 $5,000

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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.72% ✗
• Cap rate: 4.80%
• Cash-on-cash: -5.34%
• DSCR: 0.76
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $608,316
• 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	0.44mi	4/2.0	2,057 (+10%)	16mo	$670,000	$326	49

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: -20.3%
• Equity multiple: 0.26×
• Total profit: $-125,318
• Equity at exit: $90,702

10-year hold

• IRR: -5.6%
• Equity multiple: 0.57×
• Total profit: $-73,853
• Equity at exit: $52,596

Cash invested: $170,328 (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: 594
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $4,361 medium
• Mortgage (P&I): −$3,190
• Tax est. 1.5%: −$760 /mo · $9,125/yr
• Insurance: −$253
• HOA: −$0
• Vacancy / Maint / Mgmt: −$916
• Net cashflow: $-759

Break-even live

Break-even rent $5,321

Max offer price $498,545

Occupancy floor —

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: $152,079
• Closing costs: $18,249
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	18d	1	1.39mi

Listing history 5 events

1. 2026-06-18
   days on market $5,000 Active 4 DOM
2. 2026-06-17
   days on market $5,000 Active 3 DOM
3. 2026-06-16
   days on market $5,000 Active 2 DOM
4. 2026-06-15
   remarks 311-char remark
5. 2026-06-15
   listed $5,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥108°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: $52,334
• − Mortgage interest: −$34,075
• − Property taxes: −$9,125
• − Insurance: −$3,042
• − Repairs & maintenance: −$4,187
• − Management: −$4,187
• − Depreciation: −$17,696
• Taxable loss: −$19,977
• Est. tax savings @ 24.0%: +$4,795
• After-tax cash flow: $-4,309/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

-60.0% since first listed

25 events — show timeline

• 2026-06-14 Listed $5,000 NFMLS
• 2017-11-21 Sold (Public Records) $272,000 Public Records
• 2017-11-13 Sold (MLS) $272,000 MARMLS
• 2017-08-11 Pending — MARMLS
• 2017-07-31 Listed $270,000 MARMLS
• 2016-12-21 Listing Removed — Beaches MLS
• 2016-10-20 Price Changed $275,000 Beaches MLS
• 2016-08-30 Price Changed $340,000 Beaches MLS
• 2016-08-30 Relisted — Beaches MLS
• 2016-08-22 Contingent — Beaches MLS
• 2016-08-08 Price Changed $250,000 Beaches MLS
• 2016-06-22 Listed $429,000 Beaches MLS
• 2013-09-21 Listing Removed — Beaches MLS
• 2010-06-30 Listing Removed — Beaches MLS
• 2010-05-16 Listed $197,000 Beaches MLS
• 2008-01-21 Listing Removed — Beaches MLS
• 2007-07-21 Listed $399,900 Beaches MLS
• 2006-12-21 Listed $475,000 Beaches MLS
• 2000-12-20 Sold (Public Records) $165,000 Public Records
• 1998-09-23 Sold (Public Records) $148,000 Public Records
• 1998-09-21 Sold (MLS) $148,000 Beaches MLS
• 1998-08-26 Listing Removed — Beaches MLS
• 1998-08-21 Listed $149,900 Beaches MLS
• 1994-10-26 Sold (Public Records) $12,500 Public Records
• 1985-08-01 Sold (Public Records) $12,500 Public Records

Property tax history

+8.7%/yr

Latest (2025): $10,419 · +2.2% YoY. Source: county tax records.