15583 83rd Ln N · The Acreage, FL 33470

$650,000

4 bd · 2.0 ba · 2,125 sqft · SingleFamily public records · 171 Days on market

Built 2023 1.15 ac lot

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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 +11.2/30.0
• ARV discount +7.5/15.0
• Rent growth +4.4/5.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• DSCR +3.3/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand New Home! Beautiful Shaker White cabinets, granite tops and wood plank style floor tiles. This home is being built with the following Energy Saving Features: Double pane Low E Impact Hurricane Vinyl Windows, Icynene Spray Foam Attic insulation, Foam board insulation on exterior walls above code requirements and all A/C Ducts in conditioned space. Estimated completion Dec 2022- Jan 2023.

Key facts

• Custom wood cabinets
• Large pantry
• Granite countertops

Tags

• CUSTOM WOOD CABINETS
• LARGE PANTRY
• GRANITE COUNTERTOPS
• FOAM BOARD INSULATION

Property features AI

Finance

• Other: Builder: Synergy Homes, LLC
• Financial info: Pets allowed with no restrictions

Exterior

• Parking: Attached garage; 2 garage spaces; 2 covered parking spaces; Unpaved areas for parking
• Utilities: Well water; Septic tank; Three-phase electricity; Water available
• Home design: Single family residence; Multi/split levels; Resale condition; Faces south
• Construction: CBS construction; Composition/shingle roof; 1 story
• Exterior features: Front porch; No waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 4 main-level bedrooms
• Flooring: Other
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen island; Walk-in closets; Split bedroom layout; Storm windows
• Laundry & utility: Laundry located inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $650k.

Deal economics

• At list price, monthly cash flow is $-244 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $607k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $507k (22.0% below list).
• Recommended offer: $507k (22.0% 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: Pierce Hammock Elementary School (math 69% / reading 73%, grade A-, #320 of 2,144 statewide, top 15%, 468 students, 35% FRL); Western Pines Community Middle (math 66% / reading 64%, grade A-, #99 of 571 statewide, top 17%, 991 students, 42% 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 $5,071/mo this rent would consume 50% 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 $20k 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 171 days — a 12% lower offer ($572k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 25y ago; this cycle's ask has dropped $75k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $507,089 (22.0% 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 171 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.61%
• DSCR: 0.93
• GRM: 10.7

CMA / ARV

No comps found within radius.

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: $-95,967
• Equity at exit: $96,917

10-year hold

• IRR: 0.6%
• Equity multiple: 1.05×
• Total profit: $9,130
• Equity at exit: $56,200

Cash invested: $182,000 (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: 10.7×

Monthly cashflow live

• Estimated rent: $5,071 medium
• Mortgage (P&I): −$3,409
• Tax from tax record: −$571 /mo · $6,852/yr
• Insurance: −$271
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,065
• Net cashflow: $-244

Break-even live

Break-even rent $5,380

Max offer price $606,809

Occupancy floor 100%

Sensitivity live

Price	-10% $123	-5% $-61	+0% $-244	+5% $-428	+10% $-612
Rent	-10% $-645	-5% $-445	+0% $-244	+5% $-44	+10% $156
Rate	-1.0pp $83	-0.5pp $-79	base $-244	+0.5pp $-413	+1.0pp $-584

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: $162,500
• Closing costs: $19,500
• 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	0.31mi
15854 Tangelo Blvd West Palm Beach, FL	3.0	3.0	1911	$4,000	$2.09	26d	1	1.09mi

Listing history 36 events

1. 2026-05-11
   status Pending
2. 2026-04-18
   historical Active Under Contract
3. 2026-04-15
   price $650,000
4. 2025-11-21
   listed $725,000 Active
5. 2023-02-02
   soldstatus $614,900 Closed 395-char remark

   Show marketing remark (395 chars)

   Brand New Home! Beautiful Shaker White cabinets, granite tops and wood plank style floor tiles. This home is being built with the following Energy Saving Features: Double pane Low E Impact Hurricane Vinyl Windows, Icynene Spray Foam Attic insulation, Foam board insulation on exterior walls above code requirements and all A/C Ducts in conditioned space. Estimated completion Dec 2022- Jan 2023.

6. 2022-12-18
   status Pending 395-char remark

   Show marketing remark (395 chars)

   Brand New Home! Beautiful Shaker White cabinets, granite tops and wood plank style floor tiles. This home is being built with the following Energy Saving Features: Double pane Low E Impact Hurricane Vinyl Windows, Icynene Spray Foam Attic insulation, Foam board insulation on exterior walls above code requirements and all A/C Ducts in conditioned space. Estimated completion Dec 2022- Jan 2023.

7. 2022-11-14
   price $614,900 395-char remark

   Show marketing remark (395 chars)

   Brand New Home! Beautiful Shaker White cabinets, granite tops and wood plank style floor tiles. This home is being built with the following Energy Saving Features: Double pane Low E Impact Hurricane Vinyl Windows, Icynene Spray Foam Attic insulation, Foam board insulation on exterior walls above code requirements and all A/C Ducts in conditioned space. Estimated completion Dec 2022- Jan 2023.

8. 2022-10-26
   price $619,900 395-char remark

   Show marketing remark (395 chars)

   Brand New Home! Beautiful Shaker White cabinets, granite tops and wood plank style floor tiles. This home is being built with the following Energy Saving Features: Double pane Low E Impact Hurricane Vinyl Windows, Icynene Spray Foam Attic insulation, Foam board insulation on exterior walls above code requirements and all A/C Ducts in conditioned space. Estimated completion Dec 2022- Jan 2023.

9. 2022-10-13
   price $644,900 395-char remark

   Show marketing remark (395 chars)

   Brand New Home! Beautiful Shaker White cabinets, granite tops and wood plank style floor tiles. This home is being built with the following Energy Saving Features: Double pane Low E Impact Hurricane Vinyl Windows, Icynene Spray Foam Attic insulation, Foam board insulation on exterior walls above code requirements and all A/C Ducts in conditioned space. Estimated completion Dec 2022- Jan 2023.

10. 2022-09-23
    listed $664,900 Active 395-char remark

    Show marketing remark (395 chars)

    Brand New Home! Beautiful Shaker White cabinets, granite tops and wood plank style floor tiles. This home is being built with the following Energy Saving Features: Double pane Low E Impact Hurricane Vinyl Windows, Icynene Spray Foam Attic insulation, Foam board insulation on exterior walls above code requirements and all A/C Ducts in conditioned space. Estimated completion Dec 2022- Jan 2023.

11. 2022-04-13
    soldstatus $189,000 Closed 262-char remark

    Show marketing remark (262 chars)

    Fantastic partially cleared lot in a great part of town. This great parcel is ready to be built on right now and it is just minutes away from great shops, beautiful nature and amazing parks. If your looking for the place to build your dream home look no further!

12. 2022-02-23
    status Pending 262-char remark

    Show marketing remark (262 chars)

    Fantastic partially cleared lot in a great part of town. This great parcel is ready to be built on right now and it is just minutes away from great shops, beautiful nature and amazing parks. If your looking for the place to build your dream home look no further!

13. 2022-01-28
    listed $189,000 Active 262-char remark

    Show marketing remark (262 chars)

    Fantastic partially cleared lot in a great part of town. This great parcel is ready to be built on right now and it is just minutes away from great shops, beautiful nature and amazing parks. If your looking for the place to build your dream home look no further!

14. 2020-06-01
    soldstatus $84,000 Closed
15. 2020-05-12
    historical Contingent
16. 2020-03-23
    listed $88,900 Active
17. 2017-08-14
    historical
18. 2017-07-19
    soldstatus $72,000 Closed
19. 2017-07-10
    status Pending
20. 2017-06-10
    listed $64,900 Active
21. 2017-06-02
    listed $79,000 Active
22. 2016-10-17
    soldstatus $100,000 Closed
23. 2016-09-29
    status Pending
24. 2016-08-24
    price $100,000
25. 2016-07-25
    listed $120,000 Active
26. 2004-07-26
    soldstatus $189,000
27. 2004-07-12
    historical
28. 2004-05-08
    listed $189,000
29. 2003-07-11
    soldstatus $90,000
30. 2003-06-20
    historical
31. 2003-04-03
    listed $113,333
32. 2002-05-31
    soldstatus $45,000
33. 2002-05-03
    soldstatus $47,500
34. 2002-04-08
    historical
35. 2001-12-04
    listed $47,500
36. 1993-04-01
    soldstatus $8,000

ⓘ 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: $6,852 · $571/mo
• Projected year-2 tax: $6,852 · $571/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 4/10 Moderate FEMA zone X (unshaded) · 20% 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: $60,851
• − Mortgage interest: −$36,410
• − Property taxes: −$6,852
• − Insurance: −$3,250
• − Repairs & maintenance: −$4,868
• − Management: −$4,868
• − Depreciation: −$18,909
• Taxable loss: −$14,307
• Est. tax savings @ 24.0%: +$3,434
• After-tax cash flow: $500/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

+8025.0% since first listed

36 events — show timeline

• 2026-05-11 Pending — Beaches MLS
• 2026-04-18 Contingent — Beaches MLS
• 2026-04-15 Price Changed $650,000 Beaches MLS
• 2025-11-21 Listed $725,000 Beaches MLS
• 2023-02-02 Sold (MLS) $614,900 Beaches MLS
• 2022-12-18 Pending — Beaches MLS
• 2022-11-14 Price Changed $614,900 Beaches MLS
• 2022-10-26 Price Changed $619,900 Beaches MLS
• 2022-10-13 Price Changed $644,900 Beaches MLS
• 2022-09-23 Listed $664,900 Beaches MLS
• 2022-04-13 Sold (MLS) $189,000 Beaches MLS
• 2022-02-23 Pending — Beaches MLS
• 2022-01-28 Listed $189,000 Beaches MLS
• 2020-06-01 Sold (MLS) $84,000 Beaches MLS
• 2020-05-12 Contingent — Beaches MLS
• 2020-03-23 Listed $88,900 Beaches MLS
• 2017-08-14 Listing Removed — Beaches MLS
• 2017-07-19 Sold (MLS) $72,000 Beaches MLS
• 2017-07-10 Pending — Beaches MLS
• 2017-06-10 Listed $64,900 Beaches MLS
• 2017-06-02 Listed $79,000 Beaches MLS
• 2016-10-17 Sold (MLS) $100,000 Beaches MLS
• 2016-09-29 Pending — Beaches MLS
• 2016-08-24 Price Changed $100,000 Beaches MLS
• 2016-07-25 Listed $120,000 Beaches MLS
• 2004-07-26 Sold (MLS) $189,000 Beaches MLS
• 2004-07-12 Listing Removed — Beaches MLS
• 2004-05-08 Listed $189,000 Beaches MLS
• 2003-07-11 Sold (MLS) $90,000 Beaches MLS
• 2003-06-20 Listing Removed — Beaches MLS
• 2003-04-03 Listed $113,333 Beaches MLS
• 2002-05-31 Sold (Public Records) $45,000 Public Records
• 2002-05-03 Sold (MLS) $47,500 Beaches MLS
• 2002-04-08 Listing Removed — Beaches MLS
• 2001-12-04 Listed $47,500 Beaches MLS
• 1993-04-01 Sold (Public Records) $8,000 Public Records

Property tax history

+14.9%/yr

Latest (2025): $6,852 · +3.6% YoY. Source: county tax records.