13721 86th Rd N · The Acreage, FL 33412

$659,000

4 bd · 2.5 ba · 1,837 sqft · SingleFamily public records · 85 Days on market

Built 1998 1.31 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 +11.5/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Rent growth +3.5/5.0
• DSCR +3.4/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the perfect mix of peaceful country living and modern convenience. Set on 1.31 spacious acres, this serene retreat offers ultimate privacy while staying close to shopping, dining, and major roads. Enjoy total peace of mind with a new 2023 roof, a new water heater, and a newer AC. Inside, you'll find a stylishly updated kitchen and remodeled bathrooms. Tech-ready with fiber-optic internet and located near A-rated schools, this home delivers long-term value. Relax by the private pond and deck, or use the ample concrete parking for your toys. With room for a pool, extra building, or a massive patio among mature trees, the potential is endless. Experience modern updates on over an ac

Key facts

• 1.31 acre lot
• 2 garage spots
• Built 1998

Property features AI

Finance

• Other: Pets allowed with no restrictions

Exterior

• Parking: Attached garage with 2 spaces; Total parking for 5 vehicles; Covered parking for 2 vehicles; Concrete driveway; Garage with opener
• Security: Security system
• Utilities: Well water; Septic tank sewer; Three-phase electric; Cable available; Water service available
• Home design: Single-family residence; One story; Resale property; Faces south
• Construction: Brick, stucco, and CBS construction; Shingle/composition roof; Built on a foundation (standard)
• Exterior features: Covered patio; Open porch; Deck; Patio; Front-yard fencing; Fenced yard; Room for a pool; Waterfront: yes (no specific waterfront features listed); Entry-level living area

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric cooktop
• Bedrooms: Four main-level bedrooms
• Flooring: Carpet; Tile; Wood
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Cathedral ceilings; Vaulted and high ceilings; Walk-in closets; Split bedroom layout; French doors; Skylights; Single-hung metal windows
• Laundry & utility: Interior laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $659k.

Deal economics

• At list price, monthly cash flow is $-220 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $620k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $484k (26.6% below list).
• Recommended offer: $484k (26.6% 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: 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 (+3.9%/yr); 383 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• This rent runs 45% of the median local income ($130k/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 $5k 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 85 days — a 6% lower offer ($619k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $483,739 (26.6% 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 85 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.73% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.43%
• DSCR: 0.94
• GRM: 11.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.85% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.37×
• Total profit: $-116,864
• Equity at exit: $98,259

10-year hold

• IRR: -8.7%
• Equity multiple: 0.44×
• Total profit: $-103,365
• Equity at exit: $56,978

Cash invested: $184,520 (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 33412

• Home prices YoY: -18.2%
• Rents YoY: 3.9%
• Active inventory: 383
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $4,837 high
• Mortgage (P&I): −$3,456
• Tax from tax record: −$311 /mo · $3,732/yr
• Insurance: −$275
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,016
• Net cashflow: $-220

Break-even live

Break-even rent $5,116

Max offer price $620,149

Occupancy floor 100%

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: $164,750
• Closing costs: $19,770
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7611 140th Ave N West Palm Beach, FL	5.0	3.0	2296	$4,000	$1.74	4d	1	1.12mi
13253 75th Ln N West Palm Beach, FL	3.0	2.0	1957	$4,700	$2.40	17d	1	1.19mi
14765 Northlake Blvd West Palm Beach, FL	3.0	2.5	1328	$3,750	$2.82	5d	1	1.22mi
12403 87th St N West Palm Beach, FL	3.0	2.0	1950	$4,500	$2.31	17d	1	1.27mi
12403 87th St N West Palm Beach, FL	3.0	2.0	1414	$4,200	$2.97	4d	1	1.27mi

Listing history 21 events

1. 2026-06-18
   days on market $659,000 Active 85 DOM
2. 2026-06-17
   days on market $659,000 Active 84 DOM
3. 2026-06-16
   days on market $659,000 Active 83 DOM
4. 2026-06-15
   days on market $659,000 Active 82 DOM
5. 2026-06-13
   days on market $659,000 Active 80 DOM
6. 2026-06-09
   days on market $659,000 Active 76 DOM
7. 2026-06-08
   days on market $659,000 Active 75 DOM
8. 2026-06-07
   days on market $659,000 Active 74 DOM
9. 2026-06-04
   days on market $659,000 Active 71 DOM
10. 2026-06-03
    pricedays on market $659,000 Active 70 DOM
11. 2026-06-02
    days on market $665,000 Active 69 DOM
12. 2026-06-01
    days on market $665,000 Active 68 DOM
13. 2026-05-31
    days on market $665,000 Active 67 DOM
14. 2026-05-03
    price $665,000
15. 2026-04-18
    price $675,000
16. 2026-03-25
    listed $685,000 Active
17. 2022-08-29
    historical
18. 2022-06-17
    price $599,900
19. 2022-05-10
    listed $624,900 Active
20. 2014-10-15
    historical
21. 2006-10-05
    listed $399,900

ⓘ 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: $3,732 · $311/mo
• Projected year-2 tax: $5,470 · $456/mo
• Expected delta: +$1,738/yr (+$145/mo · 46.6%)

ⓘ 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 6/10 Major
• 🌡 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: $58,049
• − Mortgage interest: −$36,914
• − Property taxes: −$3,732
• − Insurance: −$3,295
• − Repairs & maintenance: −$4,644
• − Management: −$4,644
• − Depreciation: −$19,171
• Taxable loss: −$14,351
• Est. tax savings @ 24.0%: +$3,444
• After-tax cash flow: $805/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): 15,859
• Household income: $130,225
• Rent vs Own: 14.3% rent · 85.7% own
• Severe rent burden: 81.0

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: Predominantly White (72%)
• Race & ethnicity: White 72% Black 11% Hispanic / Latino 11% Two or more races 8% Asian 3%
• Hispanic origin (detail): Puerto Rican 4% Cuban 2%
• Common ancestry: Romanian 5% Lithuanian 4% German 2%
• Foreign-born: 16% · Canada, Jamaica, China
• Languages at home: 84% English-only · Spanish 5% French/Haitian/Cajun 5% 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: ▼ -79.82%
• Current HPI: 358.0854
• Rent YoY: ▲ 3.85%
• 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

+66.3% since first listed

8 events — show timeline

• 2026-05-03 Price Changed $665,000 Beaches MLS
• 2026-04-18 Price Changed $675,000 Beaches MLS
• 2026-03-25 Listed $685,000 Beaches MLS
• 2022-08-29 Listing Removed — Beaches MLS
• 2022-06-17 Price Changed $599,900 Beaches MLS
• 2022-05-10 Listed $624,900 Beaches MLS
• 2014-10-15 Listing Removed — Beaches MLS
• 2006-10-05 Listed $399,900 Beaches MLS

Property tax history

+2.1%/yr

Latest (2025): $3,732 · +4.3% YoY. Source: county tax records.