9765 Apache Blvd · The Acreage, FL 33412

$659,900

3 bd · 2.0 ba · 2,200 sqft · SingleFamily public records · 78 Days on market

Built 2000 1.54 ac lot ↓ 7% since listing

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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 +9.5/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

WONDERFUL PROPERTY WITH 4 BEDS AND 3 BATHS LOCATED IN THE ACREAGE. COUNTRY LIVING IN THE CITY WITH A 1.54 ACRES FULLY FENCED YARD. NEAR MAJOR ROADS AND HIGHWAYS, NEW PUBLIX SHOPPING PLAZA WITH NEW STORES AND RESTAURANTS JUST A FEW MINUTES AWAY. MANY UPGRADES INCLUDING SOLAR PANELS MAKING YOUR ELECTRIC BILL ABOUT $32 A MONTH, WATER HEATER HAS OWN SOLAR PANEL, IMPACT WINDOWS WITH ACCORDION SHUTTERS, AUTOMATIC SPRINKLERS, ROOF INSTALLED 2023, OPEN FLOOR PLAN WITH PLENTY OF SUNSHINE COMING IN, GREAT FOR FAMILY OR ENTERTAINING. CALL TO SHOW. NO HOA.

Key facts

• 1.54 acre lot
• 2 garage spots
• Built 2000

Property features AI

Exterior

• Parking: 2-car garage; Driveway
• Utilities: Well water; Septic tank
• Home design: Single-story home; Faces west; Resale property
• Construction: Block construction; Shingle roof
• Exterior features: Fenced yard; Exterior lighting; City street frontage; One to two acre parcel

Interior

• Kitchen: Gas range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Includes at least one bedroom on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: First-floor entry; Bedroom on the main level; Family room
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $660k.

Deal economics

• At list price, monthly cash flow is $-456 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $579k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $460k (30.2% below list).
• Recommended offer: $460k (30.2% 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.
• Market conditions: Rents rising (+3.9%/yr); 383 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).
• This rent runs 42% 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 78 days — a 6% lower offer ($620k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $65k (9%) 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $460,360 (30.2% 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 78 days. Have you received any prior offers? Is the seller open to a 30% 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: 0.70% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.96%
• DSCR: 0.87
• GRM: 11.9

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: -20.4%
• Equity multiple: 0.28×
• Total profit: $-132,207
• Equity at exit: $98,393

10-year hold

• IRR: -12.1%
• Equity multiple: 0.26×
• Total profit: $-136,809
• Equity at exit: $57,056

Cash invested: $184,772 (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: 11.9×

Monthly cashflow live

• Estimated rent: $4,604 medium
• Mortgage (P&I): −$3,461
• Tax from tax record: −$357 /mo · $4,285/yr
• Insurance: −$275
• HOA: −$0
• Vacancy / Maint / Mgmt: −$967
• Net cashflow: $-456

Break-even live

Break-even rent $5,181

Max offer price $579,390

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: $164,975
• Closing costs: $19,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15854 Tangelo Blvd West Palm Beach, FL	3.0	3.0	1911	$4,000	$2.09	24d	1	0.49mi
15845 83rd Ln N Loxahatchee, FL	3.0	2.0	1850	$3,999	$2.16	18d	1	1.44mi

Listing history 23 events

1. 2026-06-18
   days on market $659,900 Active 78 DOM
2. 2026-06-17
   days on market $659,900 Active 77 DOM
3. 2026-06-16
   days on market $659,900 Active 76 DOM
4. 2026-06-15
   price $659,900 Active 75 DOM
5. 2026-06-15
   days on market $699,900 Active 75 DOM
6. 2026-06-13
   days on market $699,900 Active 73 DOM
7. 2026-06-09
   days on market $699,900 Active 69 DOM
8. 2026-06-08
   days on market $699,900 Active 68 DOM
9. 2026-06-07
   days on market $699,900 Active 67 DOM
10. 2026-06-04
    days on market $699,900 Active 64 DOM
11. 2026-06-03
    days on market $699,900 Active 63 DOM
12. 2026-06-02
    days on market $699,900 Active 62 DOM
13. 2026-06-01
    days on market $699,900 Active 61 DOM
14. 2026-05-31
    days on market $699,900 Active 60 DOM
15. 2026-05-07
    price $699,900
16. 2026-04-01
    listed $725,000 Active
17. 2025-08-31
    historical
18. 2025-07-01
    price $725,000
19. 2025-06-23
    price $775,000
20. 2025-05-03
    price $799,000
21. 2025-02-14
    listed $825,000 Active
22. 2025-02-05
    historical
23. 2024-12-04
    listed $750,000 Active

ⓘ 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: $4,285 · $357/mo
• Projected year-2 tax: $5,477 · $456/mo
• Expected delta: +$1,193/yr (+$99/mo · 27.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 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: $55,243
• − Mortgage interest: −$36,965
• − Property taxes: −$4,285
• − Insurance: −$3,300
• − Repairs & maintenance: −$4,419
• − Management: −$4,419
• − Depreciation: −$19,197
• Taxable loss: −$17,342
• Est. tax savings @ 24.0%: +$4,162
• After-tax cash flow: $-1,307/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

-6.7% since first listed

9 events — show timeline

• 2026-05-07 Price Changed $699,900 MARMLS
• 2026-04-01 Listed $725,000 MARMLS
• 2025-08-31 Listing Removed — Beaches MLS
• 2025-07-01 Price Changed $725,000 Beaches MLS
• 2025-06-23 Price Changed $775,000 Beaches MLS
• 2025-05-03 Price Changed $799,000 Beaches MLS
• 2025-02-14 Listed $825,000 Beaches MLS
• 2025-02-05 Listing Removed — Beaches MLS
• 2024-12-04 Listed $750,000 Beaches MLS

Property tax history

+1.8%/yr

Latest (2025): $4,285 · +4.4% YoY. Source: county tax records.