8543 Logia Cir · Greenacres, FL 33472

$285,000

2 bd · 2.0 ba · 1,363 sqft · Townhouse public records · 38 Days on market

Built 2002 3,010 sqft lot $652/mo HOA · 20% of rent

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Why this score? — see what drove the C- 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 +14.9/30.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Appreciation +5.1/10.0
• DSCR +4.5/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

PRISTINE CREAM PUFF! ALL NEUTRAL W/ LARGE EXTENDED PATIO. EXTRA HI HATS, SEPARTATE LAUNDRY ROOM. WOOD CABINETS, FANTASTIC CONDITION. VENETIAN ISLES IS A FABULOUS & VERY ACTIVE COMMUNITY. 80/20 RULE APPLIES HERE.

Key facts

• Garage with shelving
• Large screened patio
• Versatile bonus room

Tags

• SPACIOUS LAYOUT
• LARGE SCREENED PATIO
• VERSATILE BONUS ROOM
• DEDICATED LAUNDRY ROOM
• GARAGE WITH SHELVING
• NEWLY RENOVATED CLUBHOUSE

Property features AI

Finance

• Financial info: Pets allowed (pet restrictions possible)
• HOA & community: Active homeowners association; Monthly HOA fee; HOA covers cable TV, grounds maintenance, security, trash, common areas; Community amenities include clubhouse, fitness center, game room, pool, tennis courts, pickleball courts, bocce ball, cafe/restaurant, pool, parking, sidewalks, street lights

Exterior

• Parking: Attached 1-car garage; Covered parking space; 2 open parking spaces; Driveway
• Security: Security lights; Gated community
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water connected; Sewer connected
• Home design: Townhouse; One story; Resale condition; Faces north; Senior community
• Construction: CBS construction
• Exterior features: Landscaped; Sidewalks; Not waterfront; Tile roof

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile; Other
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Built-in features; High ceilings; Walk-in closet(s); Custom mirrors
• Laundry & utility: Inside laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $285k.

Deal economics

• At list price, monthly cash flow is $82 ($983/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $285k).
• Recommended offer: $276k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#490 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment D, amenities F, commute 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: Sunset Palms Elementary School (math 80% / reading 79%, grade A, #116 of 2,144 statewide, top 6%, 920 students, 13% FRL); Park Vista Community High School (math 43% / reading 64%, grade C-, #146 of 667 statewide, top 22%, 3,191 students, 28% FRL) — zoned schools average 21% FRL vs 52% district-wide (31 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 66% at this address vs 50% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Palm Beach average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 169 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $565 appreciation (0.2% local appreciation)).
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $245k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $276,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.12% ✓
• Cap rate: 6.64%
• Cash-on-cash: 1.23%
• DSCR: 1.05
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-117
• Equity at exit: $85,589

10-year hold

• IRR: 5.5%
• Equity multiple: 1.61×
• Total profit: $48,423
• Equity at exit: $105,172

Cash invested: $79,800 (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 33472

• Home prices YoY: 0.1%
• Active inventory: 169
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $3,200 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$181 /mo · $2,167/yr
• Insurance: −$119
• HOA: −$652
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $82

Break-even live

Break-even rent $3,096

Max offer price $285,000

Occupancy floor 92%

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8481 Siciliano St Unit 8481 Boynton Beach, FL	3.0	2.0	1774	$3,650	$2.06	24d	1	0.55mi
8451 Siciliano St Boynton Beach, FL	3.0	2.0	1627	$3,200	$1.97	12d	1	0.57mi
7430 Lyons Rd Wellington, FL	1.0–3.0	1.0–2.0	1006	$2,935	$2.92	3d	10	0.73mi
7273 Burgess Dr Lake Worth, FL	3.0	2.0	1385	$2,630	$1.90	7d	1	1.02mi
7600 Edisto Dr Lake Worth, FL	3.0	2.5	1764	$2,700	$1.53	20d	1	1.02mi
7975 Rockford Rd Boynton Beach, FL	2.0	2.0	1720	$3,700	$2.15	24d	1	1.05mi
7936 Rockford Rd Boynton Beach, FL	3.0	2.0	1871	$9,000	$4.81	22d	1	1.09mi
9664 Porta Leona Ln Boynton Beach, FL	3.0	2.5	1570	$2,800	$1.78	24d	1	1.14mi
9663 Lago Dr Boynton Beach, FL	3.0	2.5	1570	$2,680	$1.71	24d	1	1.15mi
9680 Lago Dr Unit 9680 Boynton Beach, FL	3.0	2.5	1570	$2,750	$1.75	24d	1	1.16mi
9798 Casa Mar Dr Lake Worth, FL	3.0	2.0	1856	$4,500	$2.42	24d	1	1.21mi
9772 Porta Leona Ln Boynton Beach, FL	3.0	2.0	1502	$2,750	$1.83	24d	1	1.22mi
7832 Rockford Rd Boynton Beach, FL	3.0	2.0	1598	$3,800	$2.38	22d	1	1.29mi
7218 Michigan Isle Rd Lake Worth, FL	3.0	2.0	1656	$3,500	$2.11	15d	1	1.35mi
7218 Michigan Isle Rd Lake Worth, FL	3.0	2.0	1656	$3,500	$2.11	13d	1	1.35mi

HOA detail

• Monthly dues: $652 · $7,824/yr

Listing history 12 events

1. 2026-06-07
   statusdays on market $285,000 Pending 38 DOM
2. 2026-06-04
   days on market $285,000 Active Under Contract 37 DOM
3. 2026-06-03
   days on market $285,000 Active Under Contract 36 DOM
4. 2026-06-02
   days on market $285,000 Active Under Contract 35 DOM
5. 2026-06-01
   days on market $285,000 Active Under Contract 34 DOM
6. 2026-05-31
   days on market $285,000 Active Under Contract 33 DOM
7. 2026-05-17
   historical Active Under Contract
8. 2026-04-24
   listed $285,000 Active
9. 2007-01-09
   soldstatus $245,000
10. 2007-01-02
    soldstatus $245,000 217-char remark

    Show marketing remark (217 chars)

    PRISTINE CREAM PUFF! ALL NEUTRAL W/ LARGE EXTENDED PATIO. EXTRA HI HATS, SEPARTATE LAUNDRY ROOM. WOOD CABINETS, FANTASTIC CONDITION. VENETIAN ISLES IS A FABULOUS & VERY ACTIVE COMMUNITY. 80/20 RULE APPLIES HERE.

11. 2006-12-07
    historical 217-char remark

    Show marketing remark (217 chars)

    PRISTINE CREAM PUFF! ALL NEUTRAL W/ LARGE EXTENDED PATIO. EXTRA HI HATS, SEPARTATE LAUNDRY ROOM. WOOD CABINETS, FANTASTIC CONDITION. VENETIAN ISLES IS A FABULOUS & VERY ACTIVE COMMUNITY. 80/20 RULE APPLIES HERE.

12. 2006-07-21
    listed $259,000 217-char remark

    Show marketing remark (217 chars)

    PRISTINE CREAM PUFF! ALL NEUTRAL W/ LARGE EXTENDED PATIO. EXTRA HI HATS, SEPARTATE LAUNDRY ROOM. WOOD CABINETS, FANTASTIC CONDITION. VENETIAN ISLES IS A FABULOUS & VERY ACTIVE COMMUNITY. 80/20 RULE APPLIES HERE.

ⓘ 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: $2,167 · $181/mo
• Projected year-2 tax: $2,366 · $197/mo
• Expected delta: +$198/yr (+$17/mo · 9.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,397
• − Mortgage interest: −$15,964
• − Property taxes: −$2,167
• − Insurance: −$1,425
• − Repairs & maintenance: −$3,072
• − Management: −$3,072
• − HOA: −$7,824
• − Depreciation: −$8,291
• Taxable loss: −$3,418
• Est. tax savings @ 24.0%: +$820
• After-tax cash flow: $1,803/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 — Greenacres

• Score: 69/100
• State rank: #490
• US rank: #9008

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 65,478
• Population (ZIP): 18,689

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 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 18% Two or more races 14% Black 10% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 7%
• Common ancestry: Romanian 5% Scotch-Irish 4% Hispanic 3%
• Foreign-born: 24% · Canada, China, Jamaica
• Languages at home: 77% English-only · Spanish 11% Other Indo-European 4% French/Haitian/Cajun 3%

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: ▲ 0.20%
• Current HPI: 268.1142
• Rent YoY: —
• Metro: —
• 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

+10.0% since first listed

6 events — show timeline

• 2026-05-17 Contingent — Beaches MLS
• 2026-04-24 Listed $285,000 Beaches MLS
• 2007-01-09 Sold (Public Records) $245,000 Public Records
• 2007-01-02 Sold (MLS) $245,000 Beaches MLS
• 2006-12-07 Listing Removed — Beaches MLS
• 2006-07-21 Listed $259,000 Beaches MLS

Property tax history

-0.1%/yr

Latest (2025): $2,167 · +4.0% YoY. Source: county tax records.