8437 Logia Cir · Greenacres, FL 33472

$335,000

3 bd · 2.0 ba · 1,497 sqft · SingleFamily public records · 22 Days on market

Built 2001 4,251 sqft lot $652/mo HOA · 20% of rent

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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 +7.5/30.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• 1% rule +4.6/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0

Listing remarks MLS

DROP DEAD GORGEOUS W/ ONE OF A KIND VIEW--UPGRADES AND TASTE!CORNER VILLA W/ TRIPLE SIZED SCREENED PATIO OVERLOOKING LAKE. NEUTRAL TONES &TILE THROUGHOUT AND MORE!

Key facts

• Lakefront
• Tranquil lake views
• Screened lanai

Tags

• LAKEFRONT
• SCREENED LANAI
• TRANQUIL LAKE VIEWS
• LARGE KITCHEN
• DINING AREA
• NEWLY RENOVATED CLUBHOUSE

Property features AI

Finance

• Other: Pets allowed (breed restrictions and possible pet restrictions); Part of a senior community; Community contains multiple units
• HOA & community: Community association with amenities including clubhouse, fitness center, pool, spa/hot tub, tennis and pickleball courts, billiard and game rooms, business center, café/restaurant, community room, library, jogging path, recreation facilities; gated community features; HOA fee paid monthly

Exterior

• Parking: Attached 1-car garage; Driveway (covered spaces: 1, total parking for 2)
• Security: Gated community with guard; Security system
• Utilities: Public water; Public sewer; Electricity available; Water available
• Home design: Villa; Single-story; Resale property; Faces south
• Construction: CBS construction; Barrel roof; Built as a single-story structure
• Exterior features: Screened patio; Patio; Waterfront

Interior

• Kitchen: Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cathedral and vaulted ceilings; Split bedroom layout; Unfurnished
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-413 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (21.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $322k (3.9% below list).
• Recommended offer: $262k (21.8% below list) — sets the bar for cash-flow.

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: 173 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 + $664 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 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y 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 $290k; 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 $261,985 (21.8% 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. 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. 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 0.96% ✗
• Cap rate: 4.81%
• Cash-on-cash: -5.29%
• DSCR: 0.76
• GRM: 8.7

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: -7.3%
• Equity multiple: 0.65×
• Total profit: $-32,550
• Equity at exit: $100,605

10-year hold

• IRR: -1.3%
• Equity multiple: 0.86×
• Total profit: $-12,928
• Equity at exit: $123,623

Cash invested: $93,800 (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: 173
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $3,218 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$408 /mo · $4,890/yr
• Insurance: −$140
• HOA: −$652
• Vacancy / Maint / Mgmt: −$676
• Net cashflow: $-413

Break-even live

Break-even rent $3,742

Max offer price $261,985

Occupancy floor —

Sensitivity live

Price	-10% $-224	-5% $-319	+0% $-413	+5% $-508	+10% $-603
Rent	-10% $-668	-5% $-540	+0% $-413	+5% $-286	+10% $-159
Rate	-1.0pp $-245	-0.5pp $-328	base $-413	+0.5pp $-500	+1.0pp $-588

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8063 Dolomtian Way Boynton Beach, FL	2.0	2.0	1417	$3,100	$2.19	0d	1	0.18mi
8481 Siciliano St Unit 8481 Boynton Beach, FL	3.0	2.0	1774	$3,650	$2.06	26d	1	0.38mi
8451 Siciliano St Boynton Beach, FL	3.0	2.0	1627	$3,200	$1.97	14d	1	0.39mi
7975 Rockford Rd Boynton Beach, FL	2.0	2.0	1720	$3,700	$2.15	26d	1	0.87mi
7430 Lyons Rd Wellington, FL	1.0–3.0	1.0–2.0	1006	$3,190	$3.17	0d	8	0.89mi
7936 Rockford Rd Boynton Beach, FL	3.0	2.0	1871	$9,000	$4.81	23d	1	0.92mi
7273 Burgess Dr Lake Worth, FL	3.0	2.0	1385	$2,630	$1.90	9d	1	0.96mi
7600 Edisto Dr Lake Worth, FL	3.0	2.5	1764	$2,700	$1.53	22d	1	0.96mi
7832 Rockford Rd Boynton Beach, FL	3.0	2.0	1598	$3,800	$2.38	23d	1	1.12mi
7218 Michigan Isle Rd Lake Worth, FL	3.0	2.0	1656	$3,500	$2.11	16d	1	1.25mi
7218 Michigan Isle Rd Lake Worth, FL	3.0	2.0	1656	$3,500	$2.11	15d	1	1.25mi
9664 Porta Leona Ln Boynton Beach, FL	3.0	2.5	1570	$2,800	$1.78	26d	1	1.33mi
9663 Lago Dr Boynton Beach, FL	3.0	2.5	1570	$2,680	$1.71	26d	1	1.33mi
9680 Lago Dr Unit 9680 Boynton Beach, FL	3.0	2.5	1570	$2,750	$1.75	26d	1	1.35mi
9772 Porta Leona Ln Boynton Beach, FL	3.0	2.0	1502	$2,750	$1.83	26d	1	1.40mi
9798 Casa Mar Dr Lake Worth, FL	3.0	2.0	1856	$4,500	$2.42	26d	1	1.40mi

HOA detail

• Monthly dues: $652 · $7,824/yr

Listing history 8 events

1. 2026-05-05
   status Pending
2. 2026-04-24
   historical Active Under Contract
3. 2026-04-12
   listed $335,000 Active
4. 2004-11-16
   soldstatus $290,000
5. 2003-09-10
   soldstatus $212,500
6. 2003-06-27
   soldstatus $212,500 167-char remark

   Show marketing remark (167 chars)

   DROP DEAD GORGEOUS W/ ONE OF A KIND VIEW--UPGRADES AND TASTE!CORNER VILLA W/ TRIPLE SIZED SCREENED PATIO OVERLOOKING LAKE. NEUTRAL TONES &TILE THROUGHOUT AND MORE!

7. 2003-05-01
   historical 167-char remark

   Show marketing remark (167 chars)

   DROP DEAD GORGEOUS W/ ONE OF A KIND VIEW--UPGRADES AND TASTE!CORNER VILLA W/ TRIPLE SIZED SCREENED PATIO OVERLOOKING LAKE. NEUTRAL TONES &TILE THROUGHOUT AND MORE!

8. 2003-03-05
   listed $215,000 167-char remark

   Show marketing remark (167 chars)

   DROP DEAD GORGEOUS W/ ONE OF A KIND VIEW--UPGRADES AND TASTE!CORNER VILLA W/ TRIPLE SIZED SCREENED PATIO OVERLOOKING LAKE. NEUTRAL TONES &TILE THROUGHOUT AND MORE!

ⓘ 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: $4,890 · $408/mo
• Projected year-2 tax: $4,890 · $408/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 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: $38,621
• − Mortgage interest: −$18,765
• − Property taxes: −$4,890
• − Insurance: −$1,675
• − Repairs & maintenance: −$3,090
• − Management: −$3,090
• − HOA: −$7,824
• − Depreciation: −$9,745
• Taxable loss: −$10,458
• Est. tax savings @ 24.0%: +$2,510
• After-tax cash flow: $-2,450/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

+55.8% since first listed

8 events — show timeline

• 2026-05-05 Pending — Beaches MLS
• 2026-04-24 Contingent — Beaches MLS
• 2026-04-12 Listed $335,000 Beaches MLS
• 2004-11-16 Sold (Public Records) $290,000 Public Records
• 2003-09-10 Sold (Public Records) $212,500 Public Records
• 2003-06-27 Sold (MLS) $212,500 Beaches MLS
• 2003-05-01 Listing Removed — Beaches MLS
• 2003-03-05 Listed $215,000 Beaches MLS

Property tax history

+5.2%/yr

Latest (2025): $4,890 · -15.4% YoY. Source: county tax records.