13835 N 49th St St N · The Acreage, FL 33411

$535,000

3 bd · 2.5 ba · 1,570 sqft · SingleFamily public records · 90 Days on market

Built 1993 1.15 ac lot

---

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).

• Appreciation +10.0/10.0
• Cash flow +7.7/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.8/10.0

Listing remarks MLS

COUNTRY LIVING COMBINED WITH CITY CHARM. THIS NEWLY RENOVATED 1633 SQ FT , 3 BDR, 2 FULL BATH IS SITUATED ON 1.15 ACRES CONVIENTLY LOCATED JUST A 10 MINUTE DRIVE TO/FROM ALL OF YOUR CITY AMENITIES. NICELY NESTLED WITHIN 1 HOME FROM PAVEMENT. NO POND. FRUIT TREES ON LANDSCAPE. VAULTED CEILINGS IN THE MAIN LIVING AREA. BREAKFAST BAR. CEILING FANS IN ALL BEDROOMS AND FAMILY ROOM. CUSTOM WINDOW TREATMENTS & TILE THROUGHOUT. THIS HOME IS PRICED RIGHT TO SELL. WON'T LAST LONG. READY TO MOVE IN.

Key facts

• Huge property
• No hoa fees
• Outdoor living

Tags

• HUGE PROPERTY
• OUTDOOR LIVING
• NO HOA FEES

Property features AI

Finance

• Other: Pets allowed with no restrictions

Exterior

• Parking: Space for 5 vehicles; Concrete driveway; On-street parking
• Utilities: Well water; Septic tank; Electricity available
• Home design: Single-family residence; One story; South-facing; Resale condition
• Construction: CBS construction; Shingle roof; Built as single-story (public records)
• Exterior features: Open patio; Open porch; Back yard fencing; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Ceramic tile
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Vaulted ceilings; Walk-in closets
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $535k.

Deal economics

• At list price, monthly cash flow is $-616 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $426k (20.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $394k (26.4% below list).
• Recommended offer: $394k (26.4% 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: Golden Grove Elementary School (math 63% / reading 69%, grade B+, #492 of 2,144 statewide, top 23%, 760 students, 43% 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 flat; 583 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• At $3,935/mo this rent would consume 51% of the median local household income ($93k/yr) (locally 1870% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $57k of equity ($4k loan paydown + $54k appreciation (10.0% local appreciation)).
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$92k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($503k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 27y 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 $135k; list at $535k implies a 296% gain — meaningful room to come down on a strong offer.

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 $393,528 (26.4% 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 90 days. Have you received any prior offers? Is the seller open to a 26% 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: 0.74% ✗
• Cap rate: 4.91%
• Cash-on-cash: -4.93%
• DSCR: 0.78
• GRM: 11.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 0.85% rent growth · sell at horizon

5-year hold

• IRR: 20.2%
• Equity multiple: 2.63×
• Total profit: $243,884
• Equity at exit: $481,970

10-year hold

• IRR: 18.0%
• Equity multiple: 5.90×
• Total profit: $733,733
• Equity at exit: $1,039,387

Cash invested: $149,800 (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 33411

• Home prices YoY: 1.9%
• Rents YoY: 0.8%
• Active inventory: 583
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $3,935 high
• Mortgage (P&I): −$2,806
• Tax from tax record: −$696 /mo · $8,356/yr
• Insurance: −$223
• HOA: −$0
• Vacancy / Maint / Mgmt: −$826
• Net cashflow: $-616

Break-even live

Break-even rent $4,715

Max offer price $426,183

Occupancy floor —

Sensitivity live

Price	-10% $-313	-5% $-465	+0% $-616	+5% $-767	+10% $-919
Rent	-10% $-927	-5% $-771	+0% $-616	+5% $-461	+10% $-305
Rate	-1.0pp $-347	-0.5pp $-480	base $-616	+0.5pp $-755	+1.0pp $-896

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: $133,750
• Closing costs: $16,050
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13177 47th Ct N West Palm Beach, FL	4.0	3.0	1576	$4,950	$3.14	26d	1	0.69mi
13177 47th Ct N West Palm Beach, FL	4.0	3.0	1576	$4,850	$3.08	1d	1	0.69mi
13393 40th Ln N West Palm Beach, FL	4.0	2.0	2150	$3,700	$1.72	22d	1	0.92mi
13619 57th Pl N West Palm Beach, FL	3.0	2.0	1305	$4,800	$3.68	14d	1	0.95mi
13619 57th Pl N West Palm Beach, FL	3.0	2.0	1305	$4,800	$3.68	7d	1	0.95mi
12895 54th St N West Palm Beach, FL	2.0	1.0	1369	$2,400	$1.75	26d	1	1.13mi

Listing history 31 events

1. 2026-06-09
   days on market $535,000 Active 90 DOM
2. 2026-06-08
   days on market $535,000 Active 89 DOM
3. 2026-06-07
   days on market $535,000 Active 88 DOM
4. 2026-06-04
   days on market $535,000 Active 85 DOM
5. 2026-06-03
   days on market $535,000 Active 84 DOM
6. 2026-06-02
   pricedays on market $535,000 Active 83 DOM
7. 2026-06-01
   days on market $540,000 Active 82 DOM
8. 2026-05-31
   days on market $540,000 Active 81 DOM
9. 2026-03-10
   listed $540,000 Active
10. 2025-04-27
    historical $3,000
11. 2025-04-13
    listed $3,000
12. 2025-04-12
    historical $3,100
13. 2025-04-10
    listed $3,100
14. 2025-04-10
    historical $3,000
15. 2025-03-25
    price $3,000
16. 2025-02-04
    listed $3,100
17. 2025-02-04
    historical $3,100
18. 2025-02-03
    listed $3,100
19. 2023-07-12
    historical $2,900
20. 2023-07-12
    listed $2,900
21. 2010-01-22
    soldstatus $135,000
22. 2010-01-20
    soldstatus $135,000 499-char remark

    Show marketing remark (499 chars)

    COUNTRY LIVING COMBINED WITH CITY CHARM. THIS NEWLY RENOVATED 1633 SQ FT , 3 BDR, 2 FULL BATH IS SITUATED ON 1.15 ACRES CONVIENTLY LOCATED JUST A 10 MINUTE DRIVE TO/FROM ALL OF YOUR CITY AMENITIES. NICELY NESTLED WITHIN 1 HOME FROM PAVEMENT. NO POND. FRUIT TREES ON LANDSCAPE. VAULTED CEILINGS IN THE MAIN LIVING AREA. BREAKFAST BAR. CEILING FANS IN ALL BEDROOMS AND FAMILY ROOM. CUSTOM WINDOW TREATMENTS & TILE THROUGHOUT. THIS HOME IS PRICED RIGHT TO SELL. WON'T LAST LONG. READY TO MOVE IN.

23. 2010-01-11
    historical 499-char remark

    Show marketing remark (499 chars)

    COUNTRY LIVING COMBINED WITH CITY CHARM. THIS NEWLY RENOVATED 1633 SQ FT , 3 BDR, 2 FULL BATH IS SITUATED ON 1.15 ACRES CONVIENTLY LOCATED JUST A 10 MINUTE DRIVE TO/FROM ALL OF YOUR CITY AMENITIES. NICELY NESTLED WITHIN 1 HOME FROM PAVEMENT. NO POND. FRUIT TREES ON LANDSCAPE. VAULTED CEILINGS IN THE MAIN LIVING AREA. BREAKFAST BAR. CEILING FANS IN ALL BEDROOMS AND FAMILY ROOM. CUSTOM WINDOW TREATMENTS & TILE THROUGHOUT. THIS HOME IS PRICED RIGHT TO SELL. WON'T LAST LONG. READY TO MOVE IN.

24. 2009-10-30
    listed $139,900 499-char remark

    Show marketing remark (499 chars)

    COUNTRY LIVING COMBINED WITH CITY CHARM. THIS NEWLY RENOVATED 1633 SQ FT , 3 BDR, 2 FULL BATH IS SITUATED ON 1.15 ACRES CONVIENTLY LOCATED JUST A 10 MINUTE DRIVE TO/FROM ALL OF YOUR CITY AMENITIES. NICELY NESTLED WITHIN 1 HOME FROM PAVEMENT. NO POND. FRUIT TREES ON LANDSCAPE. VAULTED CEILINGS IN THE MAIN LIVING AREA. BREAKFAST BAR. CEILING FANS IN ALL BEDROOMS AND FAMILY ROOM. CUSTOM WINDOW TREATMENTS & TILE THROUGHOUT. THIS HOME IS PRICED RIGHT TO SELL. WON'T LAST LONG. READY TO MOVE IN.

25. 2005-10-07
    soldstatus $335,000
26. 2004-12-15
    soldstatus $200,000
27. 1999-05-06
    soldstatus $125,000
28. 1999-05-04
    soldstatus $125,000 162-char remark

    Show marketing remark (162 chars)

    GREAT BUY FOR THIS EQUESTRIAN PROPERTY. 3/2 SPLIT PLAN, LARGE FAMILY ROOM, CBS CONSTRUCTION. BARN-TACK ROOM WITH AN ADDITIONAL BARN AND RIDING RINK. HURRY!!!!!!!!

29. 1999-02-18
    historical 162-char remark

    Show marketing remark (162 chars)

    GREAT BUY FOR THIS EQUESTRIAN PROPERTY. 3/2 SPLIT PLAN, LARGE FAMILY ROOM, CBS CONSTRUCTION. BARN-TACK ROOM WITH AN ADDITIONAL BARN AND RIDING RINK. HURRY!!!!!!!!

30. 1999-01-11
    listed $134,900 162-char remark

    Show marketing remark (162 chars)

    GREAT BUY FOR THIS EQUESTRIAN PROPERTY. 3/2 SPLIT PLAN, LARGE FAMILY ROOM, CBS CONSTRUCTION. BARN-TACK ROOM WITH AN ADDITIONAL BARN AND RIDING RINK. HURRY!!!!!!!!

31. 1994-04-06
    soldstatus $96,000

ⓘ 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: $8,356 · $696/mo
• Projected year-2 tax: $8,356 · $696/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 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,223
• − Mortgage interest: −$29,968
• − Property taxes: −$8,356
• − Insurance: −$2,675
• − Repairs & maintenance: −$3,778
• − Management: −$3,778
• − Depreciation: −$15,564
• Taxable loss: −$16,895
• Est. tax savings @ 24.0%: +$4,055
• After-tax cash flow: $-3,337/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
• City population: 222,012
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 76,863
• Household income: $92,591
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 1870.0

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 0.70)
• Race & ethnicity: White 44% Hispanic / Latino 24% Black 23% Two or more races 16% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 4% Dominican 2%
• Common ancestry: Hispanic 6% Romanian 2% Italian 1%
• Foreign-born: 26% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 17% French/Haitian/Cajun 4% Other Indo-European 2%

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: ▲ 17.04%
• Current HPI: 903.78
• Rent YoY: ▲ 0.85%
• 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

+462.5% since first listed

23 events — show timeline

• 2026-03-10 Listed $540,000 Beaches MLS
• 2025-04-27 Rental Removed $3,000 VLS
• 2025-04-13 Listed for Rent $3,000 VLS
• 2025-04-12 Rental Removed $3,100 APPFOLIO
• 2025-04-10 Listed for Rent $3,100 APPFOLIO
• 2025-04-10 Rental Removed $3,000 RMLSFL
• 2025-03-25 Price Changed $3,000 RMLSFL
• 2025-02-04 Listed for Rent $3,100 RMLSFL
• 2025-02-04 Rental Removed $3,100 GFLMLS
• 2025-02-03 Listed for Rent $3,100 GFLMLS
• 2023-07-12 Rental Removed $2,900 MARMLS
• 2023-07-12 Listed for Rent $2,900 MARMLS
• 2010-01-22 Sold (Public Records) $135,000 Public Records
• 2010-01-20 Sold (MLS) $135,000 Beaches MLS
• 2010-01-11 Listing Removed — Beaches MLS
• 2009-10-30 Listed $139,900 Beaches MLS
• 2005-10-07 Sold (Public Records) $335,000 Public Records
• 2004-12-15 Sold (Public Records) $200,000 Public Records
• 1999-05-06 Sold (Public Records) $125,000 Public Records
• 1999-05-04 Sold (MLS) $125,000 Beaches MLS
• 1999-02-18 Listing Removed — Beaches MLS
• 1999-01-11 Listed $134,900 Beaches MLS
• 1994-04-06 Sold (Public Records) $96,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $8,356 · +6.7% YoY. Source: county tax records.