10220 Andover Coach Cir Unit H2 · Wellington, FL 33449

$175,000

3 bd · 2.0 ba · 2,067 sqft · Condo public records · 42 Days on market

Built 1994 $1159/mo HOA · 26% of rent ↓ 12% since listing

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Light and Bright! New Air Conditioner in 2024. Glass enclosed screened and covered patio. Silver Equity, with all of the country club amenities except golf. (pay less annually) Golf course and Lake views with large space between the buildings. This great room style home has removed the 1/2 wall for additional living space. (no arches) The primary bedroom, breakfast room and great room overlook the views surrounding this home. Glass enclosed petio keeps it insulated & clean from weather conditions all year long. Additional electrical outlets, recessed lighting, and paneled cabinets. GE profile appliances & tiled counters. Primary bedroom has 2 walk in closets, a large linen close

Key facts

• $1,159 HOA
• Garage
• Community pool

Property features AI

Finance

• Other: Large community with many units (community size listed)
• Financial info: Pets allowed (restrictions may apply: breed, number, size limits)
• HOA & community: Association-managed community (GRS Management; Wycliffe HOA); Monthly HOA fee; Association fee covers cable TV, internet, insurance, grounds and structure maintenance, security, common areas and taxes, roof repairs, recreation facility and pool service; Community amenities include clubhouse, fitness center, pool (including heated pool), spa/hot tub, sauna, tennis courts, pickleball, basketball court, bocce ball, putting green, golf course, cabana, game room, business center, cafe/restaurant, library, lobby, sidewalks, management on site, manager on site, maintenance, recreation facilities, internet included, security, elevator(s)

Exterior

• Parking: Attached 1-car garage with garage door opener; One covered space; Additional driveway and on-street parking
• Security: Gated community with guard; Security system (owned); Security patrol; Fire alarm; Smoke detectors
• Utilities: Public water; Public sewer; Cable connected; Phone connected; Electricity available; Underground utilities; Water connected; Sewer connected
• Home design: Condominium; Two-story building; Resale property; Faces southwest
• Construction: Built with CBS construction materials; Concrete/flat/tile roof
• Exterior features: Glass-enclosed patio/porch; On golf course; Private paved road with private maintenance; Waterfront community (no direct waterfront feature listed)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Entrance foyer; High ceilings with vaulted ceiling(s); Walk-in closets; Split bedroom layout; Closet cabinetry; Upstairs living area; Intercom
• Laundry & utility: Indoor laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#294 in FL, #4,986 nationally) — 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: Panther Run Elementary School (math 85% / reading 82%, grade A+, #60 of 2,144 statewide, top 3%, 787 students, 19% FRL); Polo Park Middle School (math 65% / reading 68%, grade A-, #84 of 571 statewide, top 16%, 1,156 students, 33% FRL); Palm Beach Central High School (math 42% / reading 55%, grade D, #198 of 667 statewide, top 30%, 2,980 students, 40% FRL) — zoned schools average 31% FRL vs 52% district-wide (21 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: 168 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $29 of equity ($1k loan paydown + $-1k appreciation (-0.7% local appreciation)).
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.7% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 19y 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 $76k; list at $175k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• 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 $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.55% ✓
• Cap rate: 15.21%
• Cash-on-cash: 31.85%
• DSCR: 2.42
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.4%
• Equity multiple: 2.49×
• Total profit: $72,916
• Equity at exit: $44,988

10-year hold

• IRR: 35.9%
• Equity multiple: 4.88×
• Total profit: $189,907
• Equity at exit: $49,623

Cash invested: $49,000 (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 33449

• Home prices YoY: -0.2%
• Active inventory: 168
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $4,464 high
• Mortgage (P&I): −$918
• Tax from tax record: −$77 /mo · $922/yr
• Insurance: −$73
• HOA: −$1,159
• Vacancy / Maint / Mgmt: −$938
• Net cashflow: $1,300

Break-even live

Break-even rent $2,818

Max offer price $175,000

Occupancy floor 66%

Sensitivity live

Price	-10% $1,399	-5% $1,350	+0% $1,300	+5% $1,251	+10% $1,201
Rent	-10% $948	-5% $1,124	+0% $1,300	+5% $1,477	+10% $1,653
Rate	-1.0pp $1,388	-0.5pp $1,345	base $1,300	+0.5pp $1,255	+1.0pp $1,209

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10173 Andover Coach Cir Unit G2 Lake Worth, FL	3.0	2.0	1807	$3,500	$1.94	25d	1	0.05mi
10303 Andover Coach Cir Unit A1 Wellington, FL	2.0	2.0	1420	$5,500	$3.87	25d	1	0.06mi
4553 Barclay Fair Way Lake Worth, FL	3.0	3.0	2278	$4,000	$1.76	17d	1	0.20mi
4553 Barclay Fair Way Lake Worth, FL	3.0	3.0	2278	$4,000	$1.76	25d	1	0.20mi
4528 Barclay Fair Way Lake Worth, FL	3.0	2.0	2147	$8,000	$3.73	0d	1	0.20mi
4841 Exeter Estate Ln Lake Worth, FL	3.0	3.0	2567	$5,000	$1.95	25d	1	0.52mi
10139 Wellington Parc Dr Lake Worth, FL	4.0	3.0	2076	$3,795	$1.83	3d	1	0.72mi
10415 Saint Germain Ct Wellington, FL	4.0	3.5	2469	$6,500	$2.63	22d	1	0.74mi
10415 Saint Germain Ct Wellington, FL	4.0	3.5	2469	$6,500	$2.63	3d	1	0.74mi
10283 Wellington Parc Dr Lake Worth, FL	4.0	3.0	2076	$3,600	$1.73	25d	1	0.76mi
10385 Wellington Parc Dr Lake Worth, FL	3.0	2.5	1783	$3,250	$1.82	20d	1	0.77mi
10457 Wellington Parc Dr Lake Worth, FL	3.0	2.5	1688	$3,200	$1.90	25d	1	0.78mi
3470 Custer Ave Lake Worth, FL	3.0	2.0	2040	$4,500	$2.21	25d	1	0.80mi
10348 Wellington Parc Dr Lake Worth, FL	3.0	2.5	2060	$3,300	$1.60	25d	1	0.81mi
10426 Wellington Parc Dr Unit 1 Wellington, FL	4.0	2.5	2587	$3,650	$1.41	25d	1	0.81mi
10450 Wellington Parc Dr Wellington, FL	3.0	2.5	1983	$3,350	$1.69	25d	1	0.81mi
4173 Imperial Club Ln Lake Worth, FL	3.0	2.5	1989	$2,995	$1.51	19d	1	0.84mi
10640 Oak Meadow Ln Lake Worth, FL	4.0	3.0	2727	$7,500	$2.75	18d	1	0.84mi
9676 Eagle Point Ln Lake Worth, FL	4.0	3.0	2815	$5,800	$2.06	25d	1	0.85mi
10880 Northgreen Dr Lake Worth, FL	3.0	3.5	2929	$13,000	$4.44	8d	1	0.86mi
3366 Harness Cir Lake Worth, FL	3.0	2.0	2340	$3,750	$1.60	11d	1	0.86mi
11065 Stone Creek St Wellington, FL	4.0	2.5	2478	$4,500	$1.82	25d	1	0.96mi
3306 Fargo Ave Lake Worth, FL	3.0	2.0	2370	$5,500	$2.32	25d	1	0.98mi
11137 Grandview Mnr Wellington, FL	4.0	3.0	2194	$9,500	$4.33	17d	1	1.05mi
10567 Paso Fino Dr Lake Worth, FL	3.0	2.0	1655	$3,950	$2.39	25d	1	1.19mi
10591 Paso Fino Dr Lake Worth, FL	3.0	2.0	1764	$3,500	$1.98	6d	1	1.22mi
4790 Navali Dr Lake Worth, FL	3.0	2.5	1708	$3,200	$1.87	25d	1	1.25mi
9006 Zevon Ct Lake Worth, FL	3.0	2.5	2032	$3,300	$1.62	25d	1	1.25mi
8985 Gulf Run Way Lake Worth, FL	3.0	2.5	2049	$3,400	$1.66	0d	1	1.26mi
4839 Navali Dr Lake Worth, FL	3.0	2.5	2124	$3,300	$1.55	25d	1	1.26mi
4194 Bluff Harbor Way Wellington, FL	3.0	2.5	2152	$3,999	$1.86	0d	1	1.27mi
4018 Bluff Harbor Way Wellington, FL	4.0	2.5	2160	$4,300	$1.99	8d	1	1.28mi
4178 Bluff Harbor Way Wellington, FL	3.0	2.0	1904	$3,800	$2.00	25d	1	1.28mi
10652 Ivanhoe Ln Wellington, FL	4.0	2.5	2746	$6,000	$2.18	25d	1	1.29mi
8658 Vista Greens Ct Lake Worth, FL	4.0	2.0	2372	$6,000	$2.53	0d	1	1.30mi
8951 Kingsmoor Way Lake Worth, FL	3.0	2.5	1918	$3,500	$1.82	5d	1	1.35mi
9108 Kingsmoor Way Lake Worth, FL	3.0	2.5	1918	$3,400	$1.77	11d	1	1.37mi
10731 Ivanhoe Ln Wellington, FL	4.0	2.5	2800	$8,500	$3.04	4d	1	1.38mi
8807 Antarus Dr Lake Worth, FL	3.0	2.5	1954	$3,700	$1.89	15d	1	1.38mi
8807 Antarus Dr Lake Worth, FL	3.0	2.5	1954	$3,700	$1.89	25d	1	1.38mi

HOA detail condo

• Monthly dues: $1,159 · $13,908/yr
• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 44 events

1. 2026-06-18
   days on market $175,000 Active 42 DOM
2. 2026-06-17
   days on market $175,000 Active 41 DOM
3. 2026-06-16
   days on market $175,000 Active 40 DOM
4. 2026-06-15
   days on market $175,000 Active 39 DOM
5. 2026-06-13
   days on market $175,000 Active 37 DOM
6. 2026-06-09
   days on market $175,000 Active 33 DOM
7. 2026-06-08
   days on market $175,000 Active 32 DOM
8. 2026-06-07
   days on market $175,000 Active 31 DOM
9. 2026-06-04
   days on market $175,000 Active 28 DOM
10. 2026-06-03
    days on market $175,000 Active 27 DOM
11. 2026-06-02
    days on market $175,000 Active 26 DOM
12. 2026-06-01
    days on market $175,000 Active 25 DOM
13. 2026-05-31
    days on market $175,000 Active 24 DOM
14. 2026-05-07
    listed $175,000 Active
15. 2025-05-17
    historical
16. 2025-04-06
    price $245,000
17. 2025-01-27
    price $200,000
18. 2024-12-03
    price $235,000
19. 2024-11-18
    listed $249,000 Active
20. 2024-06-25
    historical
21. 2023-12-29
    price $275,000
22. 2023-12-29
    status Active
23. 2023-11-14
    historical
24. 2023-10-11
    price $265,000
25. 2023-05-29
    price $275,000
26. 2023-04-25
    price $250,000
27. 2023-03-22
    listed $285,000 Active
28. 2018-01-02
    soldstatus $76,000
29. 2017-12-29
    soldstatus $76,000 Closed
30. 2017-11-30
    price $76,000
31. 2017-05-22
    listed $81,000 Active
32. 2012-01-13
    soldstatus $64,000
33. 2012-01-03
    historical
34. 2011-10-04
    listed $64,900
35. 2011-08-13
    historical
36. 2010-09-13
    listed $110,000
37. 2010-08-01
    historical
38. 2010-02-08
    listed $110,000
39. 2009-12-28
    historical
40. 2009-01-11
    listed $199,000
41. 2007-12-10
    soldstatus $199,000
42. 2007-11-30
    soldstatus $199,000
43. 2007-10-31
    historical
44. 2007-03-15
    listed $199,900

ⓘ 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: $922 · $77/mo
• Projected year-2 tax: $1,452 · $121/mo
• Expected delta: +$530/yr (+$44/mo · 57.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $53,572
• − Mortgage interest: −$9,803
• − Property taxes: −$922
• − Insurance: −$875
• − Repairs & maintenance: −$4,286
• − Management: −$4,286
• − HOA: −$13,908
• − Depreciation: −$5,091
• Taxable income: $14,402
• Est. tax owed @ 24.0%: −$3,456
• After-tax cash flow: $12,148/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 — Wellington

• Score: 73/100
• State rank: #294
• US rank: #4986

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 60,184
• Population (ZIP): 9,131

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 16% Black 14% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Cuban 3% Salvadoran 2%
• Common ancestry: Scotch-Irish 5% Romanian 4% Hispanic 3%
• Foreign-born: 21% · Canada, Jamaica, Vietnam
• Languages at home: 75% English-only · Spanish 12% French/Haitian/Cajun 4% Other Indo-European 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: ▼ -0.67%
• Current HPI: 271.0184
• 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

-12.5% since first listed

31 events — show timeline

• 2026-05-07 Listed $175,000 Beaches MLS
• 2025-05-17 Listing Removed — Beaches MLS
• 2025-04-06 Price Changed $245,000 Beaches MLS
• 2025-01-27 Price Changed $200,000 Beaches MLS
• 2024-12-03 Price Changed $235,000 Beaches MLS
• 2024-11-18 Listed $249,000 Beaches MLS
• 2024-06-25 Listing Removed — Beaches MLS
• 2023-12-29 Price Changed $275,000 Beaches MLS
• 2023-12-29 Relisted — Beaches MLS
• 2023-11-14 Listing Removed — Beaches MLS
• 2023-10-11 Price Changed $265,000 Beaches MLS
• 2023-05-29 Price Changed $275,000 Beaches MLS
• 2023-04-25 Price Changed $250,000 Beaches MLS
• 2023-03-22 Listed $285,000 Beaches MLS
• 2018-01-02 Sold (Public Records) $76,000 Public Records
• 2017-12-29 Sold (MLS) $76,000 Beaches MLS
• 2017-11-30 Price Changed $76,000 Beaches MLS
• 2017-05-22 Listed $81,000 Beaches MLS
• 2012-01-13 Sold (MLS) $64,000 Beaches MLS
• 2012-01-03 Listing Removed — Beaches MLS
• 2011-10-04 Listed $64,900 Beaches MLS
• 2011-08-13 Listing Removed — Beaches MLS
• 2010-09-13 Listed $110,000 Beaches MLS
• 2010-08-01 Listing Removed — Beaches MLS
• 2010-02-08 Listed $110,000 Beaches MLS
• 2009-12-28 Listing Removed — Beaches MLS
• 2009-01-11 Listed $199,000 Beaches MLS
• 2007-12-10 Sold (Public Records) $199,000 Public Records
• 2007-11-30 Sold (MLS) $199,000 Beaches MLS
• 2007-10-31 Listing Removed — Beaches MLS
• 2007-03-15 Listed $199,900 Beaches MLS

Property tax history

-5.1%/yr

Latest (2025): $922 · +2.5% YoY. Source: county tax records.