12378 Sawgrass Ct · Wellington, FL 33414

$745,000

5 bd · 2.0 ba · 2,333 sqft · SingleFamily public records · 14 Days on market

Built 1980 0.32 ac lot Est $777k · at est.

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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).

• ARV discount +9.3/15.0
• Cash flow +8.5/30.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

CORNER LOT POOL HOME GENERATOR MOVE-IN READY Welcome to 12378 Sawgrass Court in the heart of Wellingtona home filled with warmth, character, and lasting memories. This beautiful 45 bedroom residence sits on a spacious corner lot in the highly desirable Avondale Woods community, where tree-lined streets and a peaceful atmosphere create the perfect place to call home. Inside, youll find soaring vaulted ceilings and a bright, open layout that makes the home feel both expansive and inviting. The recently upgraded kitchen is a true centerpiece, offering modern finishes and ample space for cooking, gathering, and entertaining. This is the one buyers have been waiting for in Wellingtons sough

Key facts

• Screened pool
• Upgraded kitchen
• Covered patio

Tags

• CORNER LOT
• POOL HOME
• GENERATOR
• UPGRADED KITCHEN
• SCREENED POOL
• COVERED PATIO

Property features AI

Finance

• Other: Pets allowed (cats and dogs OK)
• HOA & community: Part of Avondale Woods HOA; HOA provides tennis courts; HOA fees cover trash and common areas

Exterior

• Parking: Attached 2-car garage with garage door opener; Driveway with two additional open parking spaces; Concrete parking
• Security: Security system
• Utilities: Public water; Public sewer; Generator for electric service; Cable available; Water connected; Sewer available
• Home design: Single family residence; One story; Resale property, updated/remodeled; Faces north; Standby generator
• Construction: Concrete construction; Shingle roof
• Exterior features: Open patio; Screened patio; Patio; Back yard fencing; Full fenced yard with privacy and security wood fencing; Corner lot with sidewalks and landscaping; Oversized lot; Private in-ground pool with screen enclosure

Interior

• Kitchen: Disposal; Dishwasher; Microwave; Refrigerator; Electric cooktop; Freezer
• Bedrooms: Five bedrooms on the main level; Accessible bedroom and accessible closets
• Flooring: Carpet; Laminate; Tile
• Bathrooms: Three full bathrooms on the main level; Adaptable and accessible full bath features
• Heating & cooling: Electric heating; Central air conditioning; Ceiling fans
• Interior features: High ceilings; Kitchen island; Fireplace (wood burning); Shutters on windows
• Laundry & utility: Indoor laundry room

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $745k.

Deal economics

• At list price, monthly cash flow is $-649 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $630k (15.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $492k (33.9% below list).
• Recommended offer: $492k (33.9% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.4% in Wellington — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: Wellington Elementary School (math 60% / reading 64%, grade B, #608 of 2,144 statewide, top 29%, 950 students, 38% FRL); Wellington Landings Middle (math 70% / reading 72%, grade A, #59 of 571 statewide, top 11%, 1,230 students, 29% FRL); Wellington High School (math 57% / reading 65%, grade C+, #102 of 667 statewide, top 15%, 2,688 students, 29% FRL) — zoned schools average 32% FRL vs 52% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 65% at this address vs 50% district-wide (+15 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: Rents rising (+2.3%/yr); 616 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• At $4,921/mo this rent would consume 53% of the median local household income ($112k/yr) (locally 1566% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $22k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

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 $492,106 (33.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.66% ✗
• Cap rate: 5.25%
• Cash-on-cash: -3.73%
• DSCR: 0.83
• GRM: 12.6

CMA / ARV

• ARV (on-the-fly): $776,889
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12180 Sugar Pine Trl	0.42mi	4/2.5 (-1)	2,146 (-8%)	16mo	$715,000	$333	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.31% rent growth · sell at horizon

5-year hold

• IRR: -23.3%
• Equity multiple: 0.21×
• Total profit: $-165,764
• Equity at exit: $111,082

10-year hold

• IRR: -19.8%
• Equity multiple: -0.02×
• Total profit: $-212,543
• Equity at exit: $64,414

Cash invested: $208,600 (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 33414

• Home prices YoY: -30.2%
• Rents YoY: 2.3%
• Active inventory: 616
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $4,921 high
• Mortgage (P&I): −$3,907
• Tax from tax record: −$320 /mo · $3,835/yr
• Insurance: −$310
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,033
• Net cashflow: $-649

Break-even live

Break-even rent $5,743

Max offer price $630,318

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: $186,250
• Closing costs: $22,350
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12351 Gingerwood Ln Wellington, FL	4.0	2.0	2053	$3,600	$1.75	7d	1	0.17mi
12351 Gingerwood Ln Wellington, FL	4.0	2.0	2053	$3,856	$1.88	24d	1	0.17mi
280 Sulky Way Wellington, FL	4.0	2.0	2278	$4,500	$1.98	17d	1	0.30mi
12327 Quercus Ln Wellington, FL	4.0	2.5	3058	$10,000	$3.27	24d	1	0.38mi
12775 Guilford Cir Wellington, FL	4.0	3.0	2212	$7,000	$3.16	24d	1	0.67mi
1342 Essex Dr Wellington, FL	4.0	2.0	2652	$8,000	$3.02	24d	1	0.72mi
1251 Rowayton Cir Wellington, FL	4.0	2.5	2290	$3,495	$1.53	24d	1	0.72mi
101 Mill Pond Ln Royal Palm Beach, FL	5.0	2.5	3210	$4,650	$1.45	15d	1	0.74mi
101 Mill Pond Ln Royal Palm Beach, FL	5.0	2.5	3210	$4,650	$1.45	17d	1	0.74mi
13302 Doubletree Cir Wellington, FL	5.0	5.5	3200	$15,000	$4.69	12d	1	0.86mi
1243 Kinglet Ter Wellington, FL	5.0	2.5	1920	$5,000	$2.60	24d	1	0.86mi
1027 Aviary Rd Wellington, FL	4.0	2.5	2376	$3,455	$1.45	2d	1	0.98mi
11647 Anhinga Dr Wellington, FL	5.0	3.0	2279	$9,900	$4.34	13d	1	0.99mi
11647 Anhinga Dr Wellington, FL	5.0	3.0	2279	$9,900	$4.34	24d	1	0.99mi
1248 Lake Breeze Dr Wellington, FL	4.0	3.0	2324	$4,400	$1.89	20d	1	1.01mi
1256 Lake Breeze Dr Wellington, FL	4.0	2.0	1707	$5,000	$2.93	12d	1	1.03mi
1352 Wyndcliff Dr Wellington, FL	4.0	2.0	1740	$5,000	$2.87	24d	1	1.03mi
12828 Meadowbreeze Dr Wellington, FL	4.0	2.5	2377	$4,500	$1.89	24d	1	1.05mi
106 Fernwood Cres Royal Palm Beach, FL	4.0	2.0	2088	$3,500	$1.68	15d	1	1.05mi
1401 Hideaway Bnd Wellington, FL	4.0	2.0	2122	$3,950	$1.86	24d	1	1.07mi
1019 Larch Way Wellington, FL	4.0	2.0	2125	$4,000	$1.88	24d	1	1.10mi
1123 Northumberland Ct Wellington, FL	5.0	3.0	2487	$6,000	$2.41	24d	1	1.13mi
1734 Harborside Cir Wellington, FL	4.0	3.5	1998	$3,825	$1.91	24d	1	1.19mi
1750 Harborside Cir Wellington, FL	4.0	2.0	1672	$3,400	$2.03	18d	1	1.19mi
1900 Lakes Blvd Wellington, FL	4.0	1.5	1900	$3,200	$1.68	24d	1	1.21mi
13484 Jonquil Ct Wellington, FL	4.0	2.0	2383	$4,500	$1.89	7d	1	1.23mi
13484 Jonquil Ct Wellington, FL	4.0	2.0	2383	$4,500	$1.89	17d	1	1.23mi
12915 Collecting Canal Rd Loxahatchee, FL	4.0	3.0	3296	$10,000	$3.03	24d	1	1.23mi
1779 Harborside Cir Wellington, FL	4.0	2.5	1920	$8,500	$4.43	24d	1	1.26mi
1760 Shoreside Cir Wellington, FL	4.0	2.5	1920	$3,400	$1.77	17d	1	1.31mi
13647 Barberry Dr Wellington, FL	4.0	2.5	2421	$7,000	$2.89	24d	1	1.32mi
1637 Farmington Cir Wellington, FL	4.0	2.0	2212	$5,500	$2.49	24d	1	1.34mi
1637 Farmington Cir Wellington, FL	4.0	2.0	2212	$5,500	$2.49	15d	1	1.34mi
1654 Farmington Cir Wellington, FL	4.0	2.5	2539	$6,900	$2.72	4d	1	1.34mi
13557 Northumberland Cir Wellington, FL	5.0	3.5	2821	$7,000	$2.48	22d	1	1.45mi
10690 Old Hammock Way Wellington, FL	5.0	3.0	3065	$6,000	$1.96	24d	1	1.45mi

Listing history 13 events

1. 2026-06-18
   days on market $745,000 Active 14 DOM
2. 2026-06-17
   days on market $745,000 Active 13 DOM
3. 2026-06-16
   days on market $745,000 Active 12 DOM
4. 2026-06-15
   days on market $745,000 Active 11 DOM
5. 2026-06-13
   days on market $745,000 Active 9 DOM
6. 2026-06-09
   days on market $745,000 Active 5 DOM
7. 2026-06-07
   days on market $745,000 Active 3 DOM
8. 2026-06-04
   pricedays on marketlisting id $745,000 Active 1 DOM
9. 2026-06-03
   days on market $699,000 Active 47 DOM
10. 2026-06-02
    days on market $699,000 Active 46 DOM
11. 2026-06-01
    days on market $699,000 Active 45 DOM
12. 2026-05-31
    days on market $699,000 Active 44 DOM
13. 2026-04-15
    listed $699,000 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: $3,835 · $320/mo
• Projected year-2 tax: $6,184 · $515/mo
• Expected delta: +$2,349/yr (+$196/mo · 61.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $59,053
• − Mortgage interest: −$41,732
• − Property taxes: −$3,835
• − Insurance: −$3,725
• − Repairs & maintenance: −$4,724
• − Management: −$4,724
• − Depreciation: −$21,673
• Taxable loss: −$21,360
• Est. tax savings @ 24.0%: +$5,126
• After-tax cash flow: $-2,664/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

• Census place: Wellington, FL
• County: Palm Beach County · 1,438,312 people
• City population: 60,184
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 60,184
• Household income: $112,241
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 1566.0

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 0.67)
• Race & ethnicity: White 47% Hispanic / Latino 29% Two or more races 20% Black 13% Asian 6%
• Hispanic origin (detail): Mexican 4% Puerto Rican 5% Cuban 6% Dominican 1% Salvadoran 1%
• Common ancestry: Hispanic 4% Romanian 3% Lithuanian 2%
• Foreign-born: 26% · Canada, Jamaica, China
• Languages at home: 67% English-only · Spanish 23% French/Haitian/Cajun 3% 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: ▼ -152.58%
• Current HPI: 352.9366
• Rent YoY: ▲ 2.31%
• 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

1 event — show timeline

• 2026-04-15 Listed $699,000 Beaches MLS

Property tax history

+1.8%/yr

Latest (2025): $3,835 · +3.7% YoY. Source: county tax records.