9052 Gulf Run Way Unit C6 · Wellington, FL 33467

$301,860

3 bd · 2.0 ba · 1,423 sqft · Condo public records · 122 Days on market

Built 2022 $492/mo HOA · 16% 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 +12.6/30.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Schools +4.3/10.0
• DSCR +3.7/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful PBC Workforce Housing Unit Mod-1 APPROVED BUYERS ONLY, with new tile floors throughout. This unit offers a beautifully designed, modern, low-maintenance Florida living. This light-filled home features an open layout perfect for entertaining, a sleek kitchen with quality finishes, and spacious bedrooms including a private primary suite. Impact windows and contemporary details provide comfort and peace of mind. Enjoy your own balcony for morning coffee or evening relaxation. One-car garage included. Conveniently located near shopping, dining, and major roads, this move-in ready residence blends style, comfort, and convenience in one exceptional opportunity. No investors, no cash off

Key facts

• New tile floors
• Own balcony
• Open layout

Tags

• NEW TILE FLOORS
• OPEN LAYOUT
• SLEEK KITCHEN
• IMPACT WINDOWS
• PRIVATE PRIMARY SUITE
• OWN BALCONY

Property features AI

Finance

• Other: Built by Lennar; Resale condition; Living area noted from appraiser
• Financial info: Pets allowed with no restrictions
• HOA & community: Community amenities include cabana, clubhouse, dog park, jogging path, picnic area, playground, pool, and sidewalks; Monthly HOA fee

Exterior

• Parking: Detached garage; One covered space; Open parking available; One garage space
• Security: Fire alarm; Fire sprinkler system; Smoke detectors
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; Multi/split levels; Entry-level living area present; Faces south; Three stories total
• Construction: Stucco and CBS construction; Spanish tile roof with wood truss/rafter; Second/third floor concrete
• Exterior features: Sidewalks; No waterfront

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: One bedroom on the main level
• Flooring: Ceramic tile; Concrete on second/third floors
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen island; Walk-in closets; Split bedroom layout; Unfurnished
• Laundry & utility: Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $302k.

Deal economics

• At list price, monthly cash flow is $-41 ($-490/yr) — negative.
• To cash-flow at today's rent, offer at most $295k (2.4% below list).
• Meets the 1% rule at list price ($3k rent vs $302k).
• Recommended offer: $266k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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: Discovery Key Elementary School (math 61% / reading 72%, grade B+, #473 of 2,144 statewide, top 23%, 1,050 students, 31% FRL); Woodlands Middle School (math 51% / reading 58%, grade B-, #183 of 571 statewide, top 34%, 1,551 students, 40% FRL) — zoned schools average 36% FRL vs 52% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.4%/yr); 651 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 38% of the median local income ($96k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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

• It's been on market 122 days — a 12% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

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 $265,636 (12.0% 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 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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 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: 1.01% ✓
• Cap rate: 6.13%
• Cash-on-cash: -0.58%
• DSCR: 0.97
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.2%
• Equity multiple: 0.29×
• Total profit: $-60,168
• Equity at exit: $45,008

10-year hold

• IRR: -26.1%
• Equity multiple: -0.05×
• Total profit: $-89,135
• Equity at exit: $26,099

Cash invested: $84,521 (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 33467

• Rents YoY: -0.4%
• Active inventory: 651
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $3,044 high
• Mortgage (P&I): −$1,583
• Tax from tax record: −$245 /mo · $2,941/yr
• Insurance: −$126
• HOA: −$492
• Vacancy / Maint / Mgmt: −$639
• Net cashflow: $-41

Break-even live

Break-even rent $3,096

Max offer price $294,650

Occupancy floor 96%

Sensitivity live

Price	-10% $130	-5% $45	+0% $-41	+5% $-126	+10% $-212
Rent	-10% $-281	-5% $-161	+0% $-41	+5% $79	+10% $200
Rate	-1.0pp $111	-0.5pp $36	base $-41	+0.5pp $-119	+1.0pp $-199

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: $75,465
• Closing costs: $9,056
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4790 Navali Dr Lake Worth, FL	3.0	2.5	1708	$3,200	$1.87	24d	1	0.23mi
4985 Navali Dr Lake Worth, FL	3.0	2.5	1604	$3,050	$1.90	2d	1	0.33mi
8641 Antarus Dr Lake Worth, FL	3.0	2.5	1724	$3,350	$1.94	5d	1	0.48mi
8641 Antarus Dr Lake Worth, FL	3.0	2.5	1724	$3,250	$1.89	4d	1	0.48mi
4837 Chantilly Rd Lake Worth, FL	3.0	2.5	1826	$3,300	$1.81	24d	1	0.49mi
4689 Eventing St Lake Worth, FL	3.0	2.5	1870	$3,300	$1.76	24d	1	0.52mi
9015 Twigg Rd Lake Worth, FL	3.0	2.0	1008	$2,600	$2.58	5d	1	0.65mi
4310 Chukka Ln Lake Worth, FL	1.0–3.0	1.0–2.0	986	$3,112	$3.15	2d	21	0.72mi
8300 Garden Catalina Cir Lake Worth, FL	2.0	2.0	1097	$2,595	$2.37	24d	1	0.81mi
8300 Garden Catalina Cir Lake Worth, FL	2.0	2.0	1269	$2,965	$2.34	16d	1	0.81mi
9855 Herons Nest Ct Lake Worth, FL	1.0–3.0	1.0–2.0	1026	$2,510	$2.45	2d	7	1.13mi
10173 Andover Coach Cir Unit G2 Lake Worth, FL	3.0	2.0	1807	$3,500	$1.94	24d	1	1.14mi
10303 Andover Coach Cir Unit A1 Wellington, FL	2.0	2.0	1420	$5,500	$3.87	24d	1	1.19mi
7879 Willow Spring Dr #923 Lake Worth, FL	2.0	2.0	1360	$1,800	$1.32	24d	1	1.30mi
7855 Willow Spring Dr #723 Lake Worth, FL	2.0	2.0	1360	$1,700	$1.25	24d	1	1.34mi
7855 Willow Spring Dr #723 Lake Worth, FL	2.0	2.0	1360	$1,700	$1.25	18d	1	1.34mi
7844 Willow Spring Dr #1715 Lake Worth, FL	2.0	2.0	1360	$1,950	$1.43	5d	1	1.35mi
7831 Willow Spring Dr #524 Lake Worth, FL	2.0	2.0	1360	$2,000	$1.47	24d	1	1.39mi
8413 Linden Way Lake Worth, FL	4.0	2.0	1800	$3,500	$1.94	12d	1	1.46mi
10457 Wellington Parc Dr Lake Worth, FL	3.0	2.5	1688	$3,200	$1.90	24d	1	1.50mi

HOA detail condo

• Monthly dues: $492 · $5,904/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-18
   days on market $301,860 Active 122 DOM
2. 2026-06-17
   days on market $301,860 Active 121 DOM
3. 2026-06-16
   days on market $301,860 Active 120 DOM
4. 2026-06-15
   days on market $301,860 Active 119 DOM
5. 2026-06-13
   days on market $301,860 Active 117 DOM
6. 2026-06-09
   days on market $301,860 Active 113 DOM
7. 2026-06-07
   days on market $301,860 Active 111 DOM
8. 2026-06-04
   days on market $301,860 Active 108 DOM
9. 2026-06-03
   days on market $301,860 Active 107 DOM
10. 2026-06-01
    days on market $301,860 Active 105 DOM
11. 2026-05-31
    days on market $301,860 Active 104 DOM
12. 2026-04-26
    status Active
13. 2026-03-31
    historical Active Under Contract
14. 2026-02-16
    listed $301,860 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: $2,941 · $245/mo
• Projected year-2 tax: $2,941 · $245/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 · 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: $36,532
• − Mortgage interest: −$16,909
• − Property taxes: −$2,941
• − Insurance: −$1,509
• − Repairs & maintenance: −$2,923
• − Management: −$2,923
• − HOA: −$5,904
• − Depreciation: −$8,781
• Taxable loss: −$5,358
• Est. tax savings @ 24.0%: +$1,286
• After-tax cash flow: $796/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

• County: Palm Beach County · 1,438,312 people
• City population: 60,184
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 58,411
• Household income: $95,739
• Rent vs Own: 13.6% rent · 86.4% own
• Severe rent burden: 960.0

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 0.59)
• Race & ethnicity: White 59% Hispanic / Latino 22% Two or more races 13% Black 10% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 4% Dominican 2%
• Common ancestry: Romanian 4% Scotch-Irish 3% Hispanic 3%
• Foreign-born: 24% · Canada, Jamaica, Vietnam
• Languages at home: 71% English-only · Spanish 17% French/Haitian/Cajun 5% 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: ▼ -288.94%
• Current HPI: 343.7738
• Rent YoY: ▼ -0.40%
• 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

3 events — show timeline

• 2026-04-26 Relisted — Beaches MLS
• 2026-03-31 Contingent — Beaches MLS
• 2026-02-16 Listed $301,860 Beaches MLS

Property tax history

+48.7%/yr

Latest (2025): $2,941 · +3.3% YoY. Source: county tax records.