3462 Harness Cir · Wellington, FL 33449

$649,900

4 bd · 2.5 ba · 2,580 sqft · SingleFamily public records · 38 Days on market

Built 1999 0.27 ac lot $85/mo HOA · 2% 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 +10.0/30.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Beautiful 4 Bedroom plus spacious Family Room, Office, an additional room, Florida Room/ Outdoor Kitchen w/ pantry, 3 Baths, 2 Car Garage house with amazing FRUIT GARDEN in desirable Farmington Estates. Conveniently located, minutes to A+ Rated Wellington schools, shopping (Whole Foods, Wellington Green Mall), dining, entertainment, Equestrian & Polo showground. Upgraded Kitchen w/ 42'' wood cabinets, granite countertops, SS appliances flowing into family & living room w/ high ceilings and high hats lighting. Tile floors throughout the entire house, Master Suite features a jacuzzi tub, shower, 2 sinks, walk-in closet. The home has accordion shutter hurricane protection.

Key facts

• Upgraded kitchen
• Fruit garden
• Outdoor kitchen

Tags

• FRUIT GARDEN
• OUTDOOR KITCHEN
• UPGRADED KITCHEN

Property features AI

Finance

• Financial info: Lease considered
• HOA & community: Monthly association fee of $85

Exterior

• Parking: 2-car garage; Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story; Faces east; Resale
• Construction: Block construction; Spanish tile roof
• Exterior features: Fruit trees; Canal-front waterfront

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Refrigerator; Pantry; Breakfast area
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Bedroom on main level; Breakfast area; Dining area; Separate/formal dining room; First floor entry; Garden tub/Roman tub; Pantry; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $650k.

Deal economics

• At list price, monthly cash flow is $-396 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $580k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $527k (19.0% below list).
• Recommended offer: $527k (19.0% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: 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: 171 active listings in the ZIP; 40 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 $107 of equity ($4k loan paydown + $-4k 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.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($630k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago; this cycle's ask is 13728% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $526,702 (19.0% 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 38 days. Have you received any prior offers? Is the seller open to a 19% 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. 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. 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: 0.81% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.61%
• DSCR: 0.88
• GRM: 10.3

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: -8.0%
• Equity multiple: 0.65×
• Total profit: $-64,426
• Equity at exit: $167,074

10-year hold

• IRR: -1.4%
• Equity multiple: 0.86×
• Total profit: $-25,087
• Equity at exit: $184,286

Cash invested: $181,972 (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: 171
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $5,267 high
• Mortgage (P&I): −$3,408
• Tax from tax record: −$793 /mo · $9,511/yr
• Insurance: −$271
• HOA: −$85
• Vacancy / Maint / Mgmt: −$1,106
• Net cashflow: $-396

Break-even live

Break-even rent $5,768

Max offer price $580,017

Occupancy floor —

Sensitivity live

Price	-10% $-28	-5% $-212	+0% $-396	+5% $-580	+10% $-763
Rent	-10% $-812	-5% $-604	+0% $-396	+5% $-188	+10% $21
Rate	-1.0pp $-68	-0.5pp $-230	base $-396	+0.5pp $-564	+1.0pp $-735

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: $162,475
• Closing costs: $19,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3366 Harness Cir Lake Worth, FL	3.0	2.0	2340	$3,750	$1.60	12d	1	0.16mi
3424 Collonade Dr Wellington, FL	5.0	4.5	3428	$6,500	$1.90	26d	1	0.23mi
3501 Collonade Dr Wellington, FL	4.0	4.5	3581	$8,000	$2.23	7d	1	0.27mi
10415 Saint Germain Ct Wellington, FL	4.0	3.5	2469	$6,500	$2.63	5d	1	0.28mi
10415 Saint Germain Ct Wellington, FL	4.0	3.5	2469	$6,500	$2.63	24d	1	0.28mi
10591 Paso Fino Dr Lake Worth, FL	3.0	2.0	1764	$3,500	$1.98	7d	1	0.29mi
10348 Wellington Parc Dr Lake Worth, FL	3.0	2.5	2060	$3,300	$1.60	26d	1	0.32mi
10283 Wellington Parc Dr Lake Worth, FL	4.0	3.0	2076	$3,600	$1.73	26d	1	0.32mi
10385 Wellington Parc Dr Lake Worth, FL	3.0	2.5	1783	$3,250	$1.82	21d	1	0.36mi
10426 Wellington Parc Dr Unit 1 Wellington, FL	4.0	2.5	2587	$3,650	$1.41	26d	1	0.37mi
10652 Ivanhoe Ln Wellington, FL	4.0	2.5	2746	$6,000	$2.18	26d	1	0.38mi
10450 Wellington Parc Dr Wellington, FL	3.0	2.5	1983	$3,350	$1.69	26d	1	0.38mi
10139 Wellington Parc Dr Lake Worth, FL	4.0	3.0	2076	$3,795	$1.83	4d	1	0.41mi
10731 Ivanhoe Ln Wellington, FL	4.0	2.5	2800	$8,500	$3.04	6d	1	0.49mi
2899 Florence St Wellington, FL	3.0	2.0	2459	$9,500	$3.86	26d	1	0.54mi
3425 Siena Cir Wellington, FL	4.0	3.5	3254	$6,500	$2.00	9d	1	0.56mi
3425 Siena Cir Wellington, FL	4.0	3.5	3254	$6,500	$2.00	24d	1	0.56mi
10274 Prato St Wellington, FL	4.0	2.0	2459	$6,500	$2.64	26d	1	0.66mi
10295 Trianon Pl Wellington, FL	5.0	3.0	3297	$6,600	$2.00	4d	1	0.67mi
10880 Northgreen Dr Lake Worth, FL	3.0	3.5	2929	$13,000	$4.44	9d	1	0.71mi
4127 Siena Cir Wellington, FL	3.0	3.0	2561	$9,600	$3.75	1d	1	0.76mi
4127 Siena Cir Wellington, FL	3.0	3.0	2561	$9,600	$3.75	9d	1	0.76mi
11137 Grandview Mnr Wellington, FL	4.0	3.0	2194	$9,500	$4.33	18d	1	0.81mi
3470 Custer Ave Lake Worth, FL	3.0	2.0	2040	$4,500	$2.21	26d	1	0.87mi
3306 Fargo Ave Lake Worth, FL	3.0	2.0	2370	$5,500	$2.32	26d	1	0.91mi
4173 Imperial Club Ln Lake Worth, FL	3.0	2.5	1989	$2,995	$1.51	20d	1	0.94mi
9829 Scribner Ln Wellington, FL	4.0	3.0	2244	$3,700	$1.65	26d	1	0.97mi
9825 Scribner Ln Wellington, FL	4.0	2.5	2104	$3,800	$1.81	24d	1	0.98mi
9825 Scribner Ln Wellington, FL	4.0	3.0	2888	$3,750	$1.30	17d	1	0.98mi
9825 Scribner Ln Wellington, FL	4.0	2.5	2104	$3,800	$1.81	26d	1	0.98mi
9825 Scribner Ln Wellington, FL	4.0	2.5	2104	$3,800	$1.81	18d	1	0.98mi
11065 Stone Creek St Wellington, FL	4.0	2.5	2478	$4,500	$1.82	26d	1	1.02mi
2301 Wellington Green Dr Wellington, FL	3.0	2.0	1836	$3,649	$1.99	26d	1	1.04mi
3738 Old Lighthouse Cir Wellington, FL	5.0	3.5	2933	$8,500	$2.90	26d	1	1.06mi
10173 Andover Coach Cir Unit G2 Lake Worth, FL	3.0	2.0	1807	$3,500	$1.94	26d	1	1.06mi
3109 Payson Way Wellington, FL	4.0	2.0	1900	$2,900	$1.53	26d	1	1.07mi
9754 Scribner Ln Wellington, FL	4.0	2.5	2573	$3,500	$1.36	14d	1	1.07mi
9754 Scribner Ln Wellington, FL	4.0	2.5	2573	$4,000	$1.55	24d	1	1.07mi
9754 Scribner Ln Wellington, FL	4.0	2.5	2573	$3,500	$1.36	9d	1	1.07mi
4553 Barclay Fair Way Lake Worth, FL	3.0	3.0	2278	$4,000	$1.76	26d	1	1.10mi

HOA detail

• Monthly dues: $85 · $1,020/yr

Listing history 30 events

1. 2026-06-21
   days on market $649,900 Active 38 DOM
2. 2026-06-18
   days on market $649,900 Active 35 DOM
3. 2026-06-17
   days on market $649,900 Active 34 DOM
4. 2026-06-16
   days on market $649,900 Active 33 DOM
5. 2026-06-15
   days on market $649,900 Active 32 DOM
6. 2026-06-13
   pricedays on market $649,900 Active 30 DOM
7. 2026-06-09
   days on market $715,900 Active 26 DOM
8. 2026-06-08
   days on market $715,900 Active 25 DOM
9. 2026-06-07
   days on market $715,900 Active 24 DOM
10. 2026-06-04
    days on market $715,900 Active 21 DOM
11. 2026-06-03
    days on market $715,900 Active 20 DOM
12. 2026-06-02
    pricedays on market $715,900 Active 19 DOM
13. 2026-06-01
    days on market $649,900 Active 18 DOM
14. 2026-05-31
    days on market $649,900 Active 17 DOM
15. 2026-05-16
    listed $4,700
16. 2026-05-14
    listed $649,900 Active
17. 2026-05-07
    historical $4,700
18. 2026-04-30
    historical
19. 2026-04-29
    listed $4,800
20. 2026-04-24
    historical $4,800
21. 2026-04-21
    listed $4,800
22. 2026-04-09
    listed $4,800
23. 2026-01-30
    price $699,900
24. 2025-12-02
    price $719,900
25. 2025-11-15
    listed $749,900 Active
26. 2023-11-02
    soldstatus $625,000
27. 2023-10-01
    historical
28. 2023-09-24
    price $649,990
29. 2023-09-05
    listed $695,000 Active
30. 1997-10-17
    soldstatus $238,000

ⓘ 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: $9,511 · $793/mo
• Projected year-2 tax: $9,511 · $793/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 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: $63,204
• − Mortgage interest: −$36,405
• − Property taxes: −$9,511
• − Insurance: −$3,250
• − Repairs & maintenance: −$5,056
• − Management: −$5,056
• − HOA: −$1,020
• − Depreciation: −$18,906
• Taxable loss: −$16,000
• Est. tax savings @ 24.0%: +$3,840
• After-tax cash flow: $-907/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

-98.0% since first listed

16 events — show timeline

• 2026-05-16 Listed for Rent $4,700 VLS
• 2026-05-14 Listed $649,900 MARMLS
• 2026-05-07 Rental Removed $4,700 VLS
• 2026-04-30 Listing Removed — MARMLS
• 2026-04-29 Listed for Rent $4,800 VLS
• 2026-04-24 Rental Removed $4,800 VLS
• 2026-04-21 Listed for Rent $4,800 VLS
• 2026-04-09 Listed for Rent $4,800 MARMLS
• 2026-01-30 Price Changed $699,900 MARMLS
• 2025-12-02 Price Changed $719,900 MARMLS
• 2025-11-15 Listed $749,900 MARMLS
• 2023-11-02 Sold (Public Records) $625,000 Public Records
• 2023-10-01 Listing Removed — Beaches MLS
• 2023-09-24 Price Changed $649,990 Beaches MLS
• 2023-09-05 Listed $695,000 Beaches MLS
• 1997-10-17 Sold (Public Records) $238,000 Public Records

Property tax history

+9.5%/yr

Latest (2025): $9,511 · -10.2% YoY. Source: county tax records.