4362 Kensington Park Way · Wellington, FL 33449

$299,000

3 bd · 2.0 ba · 2,192 sqft · SingleFamily public records · 45 Days on market

Built 1993 5,634 sqft lot $1087/mo HOA · 25% of rent

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Why this score? — see what drove the C 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 +16.1/30.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• 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

Fantastic opportunity to enjoy the Wycliffe lifestyle in this freshly updated residence featuring new interior paint and new carpet. The well-designed layout offers comfortable living with a private screened-in patio, perfect for relaxing or entertaining. Experience all that Wycliffe Golf & Country Club has to offer. This home is located within Wycliffe Golf & Country Club, a private country club community offering an exceptional lifestyle and an impressive array of amenities. Residents enjoy access to two championship 18-hole golf courses, a recently completed $18+ million clubhouse renovation, multiple on-site dining venues, a full-service spa, a state-of-the-art fitness cente

Key facts

• 5,634 sq ft lot
• 2 garage spots
• Built 1993

Property features AI

Finance

• Financial info: Pets allowed with restrictions and potential number limits
• HOA & community: Homeowner association present (GRS and Wycliffe); Association amenities include clubhouse, fitness center, golf course, tennis courts, bocce ball, pickleball courts, putting green, sidewalks, community room, business center, cafe/restaurant, library, management, manager on site, elevator(s); Primary association dues billed monthly; additional association with quarterly fees

Exterior

• Parking: Attached 2-car garage with garage door opener; 2 covered parking spaces (total 2 parking spaces)
• Utilities: Public water; Public sewer; Cable available; Water and sewer available
• Home design: Single family residence; One story; Resale property; Faces south
• Construction: CBS construction; Tile roof; Building area reported as 2,828 total; living area reported as 2,192; Built (resale — year not provided)
• Exterior features: Private maintained road; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Split bedroom layout; Unfurnished
• Laundry & utility: Laundry closet inside the home; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $299k).
• Recommended offer: $290k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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: 168 active listings in the ZIP; 32 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 $49 of equity ($2k loan paydown + $-2k 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 45 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask is 11% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $210k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 25% 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 $290,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.47% ✓
• Cap rate: 6.91%
• Cash-on-cash: 2.19%
• DSCR: 1.10
• GRM: 5.7

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: -2.0%
• Equity multiple: 0.91×
• Total profit: $-7,550
• Equity at exit: $76,866

10-year hold

• IRR: 4.6%
• Equity multiple: 1.46×
• Total profit: $38,315
• Equity at exit: $84,785

Cash invested: $83,720 (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: 5.7×

Monthly cashflow live

• Estimated rent: $4,401 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$545 /mo · $6,539/yr
• Insurance: −$125
• HOA: −$1,087
• Vacancy / Maint / Mgmt: −$924
• Net cashflow: $153

Break-even live

Break-even rent $4,208

Max offer price $299,000

Occupancy floor 92%

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4553 Barclay Fair Way Lake Worth, FL	3.0	3.0	2278	$4,000	$1.76	17d	1	0.22mi
4553 Barclay Fair Way Lake Worth, FL	3.0	3.0	2278	$4,000	$1.76	24d	1	0.22mi
10303 Andover Coach Cir Unit A1 Wellington, FL	2.0	2.0	1420	$5,500	$3.87	24d	1	0.34mi
4841 Exeter Estate Ln Lake Worth, FL	3.0	3.0	2567	$5,000	$1.95	24d	1	0.35mi
10173 Andover Coach Cir Unit G2 Lake Worth, FL	3.0	2.0	1807	$3,500	$1.94	24d	1	0.38mi
4173 Imperial Club Ln Lake Worth, FL	3.0	2.5	1989	$2,995	$1.51	18d	1	0.54mi
10640 Oak Meadow Ln Lake Worth, FL	4.0	3.0	2727	$7,500	$2.75	17d	1	0.64mi
11065 Stone Creek St Wellington, FL	4.0	2.5	2478	$4,500	$1.82	24d	1	0.65mi
10880 Northgreen Dr Lake Worth, FL	3.0	3.5	2929	$13,000	$4.44	7d	1	0.67mi
11137 Grandview Mnr Wellington, FL	4.0	3.0	2194	$9,500	$4.33	17d	1	0.82mi
10415 Saint Germain Ct Wellington, FL	4.0	3.5	2469	$6,500	$2.63	22d	1	0.88mi
10415 Saint Germain Ct Wellington, FL	4.0	3.5	2469	$6,500	$2.63	3d	1	0.88mi
10139 Wellington Parc Dr Lake Worth, FL	4.0	3.0	2076	$3,795	$1.83	3d	1	0.95mi
4194 Bluff Harbor Way Wellington, FL	3.0	2.5	2152	$4,001	$1.86	2d	1	0.95mi
10283 Wellington Parc Dr Lake Worth, FL	4.0	3.0	2076	$3,600	$1.73	24d	1	0.95mi
4178 Bluff Harbor Way Wellington, FL	3.0	2.0	1904	$3,800	$2.00	24d	1	0.96mi
4018 Bluff Harbor Way Wellington, FL	4.0	2.5	2160	$4,300	$1.99	7d	1	0.98mi
10385 Wellington Parc Dr Lake Worth, FL	3.0	2.5	1783	$3,250	$1.82	19d	1	0.98mi
3366 Harness Cir Lake Worth, FL	3.0	2.0	2340	$3,750	$1.60	11d	1	0.99mi
10348 Wellington Parc Dr Lake Worth, FL	3.0	2.5	2060	$3,300	$1.60	24d	1	1.00mi
10457 Wellington Parc Dr Lake Worth, FL	3.0	2.5	1688	$3,200	$1.90	24d	1	1.00mi
10426 Wellington Parc Dr Unit 1 Wellington, FL	4.0	2.5	2587	$3,650	$1.41	24d	1	1.02mi
10450 Wellington Parc Dr Wellington, FL	3.0	2.5	1983	$3,350	$1.69	24d	1	1.03mi
9676 Eagle Point Ln Lake Worth, FL	4.0	3.0	2815	$5,800	$2.06	24d	1	1.03mi
3470 Custer Ave Lake Worth, FL	3.0	2.0	2040	$4,500	$2.21	24d	1	1.15mi
10567 Paso Fino Dr Lake Worth, FL	3.0	2.0	1655	$3,950	$2.39	24d	1	1.22mi
10591 Paso Fino Dr Lake Worth, FL	3.0	2.0	1764	$3,500	$1.98	5d	1	1.22mi
10652 Ivanhoe Ln Wellington, FL	4.0	2.5	2746	$6,000	$2.18	24d	1	1.28mi
10372 Old Winston Ct Lake Worth, FL	3.0	2.0	1798	$3,395	$1.89	7d	1	1.32mi
3306 Fargo Ave Lake Worth, FL	3.0	2.0	2370	$5,500	$2.32	24d	1	1.33mi
10731 Ivanhoe Ln Wellington, FL	4.0	2.5	2800	$8,500	$3.04	4d	1	1.34mi
4621 Windward Cove Ln Wellington, FL	4.0	3.0	2821	$4,000	$1.42	24d	1	1.37mi

HOA detail

• Monthly dues: $1,087 · $13,044/yr

Listing history 30 events

1. 2026-06-18
   days on market $299,000 Active 45 DOM
2. 2026-06-17
   days on market $299,000 Active 44 DOM
3. 2026-06-16
   days on market $299,000 Active 43 DOM
4. 2026-06-15
   days on market $299,000 Active 42 DOM
5. 2026-06-13
   days on market $299,000 Active 40 DOM
6. 2026-06-09
   days on market $299,000 Active 36 DOM
7. 2026-06-08
   days on market $299,000 Active 35 DOM
8. 2026-06-07
   days on market $299,000 Active 34 DOM
9. 2026-06-04
   days on market $299,000 Active 31 DOM
10. 2026-06-03
    days on market $299,000 Active 30 DOM
11. 2026-06-02
    days on market $299,000 Active 29 DOM
12. 2026-06-01
    days on market $299,000 Active 28 DOM
13. 2026-05-31
    days on market $299,000 Active 27 DOM
14. 2026-05-04
    price $299,000
15. 2026-05-04
    listed $269,000 Active
16. 2025-12-19
    historical
17. 2025-12-17
    historical $8,750
18. 2025-12-12
    price $8,750
19. 2025-11-27
    listed $9,500
20. 2025-11-27
    historical $9,500
21. 2025-11-26
    listed $9,500
22. 2025-09-29
    price $249,000
23. 2025-06-05
    price $265,000
24. 2025-05-25
    listed $305,000 Active
25. 2025-04-10
    historical
26. 2024-12-17
    price $324,900
27. 2024-11-15
    price $390,000
28. 2024-07-25
    listed $430,000 Active
29. 1993-12-20
    soldstatus $210,000
30. 1993-06-30
    soldstatus $136,000

ⓘ 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: $6,539 · $545/mo
• Projected year-2 tax: $6,539 · $545/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: $52,815
• − Mortgage interest: −$16,749
• − Property taxes: −$6,539
• − Insurance: −$1,495
• − Repairs & maintenance: −$4,225
• − Management: −$4,225
• − HOA: −$13,044
• − Depreciation: −$8,698
• Taxable loss: −$2,160
• Est. tax savings @ 24.0%: +$518
• After-tax cash flow: $2,349/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

+119.9% since first listed

17 events — show timeline

• 2026-05-04 Price Changed $299,000 Beaches MLS
• 2026-05-04 Listed $269,000 Beaches MLS
• 2025-12-19 Listing Removed — Beaches MLS
• 2025-12-17 Rental Removed $8,750 GFLMLS
• 2025-12-12 Price Changed $8,750 GFLMLS
• 2025-11-27 Listed for Rent $9,500 GFLMLS
• 2025-11-27 Rental Removed $9,500 RMLSFL
• 2025-11-26 Listed for Rent $9,500 RMLSFL
• 2025-09-29 Price Changed $249,000 Beaches MLS
• 2025-06-05 Price Changed $265,000 Beaches MLS
• 2025-05-25 Listed $305,000 Beaches MLS
• 2025-04-10 Listing Removed — Beaches MLS
• 2024-12-17 Price Changed $324,900 Beaches MLS
• 2024-11-15 Price Changed $390,000 Beaches MLS
• 2024-07-25 Listed $430,000 Beaches MLS
• 1993-12-20 Sold (Public Records) $210,000 Public Records
• 1993-06-30 Sold (Public Records) $136,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $6,539 · +209.7% YoY. Source: county tax records.