11759 Paradise Cove Ln · Wellington, FL 33449

$1,289,000

6 bd · 3.5 ba · 4,177 sqft · SingleFamily public records · 269 Days on market

Built 2002 0.37 ac lot Est $957k · 35% over $410/mo HOA · 3% of rent ↓ 38% since listing

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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 +17.7/30.0
• DSCR +5.5/10.0
• Appreciation +4.7/10.0
• 1% rule +4.4/10.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Welcome to 11759 Paradise Cove Lane—a private lakefront home in the gated community of Isles at Wellington. Set on an oversized cul-de-sac lot with only one neighboring home, this residence offers exceptional privacy, lush tropical landscaping, and an incredible water view. Inside, you’ll find a bright, open layout with soaring ceilings, abundant natural light, and spacious living areas ideal for entertaining. Recent improvements include two newer A/C systems, fresh interior paint, updated lighting, newer upstairs carpeting, and a new refrigerator. A garage conversion adds a flexible 7th bedroom—perfect for a guest suite, home office, gym, or multigenerational living. Step

Key facts

• In-law suite
• Landscaped grounds
• Custom landscaping

Tags

• GATED NEIGHBORHOODS
• LANDSCAPED GROUNDS
• IN-LAW SUITE
• CUSTOM LANDSCAPING
• EQUESTRIAN FACILITIES

Property features AI

Finance

• Other: Lakefront property with approximately 60' frontage; Lot is roughly a quarter to half acre; Community amenities include pickleball and tennis courts
• Financial info: Pets allowed with restrictions
• HOA & community: Homeowners association with monthly fee; Association fee includes common area maintenance and security; Community features: clubhouse, fitness center, game room, gated community, maintained community, park, pickleball, on-site property manager, pool, sidewalks, street lights, tennis courts

Exterior

• Parking: Attached garage with 3 spaces; Circular driveway; Driveway parking; Garage door opener; Guest parking
• Security: Gated community; Security guard; Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Two-story home; Resale (existing construction); South-facing
• Construction: Block construction; Spanish tile roof; Builder model: St. Thomas
• Exterior features: Balcony; Open patio and porch; Room for pool; Storm/security shutters; Community pool and spa

Interior

• Kitchen: Built-in oven; Electric range; Dishwasher; Microwave; Refrigerator; Disposal; Kitchen island; Pantry; Breakfast bar
• Bedrooms: Bedroom on main level; In-law suite; Upper-level primary
• Flooring: Carpet; Tile
• Bathrooms: Four full bathrooms; Dual sinks; Jetted tub; Separate shower
• Heating & cooling: Central air conditioning; Ceiling fans; Electric heating
• Interior features: Arched windows with blinds; Breakfast bar; Dining area and separate formal dining room; First-floor entry; High ceilings; Jetted tub; Kitchen island; Pantry; Separate shower; Upper-level primary suite; Walk-in closets
• Laundry & utility: Washer and dryer included; Laundry tub; Water softener (owned)

What this means for you Summary

Snapshot

• This is a 6-bed/3.5-bath single-family listed at $1.29M.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.21M (5.9% below list).
• Recommended offer: $1.13M (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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: schools A+, crime A+, employment 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.
• Market conditions: 168 active listings in the ZIP; 16 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 $213 of equity ($9k loan paydown + $-9k 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 269 days — a 12% lower offer ($1.13M) is reasonable based on typical stale-listing flexibility.

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 $1,134,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 269 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 0.94% ✗
• Cap rate: 7.25%
• Cash-on-cash: 3.42%
• DSCR: 1.15
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $956,533
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11552 Paradise Cove Ln	0.26mi	5/4.0 (-1)	3,668 (-12%)	9mo	$840,000	$229	53

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

Projected returns pro-forma

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

5-year hold

• IRR: -0.8%
• Equity multiple: 0.97×
• Total profit: $-12,601
• Equity at exit: $331,372

10-year hold

• IRR: 5.5%
• Equity multiple: 1.55×
• Total profit: $198,094
• Equity at exit: $365,510

Cash invested: $360,920 (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: 8.9×

Monthly cashflow live

• Estimated rent: $12,126 high
• Mortgage (P&I): −$6,760
• Tax from tax record: −$845 /mo · $10,141/yr
• Insurance: −$537
• HOA: −$410
• Vacancy / Maint / Mgmt: −$2,547
• Net cashflow: $1,028

Break-even live

Break-even rent $10,825

Max offer price $1,289,000

Occupancy floor 87%

Sensitivity live

Price	-10% $1,758	-5% $1,393	+0% $1,028	+5% $663	+10% $298
Rent	-10% $70	-5% $549	+0% $1,028	+5% $1,507	+10% $1,986
Rate	-1.0pp $1,677	-0.5pp $1,356	base $1,028	+0.5pp $694	+1.0pp $354

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: $322,250
• Closing costs: $38,670
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11695 Sunrise View Ln Wellington, FL	5.0	4.5	4616	$12,000	$2.60	19d	1	0.13mi
11910 Osprey Point Cir Wellington, FL	5.0	4.0	4450	$17,000	$3.82	12d	1	0.16mi
11910 Osprey Point Cir Wellington, FL	5.0	4.0	4450	$17,000	$3.82	24d	1	0.16mi
11615 Paradise Cove Ln Wellington, FL	5.0	4.0	4177	$12,000	$2.87	22d	1	0.17mi
11750 Osprey Point Cir Wellington, FL	5.0	3.0	3324	$6,800	$2.05	24d	1	0.20mi
4693 Sugar Beach Way Wellington, FL	5.0	3.0	3280	$8,500	$2.59	24d	1	0.26mi
11836 Osprey Point Cir Wellington, FL	5.0	4.0	4293	$15,999	$3.73	5d	1	0.26mi
4673 Island Reef Dr Wellington, FL	5.0	4.0	4177	$8,500	$2.03	24d	1	0.36mi
4600 Mariners Cove Dr Wellington, FL	5.0	3.0	3375	$6,500	$1.93	24d	1	0.51mi
11246 Maritime Ct Wellington, FL	5.0	3.0	3375	$6,000	$1.78	24d	1	0.52mi
11206 Maritime Ct Wellington, FL	5.0	3.0	3375	$5,250	$1.56	24d	1	0.57mi
4209 Wellington Shores Dr Wellington, FL	5.0	3.0	3245	$5,500	$1.69	24d	1	0.66mi
12442 Equine Ln Wellington, FL	6.0	4.5	4146	$20,000	$4.82	24d	1	0.90mi
3738 Old Lighthouse Cir Wellington, FL	5.0	3.5	2933	$8,500	$2.90	24d	1	0.98mi
12465 World Cup Ln Wellington, FL	5.0	4.5	3740	$10,000	$2.67	24d	1	0.99mi
10780 Anderson Ln Lake Worth, FL	7.0	4.5	4626	$20,000	$4.32	24d	1	1.33mi

HOA detail

• Monthly dues: $410 · $4,920/yr
• Likely covers: waterlandscapinggymsecurity

Listing history 16 events

1. 2026-06-18
   days on market $1,289,000 Active 269 DOM
2. 2026-06-17
   days on market $1,289,000 Active 268 DOM
3. 2026-06-16
   days on market $1,289,000 Active 267 DOM
4. 2026-06-15
   days on market $1,289,000 Active 266 DOM
5. 2026-06-13
   days on market $1,289,000 Active 264 DOM
6. 2026-06-09
   days on market $1,289,000 Active 260 DOM
7. 2026-06-07
   days on market $1,289,000 Active 258 DOM
8. 2026-06-04
   days on market $1,289,000 Active 255 DOM
9. 2026-06-03
   days on market $1,289,000 Active 254 DOM
10. 2026-06-01
    days on market $1,289,000 Active 252 DOM
11. 2026-05-31
    days on market $1,289,000 Active 251 DOM
12. 2026-03-06
    price $1,289,000
13. 2025-11-13
    price $1,320,000
14. 2025-10-13
    price $1,340,000
15. 2025-09-22
    listed $1,360,000 Active
16. 2002-05-28
    soldstatus $2,071,000

ⓘ 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: $10,141 · $845/mo
• Projected year-2 tax: $10,699 · $892/mo
• Expected delta: +$558/yr (+$47/mo · 5.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $145,518
• − Mortgage interest: −$72,204
• − Property taxes: −$10,141
• − Insurance: −$6,445
• − Repairs & maintenance: −$11,641
• − Management: −$11,641
• − HOA: −$4,920
• − Depreciation: −$37,498
• Taxable loss: −$8,973
• Est. tax savings @ 24.0%: +$2,154
• After-tax cash flow: $14,491/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
• 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

-37.8% since first listed

5 events — show timeline

• 2026-03-06 Price Changed $1,289,000 MARMLS
• 2025-11-13 Price Changed $1,320,000 MARMLS
• 2025-10-13 Price Changed $1,340,000 MARMLS
• 2025-09-22 Listed $1,360,000 MARMLS
• 2002-05-28 Sold (Public Records) $2,071,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $10,141 · +3.2% YoY. Source: county tax records.