8123 Woodslanding Trl · Wellington, FL 33411

$899,000

4 bd · 3.5 ba · 3,001 sqft · SingleFamily public records · 192 Days on market

Built 2006 0.41 ac lot $385/mo HOA · 7% 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.6/30.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.8/10.0

Listing remarks

Welcome to this stunning one-story estate home! Situated on a nearly 1/2-acre corner lot, this beautifully maintained and well-appointed residence features 4 bedrooms and 3.5 bathrooms. Step through the elegant double doors into a grand foyer that opens to the formal living and dining rooms. The spacious gourmet kitchen boasts granite countertops, stainless steel appliances, a large pantry, and a breakfast nook—perfect for entertaining while guests relax in the oversized family room. The split-bedroom layout offers privacy and convenience. The expansive master suite includes a luxurious ensuite and direct access to the patio. Three additional bedrooms share a Jack-and-Jill-bathroom, p

Key facts

• Grand foyer
• Gourmet kitchen
• Large pantry

Tags

• ONE STORY ESTATE HOME
• NEARLY 1.2 ACRE CORNER LOT
• GRAND FOYER
• GOURMET KITCHEN
• LARGE PANTRY
• OVERSIZED FAMILY ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $899k.

Deal economics

• At list price, monthly cash flow is $-1k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $637k (29.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $568k (36.9% below list).
• Recommended offer: $568k (36.9% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 3.4% in Wellington — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Everglades Elementary (math 70% / reading 74%, grade A-, #288 of 2,144 statewide, top 15%, 888 students, 34% FRL); Emerald Cove Middle School (math 61% / reading 64%, grade B+, #116 of 571 statewide, top 21%, 1,241 students, 36% 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 36% FRL vs 52% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents flat; 574 active listings in the ZIP; 8 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).
• At $5,676/mo this rent would consume 74% of the median local household income ($93k/yr) (locally 1870% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $96k of equity ($6k loan paydown + $90k appreciation (10.0% local appreciation)).
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$155k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($791k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y ago 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 5→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $567,642 (36.9% 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. It's been on market 192 days. Have you received any prior offers? Is the seller open to a 37% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.63% ✗
• Cap rate: 4.31%
• Cash-on-cash: -7.08%
• DSCR: 0.68
• GRM: 13.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 0.85% rent growth · sell at horizon

5-year hold

• IRR: 18.8%
• Equity multiple: 2.52×
• Total profit: $382,908
• Equity at exit: $809,890

10-year hold

• IRR: 17.0%
• Equity multiple: 5.69×
• Total profit: $1,179,573
• Equity at exit: $1,746,559

Cash invested: $251,720 (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 33411

• Home prices YoY: 1.9%
• Rents YoY: 0.8%
• Active inventory: 574
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $5,676 high
• Mortgage (P&I): −$4,714
• Tax from tax record: −$496 /mo · $5,952/yr
• Insurance: −$375
• HOA: −$385
• Vacancy / Maint / Mgmt: −$1,192
• Net cashflow: $-1,486

Break-even live

Break-even rent $7,557

Max offer price $636,544

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: $224,750
• Closing costs: $26,970
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
851 Edgebrook Ln West Palm Beach, FL	4.0	3.0	3038	$7,200	$2.37	8d	1	0.54mi
8152 Butler Greenwood Dr Royal Palm Beach, FL	3.0	3.0	2323	$10,000	$4.30	24d	1	0.70mi
544 Edgebrook Ln West Palm Beach, FL	4.0	4.5	3717	$5,900	$1.59	24d	1	0.73mi
8801 Wellington View Dr West Palm Beach, FL	5.0	4.5	4001	$7,500	$1.87	12d	1	0.76mi
9345 Madewood Ct Royal Palm Beach, FL	5.0	3.5	3929	$4,000	$1.02	24d	1	1.19mi
2057 Futana Way Wellington, FL	5.0	4.0	2700	$9,000	$3.33	15d	1	1.24mi
9326 Plantation Estates Dr Royal Palm Beach, FL	5.0	3.0	3161	$4,300	$1.36	24d	1	1.26mi
9433 Madewood Ct Royal Palm Beach, FL	4.0	2.0	2616	$5,350	$2.05	24d	1	1.32mi

HOA detail

• Monthly dues: $385 · $4,620/yr

Listing history 18 events

1. 2026-03-14
   status Pending
2. 2026-02-23
   historical Active Under Contract
3. 2026-02-03
   status Active
4. 2026-02-03
   historical
5. 2026-01-21
   price $899,000
6. 2025-09-03
   listed $940,000 Active
7. 2025-08-01
   historical
8. 2025-02-27
   price $950,000
9. 2025-01-29
   price $975,000
10. 2025-01-10
    price $1,000,000
11. 2024-11-18
    listed $1,100,000 Active
12. 2024-05-24
    historical
13. 2024-05-23
    historical
14. 2023-12-04
    listed $1,300,000 Active
15. 2023-11-24
    listed $1,300,000 Active
16. 2023-11-24
    historical
17. 2017-06-17
    historical
18. 2017-01-05
    listed $780,000 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: $5,952 · $496/mo
• Projected year-2 tax: $7,462 · $622/mo
• Expected delta: +$1,509/yr (+$126/mo · 25.4%)

ⓘ 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 5 d/yr ≥106°F today · 17 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: $68,117
• − Mortgage interest: −$50,358
• − Property taxes: −$5,952
• − Insurance: −$4,495
• − Repairs & maintenance: −$5,449
• − Management: −$5,449
• − HOA: −$4,620
• − Depreciation: −$26,153
• Taxable loss: −$34,360
• Est. tax savings @ 24.0%: +$8,246
• After-tax cash flow: $-9,582/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): 76,863
• Household income: $92,591
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 1870.0

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 0.70)
• Race & ethnicity: White 44% Hispanic / Latino 24% Black 23% Two or more races 16% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 4% Dominican 2%
• Common ancestry: Hispanic 6% Romanian 2% Italian 1%
• Foreign-born: 26% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 17% French/Haitian/Cajun 4% Other Indo-European 2%

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: ▲ 17.04%
• Current HPI: 903.78
• Rent YoY: ▲ 0.85%
• 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

+15.3% since first listed

18 events — show timeline

• 2026-03-14 Pending — Beaches MLS
• 2026-02-23 Contingent — Beaches MLS
• 2026-02-03 Relisted — Beaches MLS
• 2026-02-03 Listing Removed — Beaches MLS
• 2026-01-21 Price Changed $899,000 Beaches MLS
• 2025-09-03 Listed $940,000 Beaches MLS
• 2025-08-01 Listing Removed — Beaches MLS
• 2025-02-27 Price Changed $950,000 Beaches MLS
• 2025-01-29 Price Changed $975,000 Beaches MLS
• 2025-01-10 Price Changed $1,000,000 Beaches MLS
• 2024-11-18 Listed $1,100,000 Beaches MLS
• 2024-05-24 Listing Removed — Beaches MLS
• 2024-05-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-12-04 Listed $1,300,000 Stellar MLS as Distributed by MLS Grid
• 2023-11-24 Listed $1,300,000 Beaches MLS
• 2023-11-24 Coming Soon — Beaches MLS
• 2017-06-17 Listing Removed — Beaches MLS
• 2017-01-05 Listed $780,000 Beaches MLS

Property tax history

+1.0%/yr

Latest (2025): $5,952 · +3.0% YoY. Source: county tax records.