10303 N Andover Coach Ln Unit B1 · Wellington, FL 33449

$275,000

3 bd · 2.0 ba · 1,700 sqft · Condo public records · 89 Days on market

Built 1992 $1159/mo HOA · 33% 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 +13.4/30.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• Schools +4.3/10.0
• DSCR +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

* * * Buyer to receive a $5,000. credit from the seller at closing. A perfect blend of refined elegance and relaxed comfort awaits in this true 3BR, 2BA condo with picturesque views of the newly renovated East Golf Course and serene lake. Spend your days living the country club dream, and come home to the spacious comfort this condo provides. Being on the 2nd floor offers not only spectacular views but also soaring ceilings that add light and volume to your home. The open floor plan lets you design the space your way, while the split-bedroom layout ensures privacy for all. The bathrooms have been luxuriously remodeled, with the primary suite boasting an oversized bedroom overlooking the

Key facts

• Open floor plan
• Split-bedroom layout
• Oversized bedroom

Tags

• SERENE LAKE
• SOARING CEILINGS
• OPEN FLOOR PLAN
• SPLIT-BEDROOM LAYOUT
• OVERSIZED BEDROOM
• SPA-INSPIRED BATH

Property features AI

Finance

• Other: Pets allowed (restrictions may apply)
• HOA & community: Community amenities include clubhouse, elevators, fitness center, golf course, pool, sauna, tennis courts, pickleball courts, putting green, recreation facilities, business center, cafe/restaurant, on-site manager/management; Monthly association fee

Exterior

• Parking: Attached garage with one covered space and garage door opener
• Security: Gated community with guard
• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium; Two-story building; South-facing
• Construction: CBS construction
• Exterior features: Waterfront setting; Tile roof

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: Three main-level bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Cathedral and vaulted ceilings; Walk-in closets; Split bedroom layout; Roman tub
• Laundry & utility: Laundry inside unit

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $275k.

Deal economics

• At list price, monthly cash flow is $7 ($78/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $275k).
• Recommended offer: $258k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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: 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; 30 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 $45 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 89 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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.
• Current owner paid $132k; list at $275k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 33% 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 $258,499 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
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. 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 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: 1.29% ✓
• Cap rate: 6.32%
• Cash-on-cash: 0.10%
• DSCR: 1.00
• GRM: 6.5

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: -4.5%
• Equity multiple: 0.80×
• Total profit: $-15,633
• Equity at exit: $70,696

10-year hold

• IRR: 2.1%
• Equity multiple: 1.21×
• Total profit: $16,013
• Equity at exit: $77,979

Cash invested: $77,000 (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: 6.5×

Monthly cashflow live

• Estimated rent: $3,544 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$77 /mo · $927/yr
• Insurance: −$115
• HOA: −$1,159
• Vacancy / Maint / Mgmt: −$744
• Net cashflow: $7

Break-even live

Break-even rent $3,535

Max offer price $275,000

Occupancy floor 95%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10303 Andover Coach Cir Unit A1 Wellington, FL	2.0	2.0	1420	$5,500	$3.87	24d	1	0.03mi
10173 Andover Coach Cir Unit G2 Lake Worth, FL	3.0	2.0	1807	$3,500	$1.94	24d	1	0.07mi
10139 Wellington Parc Dr Lake Worth, FL	4.0	3.0	2076	$3,795	$1.83	3d	1	0.73mi
10283 Wellington Parc Dr Lake Worth, FL	4.0	3.0	2076	$3,600	$1.73	24d	1	0.76mi
10385 Wellington Parc Dr Lake Worth, FL	3.0	2.5	1783	$3,250	$1.82	19d	1	0.78mi
4173 Imperial Club Ln Lake Worth, FL	3.0	2.5	1989	$2,995	$1.51	18d	1	0.78mi
10457 Wellington Parc Dr Lake Worth, FL	3.0	2.5	1688	$3,200	$1.90	24d	1	0.78mi
10348 Wellington Parc Dr Lake Worth, FL	3.0	2.5	2060	$3,300	$1.60	24d	1	0.81mi
10450 Wellington Parc Dr Wellington, FL	3.0	2.5	1983	$3,350	$1.69	24d	1	0.81mi
3470 Custer Ave Lake Worth, FL	3.0	2.0	2040	$4,500	$2.21	24d	1	0.84mi
11137 Grandview Mnr Wellington, FL	4.0	3.0	2194	$9,500	$4.33	16d	1	0.99mi
10567 Paso Fino Dr Lake Worth, FL	3.0	2.0	1655	$3,950	$2.39	24d	1	1.16mi
10591 Paso Fino Dr Lake Worth, FL	3.0	2.0	1764	$3,500	$1.98	5d	1	1.19mi
4194 Bluff Harbor Way Wellington, FL	3.0	2.5	2152	$4,001	$1.86	2d	1	1.21mi
4018 Bluff Harbor Way Wellington, FL	4.0	2.5	2160	$4,300	$1.99	7d	1	1.22mi
9855 Herons Nest Ct Lake Worth, FL	1.0–3.0	1.0–2.0	1026	$2,510	$2.45	2d	7	1.22mi
4178 Bluff Harbor Way Wellington, FL	3.0	2.0	1904	$3,800	$2.00	24d	1	1.22mi
4790 Navali Dr Lake Worth, FL	3.0	2.5	1708	$3,200	$1.87	24d	1	1.31mi
9006 Zevon Ct Lake Worth, FL	3.0	2.5	2032	$3,300	$1.62	24d	1	1.31mi
4839 Navali Dr Lake Worth, FL	3.0	2.5	2124	$3,300	$1.55	24d	1	1.32mi
8951 Kingsmoor Way Lake Worth, FL	3.0	2.5	1918	$3,500	$1.82	5d	1	1.40mi
9108 Kingsmoor Way Lake Worth, FL	3.0	2.5	1918	$3,400	$1.77	10d	1	1.43mi
8807 Antarus Dr Lake Worth, FL	3.0	2.5	1954	$3,700	$1.89	24d	1	1.44mi
8807 Antarus Dr Lake Worth, FL	3.0	2.5	1954	$3,700	$1.89	15d	1	1.44mi
8914 Kingsmoor Way Lake Worth, FL	3.0	2.0	2019	$4,500	$2.23	24d	1	1.46mi
8914 Kingsmoor Way Lake Worth, FL	3.0	2.0	2019	$4,500	$2.23	10d	1	1.46mi
10372 Old Winston Ct Lake Worth, FL	3.0	2.0	1798	$3,395	$1.89	7d	1	1.48mi
4985 Navali Dr Lake Worth, FL	3.0	2.5	1604	$3,050	$1.90	2d	1	1.48mi
8883 Kingsmoor Way Lake Worth, FL	3.0	2.0	1997	$4,225	$2.12	10d	1	1.48mi
3109 Payson Way Wellington, FL	4.0	2.0	1900	$2,900	$1.53	24d	1	1.48mi

HOA detail condo

• Monthly dues: $1,159 · $13,908/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-03-28
   price $275,000
2. 2026-03-25
   price $279,000
3. 2026-02-26
   historical
4. 2026-02-26
   listed $285,000 Active
5. 2026-02-13
   price $285,000
6. 2026-01-05
   price $289,000
7. 2025-08-25
   listed $295,000 Active
8. 2025-08-23
   historical
9. 2010-01-26
   historical
10. 2009-08-01
    listed $159,000
11. 1994-04-14
    soldstatus $132,500

ⓘ 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: $927 · $77/mo
• Projected year-2 tax: $2,282 · $190/mo
• Expected delta: +$1,355/yr (+$113/mo · 146.1%)

ⓘ 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: $42,524
• − Mortgage interest: −$15,404
• − Property taxes: −$927
• − Insurance: −$1,375
• − Repairs & maintenance: −$3,402
• − Management: −$3,402
• − HOA: −$13,908
• − Depreciation: −$8,000
• Taxable loss: −$3,894
• Est. tax savings @ 24.0%: +$935
• After-tax cash flow: $1,013/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

+107.5% since first listed

11 events — show timeline

• 2026-03-28 Price Changed $275,000 Beaches MLS
• 2026-03-25 Price Changed $279,000 Beaches MLS
• 2026-02-26 Listing Removed — Beaches MLS
• 2026-02-26 Listed $285,000 Beaches MLS
• 2026-02-13 Price Changed $285,000 Beaches MLS
• 2026-01-05 Price Changed $289,000 Beaches MLS
• 2025-08-25 Listed $295,000 Beaches MLS
• 2025-08-23 Coming Soon — Beaches MLS
• 2010-01-26 Listing Removed — Beaches MLS
• 2009-08-01 Listed $159,000 Beaches MLS
• 1994-04-14 Sold (Public Records) $132,500 Public Records

Property tax history

+0.1%/yr

Latest (2025): $927 · +4.9% YoY. Source: county tax records.