7855 Willow Springs Dr Apt 711 · Wellington, FL 33467

$169,999

2 bd · 2.0 ba · 1,360 sqft · Condo public records · 186 Days on market

Built 1985 $566/mo HOA · 26% 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 +11.2/30.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 2 Bedroom, 2 Bath first floor corner unit. Featuring eat in kitchen large screened Patio. Newer AC & Hot Water Heater. Hurricane Screens on all windows. Willow Bend is a Great Adult Community with 2 Clubhouses 2 Pools, Tennis ETC. Conveniently Located to Shopping, Restaurants, Turnpike. A Great PLACE TO CALL HOME!!!

Key facts

• Screened back porch
• Hot tub
• Tennis court

Tags

• UPGRADED KITCHEN
• SCREENED BACK PORCH
• WALK IN CLOSETS
• TWO POOLS
• HOT TUB
• TENNIS COURT

Property features AI

Finance

• Financial info: Pets allowed (cats and dogs; number and size limits apply)
• HOA & community: Has association (Gardens of Willow Bend); Monthly HOA fee; HOA covers cable TV, grounds maintenance, trash, water and common areas; Community amenities: fitness center, game room, jogging path, picnic area, pool, sauna, spa/hot tub, tennis courts, pickleball courts, shuffleboard court, library, sidewalks, street lights, parking

Exterior

• Parking: Assigned parking; Guest parking
• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Sewer available; Water available
• Home design: Condominium; Single-story (1 story); Faces west; Resale property
• Construction: CBS construction; Composition/Shingle roof
• Exterior features: Porch; Corner lot; Sidewalks; Paved road

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Walk-in closets
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $-65 ($-776/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (6.7% below list).
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% 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: Liberty Park Elementary School (math 25% / reading 38%, grade F, #1,841 of 2,144 statewide, top 86%, 845 students, 76% FRL); Okeeheelee Middle School (math 34% / reading 40%, grade F, #399 of 571 statewide, top 71%, 1,377 students, 68% FRL); Palm Beach Central High School (math 42% / reading 55%, grade D, #198 of 667 statewide, top 30%, 2,980 students, 40% FRL).
• Market conditions: Rents soft (-0.4%/yr); 666 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• 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 186 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 28y ago; this cycle's ask has dropped $14k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; list at $170k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• 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 $149,599 (12.0% 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 186 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.26% ✓
• Cap rate: 5.84%
• Cash-on-cash: -1.63%
• DSCR: 0.93
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -24.0%
• Equity multiple: 0.21×
• Total profit: $-37,564
• Equity at exit: $25,347

10-year hold

• IRR: -42.3%
• Equity multiple: -0.28×
• Total profit: $-60,728
• Equity at exit: $14,698

Cash invested: $47,600 (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 33467

• Rents YoY: -0.4%
• Active inventory: 666
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,146 high
• Mortgage (P&I): −$891
• Tax from tax record: −$232 /mo · $2,782/yr
• Insurance: −$71
• HOA: −$566
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-65

Break-even live

Break-even rent $2,228

Max offer price $158,574

Occupancy floor 98%

Sensitivity live

Price	-10% $32	-5% $-17	+0% $-65	+5% $-113	+10% $-161
Rent	-10% $-234	-5% $-149	+0% $-65	+5% $20	+10% $105
Rate	-1.0pp $21	-0.5pp $-21	base $-65	+0.5pp $-109	+1.0pp $-154

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7855 Willow Spring Dr #723 Lake Worth, FL	2.0	2.0	1360	$1,700	$1.25	26d	1	0.02mi
7855 Willow Spring Dr #723 Lake Worth, FL	2.0	2.0	1360	$1,700	$1.25	19d	1	0.02mi
7844 Willow Spring Dr #1715 Lake Worth, FL	2.0	2.0	1360	$1,950	$1.43	6d	1	0.03mi
7831 Willow Spring Dr #524 Lake Worth, FL	2.0	2.0	1360	$2,000	$1.47	26d	1	0.05mi
7879 Willow Spring Dr #913 Lake Worth, FL	2.0	2.0	1360	$1,800	$1.32	1d	1	0.06mi
7879 Willow Spring Dr #923 Lake Worth, FL	2.0	2.0	1360	$1,800	$1.32	26d	1	0.06mi
3230 Pebble Beach Dr Lake Worth, FL	3.0	2.0	1800	$3,000	$1.67	26d	1	0.34mi
845 Salem Ln Lake Worth, FL	2.0	2.0	1024	$1,850	$1.81	26d	1	0.58mi
4310 Chukka Ln Lake Worth, FL	1.0–3.0	1.0–2.0	986	$2,664	$2.70	0d	23	0.72mi
711 Laconia Cir Unit B Lake Worth, FL	2.0	2.0	1088	$2,300	$2.11	26d	1	0.74mi
733 Nantucket Cir Lake Worth, FL	2.0	2.0	941	$2,500	$2.66	26d	1	0.74mi
8300 Garden Catalina Cir Lake Worth, FL	2.0	2.0	1097	$2,595	$2.37	26d	1	0.77mi
8300 Garden Catalina Cir Lake Worth, FL	2.0	2.0	1269	$2,965	$2.34	17d	1	0.77mi
192 Cape Cod Cir Lake Worth, FL	1.0	1.5	902	$1,850	$2.05	26d	1	0.79mi
245 Down East Ln Unit B Lake Worth, FL	2.0	2.0	941	$1,900	$2.02	26d	1	0.80mi
8641 Antarus Dr Lake Worth, FL	3.0	2.5	1724	$3,250	$1.89	6d	1	0.87mi
8641 Antarus Dr Lake Worth, FL	3.0	2.5	1724	$3,350	$1.94	6d	1	0.87mi
386 Bennington Ln Lake Worth, FL	2.0	2.0	941	$2,000	$2.13	16d	1	0.93mi
4125 Pine Branch Cir Lake Worth, FL	3.0	2.0	1786	$2,800	$1.57	26d	1	0.97mi
3326 Arcara Way #108 Lake Worth, FL	2.0	2.0	1222	$1,825	$1.49	18d	1	0.98mi
3286 Arcara Way #413 Lake Worth, FL	2.0	2.0	1222	$1,800	$1.47	1d	1	1.00mi
3212 Strawflower Way Lake Worth, FL	2.0	2.0	1017	$2,000	$1.97	19d	2	1.06mi
3212 Strawflower Way #207 Lake Worth, FL	2.0	2.0	1017	$1,850	$1.82	26d	1	1.06mi
3212 Strawflower Way Greenacres, FL	2.0	2.0	1017	$2,200	$2.16	12d	1	1.06mi
4689 Eventing St Lake Worth, FL	3.0	2.5	1870	$3,300	$1.76	26d	1	1.10mi
3755 Via Poinciana #304 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	26d	1	1.11mi
3661 Via Poinciana #616 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	23d	1	1.12mi
3661 Via Poinciana #616 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	15d	1	1.12mi
4575 Lucerne Lakes Blvd W #104 Lake Worth, FL	1.0	1.0	900	$1,240	$1.38	13d	1	1.14mi
4575 Lucerne Lakes Blvd W #104 Lake Worth, FL	1.0	1.0	900	$1,275	$1.42	9d	1	1.14mi
3178 Via Poinciana #303 Lake Worth, FL	2.0	2.0	1145	$1,600	$1.40	26d	1	1.16mi
3356 Via Mancebo St Lake Worth, FL	3.0	2.5	1728	$2,650	$1.53	16d	1	1.19mi
4640 Lucerne Lakes Blvd W Lake Worth, FL	2.0	1.0–2.0	960	$1,525	$1.59	6d	2	1.23mi
3146 Via Poinciana #301 Lake Worth, FL	2.0	2.0	1080	$1,500	$1.39	22d	1	1.23mi
6939 Harbours Edge Ave Unit 6939 Greenacres, FL	3.0	2.5	1695	$3,000	$1.77	9d	1	1.24mi
6939 Harbours Edge Ave Unit 6939 Greenacres, FL	3.0	2.5	1695	$3,000	$1.77	23d	1	1.24mi
3810 Via Poinciana #404 Lake Worth, FL	2.0	2.0	1114	$1,900	$1.71	9d	1	1.25mi
4373 Trevi Ct Lake Worth, FL	2.0	1.5	1080	$2,500	$2.31	19d	1	1.26mi
6923 Harbours Edge Ave Lake Worth, FL	3.0	2.5	1690	$3,000	$1.78	3d	1	1.27mi
6923 Harbours Edge Ave Lake Worth, FL	3.0	2.5	1690	$3,000	$1.78	26d	1	1.27mi

HOA detail condo

• Monthly dues: $566 · $6,792/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-04-30
   status Pending
2. 2026-04-17
   price $169,999
3. 2026-02-13
   price $178,900
4. 2025-10-23
   listed $183,900 Active
5. 2014-07-09
   soldstatus $68,000
6. 2014-07-02
   soldstatus $68,000 Closed 331-char remark

   Show marketing remark (331 chars)

   Beautiful 2 Bedroom, 2 Bath first floor corner unit. Featuring eat in kitchen large screened Patio. Newer AC & Hot Water Heater. Hurricane Screens on all windows. Willow Bend is a Great Adult Community with 2 Clubhouses 2 Pools, Tennis ETC. Conveniently Located to Shopping, Restaurants, Turnpike. A Great PLACE TO CALL HOME!!!

7. 2014-06-10
   status Pending 331-char remark

   Show marketing remark (331 chars)

   Beautiful 2 Bedroom, 2 Bath first floor corner unit. Featuring eat in kitchen large screened Patio. Newer AC & Hot Water Heater. Hurricane Screens on all windows. Willow Bend is a Great Adult Community with 2 Clubhouses 2 Pools, Tennis ETC. Conveniently Located to Shopping, Restaurants, Turnpike. A Great PLACE TO CALL HOME!!!

8. 2014-05-17
   listed $73,000 Active 331-char remark

   Show marketing remark (331 chars)

   Beautiful 2 Bedroom, 2 Bath first floor corner unit. Featuring eat in kitchen large screened Patio. Newer AC & Hot Water Heater. Hurricane Screens on all windows. Willow Bend is a Great Adult Community with 2 Clubhouses 2 Pools, Tennis ETC. Conveniently Located to Shopping, Restaurants, Turnpike. A Great PLACE TO CALL HOME!!!

9. 2011-09-23
   soldstatus $55,000
10. 2011-09-16
    soldstatus $55,000 325-char remark

    Show marketing remark (325 chars)

    IMMACULATE 1ST FL CORNER CONDO. THIS 2BR 2BA HAS HURRICANE SCREENS ON ALL WINDOWS. A/C & HOT WATER HEATER ARE 1 YR OLD. WILLOW BEND IS A GREAT ADULT COMMUNITY FEATURING 2 CLUBHOUSES, 2 POOLS, TENNIS, ETC, AND IS CONVENIENTLY LOCATED NEAR TURNPIKE, RESTAURANTS, AND SHOPPING. A GREAT PLACE TO CALL HOME! COME CHECK IT OUT!

11. 2011-09-02
    historical 325-char remark

    Show marketing remark (325 chars)

    IMMACULATE 1ST FL CORNER CONDO. THIS 2BR 2BA HAS HURRICANE SCREENS ON ALL WINDOWS. A/C & HOT WATER HEATER ARE 1 YR OLD. WILLOW BEND IS A GREAT ADULT COMMUNITY FEATURING 2 CLUBHOUSES, 2 POOLS, TENNIS, ETC, AND IS CONVENIENTLY LOCATED NEAR TURNPIKE, RESTAURANTS, AND SHOPPING. A GREAT PLACE TO CALL HOME! COME CHECK IT OUT!

12. 2011-08-01
    listed $57,500 325-char remark

    Show marketing remark (325 chars)

    IMMACULATE 1ST FL CORNER CONDO. THIS 2BR 2BA HAS HURRICANE SCREENS ON ALL WINDOWS. A/C & HOT WATER HEATER ARE 1 YR OLD. WILLOW BEND IS A GREAT ADULT COMMUNITY FEATURING 2 CLUBHOUSES, 2 POOLS, TENNIS, ETC, AND IS CONVENIENTLY LOCATED NEAR TURNPIKE, RESTAURANTS, AND SHOPPING. A GREAT PLACE TO CALL HOME! COME CHECK IT OUT!

13. 1998-12-18
    soldstatus $52,000
14. 1998-12-15
    soldstatus $52,000
15. 1998-11-23
    historical
16. 1998-06-29
    listed $58,900

ⓘ 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: $2,782 · $232/mo
• Projected year-2 tax: $2,782 · $232/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 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,754
• − Mortgage interest: −$9,523
• − Property taxes: −$2,782
• − Insurance: −$850
• − Repairs & maintenance: −$2,060
• − Management: −$2,060
• − HOA: −$6,792
• − Depreciation: −$4,945
• Taxable loss: −$3,258
• Est. tax savings @ 24.0%: +$782
• After-tax cash flow: $6/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): 58,411
• Household income: $95,739
• Rent vs Own: 13.6% rent · 86.4% own
• Severe rent burden: 960.0

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 0.59)
• Race & ethnicity: White 59% Hispanic / Latino 22% Two or more races 13% Black 10% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 4% Dominican 2%
• Common ancestry: Romanian 4% Scotch-Irish 3% Hispanic 3%
• Foreign-born: 24% · Canada, Jamaica, Vietnam
• Languages at home: 71% English-only · Spanish 17% French/Haitian/Cajun 5% 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: ▼ -288.94%
• Current HPI: 343.7738
• Rent YoY: ▼ -0.40%
• 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

+188.6% since first listed

16 events — show timeline

• 2026-04-30 Pending — Beaches MLS
• 2026-04-17 Price Changed $169,999 Beaches MLS
• 2026-02-13 Price Changed $178,900 Beaches MLS
• 2025-10-23 Listed $183,900 Beaches MLS
• 2014-07-09 Sold (Public Records) $68,000 Public Records
• 2014-07-02 Sold (MLS) $68,000 Beaches MLS
• 2014-06-10 Pending — Beaches MLS
• 2014-05-17 Listed $73,000 Beaches MLS
• 2011-09-23 Sold (Public Records) $55,000 Public Records
• 2011-09-16 Sold (MLS) $55,000 Beaches MLS
• 2011-09-02 Listing Removed — Beaches MLS
• 2011-08-01 Listed $57,500 Beaches MLS
• 1998-12-18 Sold (Public Records) $52,000 Public Records
• 1998-12-15 Sold (MLS) $52,000 Beaches MLS
• 1998-11-23 Listing Removed — Beaches MLS
• 1998-06-29 Listed $58,900 Beaches MLS

Property tax history

+11.2%/yr

Latest (2025): $2,782 · +177.8% YoY. Source: county tax records.