7867 Willow Spring Dr #821 · Wellington, FL 33467

$162,000

2 bd · 2.0 ba · 1,360 sqft · Condo public records · 34 Days on market

Built 1985 $665/mo HOA · 31% 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 +15.1/30.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained second-floor condo in a highly desirable 55+ community in Lake Worth! This spacious 2-bedroom, 2-bath residence features soaring ceilings, gorgeous laminate flooring, and an inviting layout designed for comfortable Florida living. The bright eat-in kitchen is perfect for casual dining, while the screened-in lanai provides a peaceful retreat to relax and enjoy the sunshine. Both generously sized bedrooms include walk-in closets and private baths for added comfort and privacy. An in-unit washer and dryer offer everyday convenience, and the pet-friendly community adds exceptional value with HOA fees covering water, cable, and exterior maintenance. Residen

Key facts

• $665 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: Pets allowed with restrictions (breed, number, size limits possible)
• HOA & community: Has association (Gardens Of Willow Bend III); Monthly HOA fee of $665; HOA covers cable TV, insurance, grounds maintenance, trash, water and common areas; Community amenities include clubhouse, fitness center, pool, tennis courts, parking, sidewalks and street lights; Senior community

Exterior

• Parking: Assigned parking; Guest parking; Total of 1 parking space
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; Single-story; Resale condition; South-facing
• Construction: CBS construction; Composition/shingle roof; Building contains 1,592 total area (public records) and 1,360 living area
• Exterior features: Zero lot line; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: Cathedral and vaulted ceilings; Walk-in closet(s); Split bedroom layout; Custom mirrors; Blinds
• Laundry & utility: Inside laundry with washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $162k.

Deal economics

• At list price, monthly cash flow is $55 ($657/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $162k).
• Recommended offer: $157k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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) — zoned schools average 72% FRL vs 52% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 50% district-wide (-15 pts) — the specific schools serving this property underperform the Palm Beach average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.4%/yr); 665 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 34 days — a 3% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 27y 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 $54k; list at $162k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% 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 $157,140 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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. 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. 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. 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: 1.32% ✓
• Cap rate: 6.70%
• Cash-on-cash: 1.45%
• DSCR: 1.06
• GRM: 6.3

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: -18.8%
• Equity multiple: 0.37×
• Total profit: $-28,693
• Equity at exit: $24,155

10-year hold

• IRR: -24.1%
• Equity multiple: 0.04×
• Total profit: $-43,339
• Equity at exit: $14,007

Cash invested: $45,360 (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: 665
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,143 high
• Mortgage (P&I): −$850
• Tax from tax record: −$56 /mo · $672/yr
• Insurance: −$68
• HOA: −$665
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $55

Break-even live

Break-even rent $2,073

Max offer price $162,000

Occupancy floor 92%

Sensitivity live

Price	-10% $146	-5% $101	+0% $55	+5% $9	+10% $-37
Rent	-10% $-115	-5% $-30	+0% $55	+5% $139	+10% $224
Rate	-1.0pp $136	-0.5pp $96	base $55	+0.5pp $13	+1.0pp $-30

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7879 Willow Spring Dr #913 Lake Worth, FL	2.0	2.0	1360	$1,800	$1.32	0d	1	0.06mi
7879 Willow Spring Dr #923 Lake Worth, FL	2.0	2.0	1360	$1,800	$1.32	25d	1	0.06mi
7855 Willow Spring Dr #723 Lake Worth, FL	2.0	2.0	1360	$1,700	$1.25	25d	1	0.08mi
7855 Willow Spring Dr #723 Lake Worth, FL	2.0	2.0	1360	$1,700	$1.25	18d	1	0.08mi
7844 Willow Spring Dr #1715 Lake Worth, FL	2.0	2.0	1360	$1,950	$1.43	6d	1	0.12mi
7831 Willow Spring Dr #524 Lake Worth, FL	2.0	2.0	1360	$2,000	$1.47	25d	1	0.12mi
3230 Pebble Beach Dr Lake Worth, FL	3.0	2.0	1800	$3,000	$1.67	25d	1	0.27mi
845 Salem Ln Lake Worth, FL	2.0	2.0	1024	$1,850	$1.81	25d	1	0.67mi
4310 Chukka Ln Lake Worth, FL	1.0–3.0	1.0–2.0	986	$2,666	$2.70	0d	24	0.75mi
733 Nantucket Cir Lake Worth, FL	2.0	2.0	941	$2,500	$2.66	25d	1	0.80mi
711 Laconia Cir Unit B Lake Worth, FL	2.0	2.0	1088	$2,300	$2.11	25d	1	0.80mi
8300 Garden Catalina Cir Lake Worth, FL	2.0	2.0	1097	$2,595	$2.37	25d	1	0.82mi
8300 Garden Catalina Cir Lake Worth, FL	2.0	2.0	1269	$2,965	$2.34	17d	1	0.82mi
245 Down East Ln Unit B Lake Worth, FL	2.0	2.0	941	$1,900	$2.02	25d	1	0.86mi
192 Cape Cod Cir Lake Worth, FL	1.0	1.5	902	$1,850	$2.05	25d	1	0.86mi
8641 Antarus Dr Lake Worth, FL	3.0	2.5	1724	$3,350	$1.94	5d	1	0.87mi
8641 Antarus Dr Lake Worth, FL	3.0	2.5	1724	$3,250	$1.89	5d	1	0.87mi
386 Bennington Ln Lake Worth, FL	2.0	2.0	941	$2,000	$2.13	16d	1	1.02mi
3326 Arcara Way #108 Lake Worth, FL	2.0	2.0	1222	$1,825	$1.49	17d	1	1.03mi
3286 Arcara Way #413 Lake Worth, FL	2.0	2.0	1222	$1,800	$1.47	0d	1	1.04mi
4125 Pine Branch Cir Lake Worth, FL	3.0	2.0	1786	$2,800	$1.57	25d	1	1.06mi
3212 Strawflower Way Lake Worth, FL	2.0	2.0	1017	$2,000	$1.97	18d	2	1.10mi
3212 Strawflower Way #207 Lake Worth, FL	2.0	2.0	1017	$1,850	$1.82	25d	1	1.10mi
3212 Strawflower Way Greenacres, FL	2.0	2.0	1017	$2,200	$2.16	11d	1	1.10mi
4689 Eventing St Lake Worth, FL	3.0	2.5	1870	$3,300	$1.76	25d	1	1.14mi
3755 Via Poinciana #304 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	25d	1	1.18mi
3178 Via Poinciana #303 Lake Worth, FL	2.0	2.0	1145	$1,600	$1.40	25d	1	1.19mi
3661 Via Poinciana #616 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	23d	1	1.19mi
3661 Via Poinciana #616 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	14d	1	1.19mi
4575 Lucerne Lakes Blvd W #104 Lake Worth, FL	1.0	1.0	900	$1,240	$1.38	13d	1	1.23mi
4575 Lucerne Lakes Blvd W #104 Lake Worth, FL	1.0	1.0	900	$1,275	$1.42	8d	1	1.23mi
3356 Via Mancebo St Lake Worth, FL	3.0	2.5	1728	$2,650	$1.53	16d	1	1.24mi
3146 Via Poinciana #301 Lake Worth, FL	2.0	2.0	1080	$1,500	$1.39	21d	1	1.26mi
8154 Montserrat Pl Wellington, FL	2.0	2.0	1526	$3,200	$2.10	25d	1	1.27mi
4640 Lucerne Lakes Blvd W Lake Worth, FL	2.0	1.0–2.0	960	$1,525	$1.59	5d	2	1.32mi
3810 Via Poinciana #404 Lake Worth, FL	2.0	2.0	1114	$1,900	$1.71	8d	1	1.32mi
3154 Via Poinciana #214 Lake Worth, FL	2.0	2.0	1092	$1,500	$1.37	25d	1	1.33mi
6939 Harbours Edge Ave Unit 6939 Greenacres, FL	3.0	2.5	1695	$3,000	$1.77	23d	1	1.33mi
6939 Harbours Edge Ave Unit 6939 Greenacres, FL	3.0	2.5	1695	$3,000	$1.77	8d	1	1.33mi
4373 Trevi Ct Lake Worth, FL	2.0	1.5	1080	$2,500	$2.31	18d	1	1.35mi

HOA detail condo

• Monthly dues: $665 · $7,980/yr
• Likely covers: watercableexterior maint.
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-21
   days on market $162,000 Active 34 DOM
2. 2026-06-18
   days on market $162,000 Active 31 DOM
3. 2026-06-17
   days on market $162,000 Active 30 DOM
4. 2026-06-16
   days on market $162,000 Active 29 DOM
5. 2026-06-15
   days on market $162,000 Active 28 DOM
6. 2026-06-13
   days on market $162,000 Active 26 DOM
7. 2026-06-09
   days on market $162,000 Active 22 DOM
8. 2026-06-08
   days on market $162,000 Active 21 DOM
9. 2026-06-07
   days on market $162,000 Active 20 DOM
10. 2026-06-04
    days on market $162,000 Active 17 DOM
11. 2026-06-03
    days on market $162,000 Active 16 DOM
12. 2026-06-02
    days on market $162,000 Active 15 DOM
13. 2026-06-01
    days on market $162,000 Active 14 DOM
14. 2026-05-31
    days on market $162,000 Active 13 DOM
15. 2026-05-18
    listed $162,000 Active
16. 2026-05-05
    historical
17. 2025-11-05
    listed $174,900 Active
18. 2025-03-28
    historical
19. 2025-03-10
    price $180,000
20. 2025-01-18
    price $179,900
21. 2024-12-16
    price $199,900
22. 2024-12-05
    price $209,900
23. 2024-11-27
    price $219,800
24. 2024-11-15
    listed $219,900 Active
25. 2013-09-22
    historical
26. 2013-09-22
    historical
27. 2002-03-12
    soldstatus $54,000
28. 2002-03-08
    soldstatus $54,000
29. 2002-02-15
    historical
30. 2002-01-14
    listed $59,900
31. 2000-05-01
    listed $55,500
32. 1999-06-25
    listed $57,990
33. 1986-03-01
    soldstatus $56,900

ⓘ 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: $672 · $56/mo
• Projected year-2 tax: $1,345 · $112/mo
• Expected delta: +$673/yr (+$56/mo · 100.1%)

ⓘ 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 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: $25,713
• − Mortgage interest: −$9,075
• − Property taxes: −$672
• − Insurance: −$810
• − Repairs & maintenance: −$2,057
• − Management: −$2,057
• − HOA: −$7,980
• − Depreciation: −$4,713
• Taxable loss: −$1,650
• Est. tax savings @ 24.0%: +$396
• After-tax cash flow: $1,053/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

+184.7% since first listed

19 events — show timeline

• 2026-05-18 Listed $162,000 Beaches MLS
• 2026-05-05 Listing Removed — Beaches MLS
• 2025-11-05 Listed $174,900 Beaches MLS
• 2025-03-28 Listing Removed — Beaches MLS
• 2025-03-10 Price Changed $180,000 Beaches MLS
• 2025-01-18 Price Changed $179,900 Beaches MLS
• 2024-12-16 Price Changed $199,900 Beaches MLS
• 2024-12-05 Price Changed $209,900 Beaches MLS
• 2024-11-27 Price Changed $219,800 Beaches MLS
• 2024-11-15 Listed $219,900 Beaches MLS
• 2013-09-22 Listing Removed — Beaches MLS
• 2013-09-22 Listing Removed — Beaches MLS
• 2002-03-12 Sold (Public Records) $54,000 Public Records
• 2002-03-08 Sold (MLS) $54,000 Beaches MLS
• 2002-02-15 Listing Removed — Beaches MLS
• 2002-01-14 Listed $59,900 Beaches MLS
• 2000-05-01 Listed $55,500 Beaches MLS
• 1999-06-25 Listed $57,990 Beaches MLS
• 1986-03-01 Sold (Public Records) $56,900 Public Records

Property tax history

+0.3%/yr

Latest (2025): $672 · +5.7% YoY. Source: county tax records.