10256 Andover Coach Cir Unit G1 · Wellington, FL 33449

$157,000

3 bd · 2.0 ba · 1,807 sqft · Condo public records · 11 Days on market

Built 1994 $1159/mo HOA · 27% of rent ↓ 12% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this charming 3-bedroom, 2-bathroom condo. First-floor living in the Andover community of Wycliffe Golf & Country Club. Savor stunning views of the new East Course and the morning glow from its northern exposure, ideal for enjoying the screened-in porch. The third bedroom's flexibility allows it to function as a den or office space. With a 1-car garage and a vibrant, open interior, this home is a perfect opportunity to craft your ideal space with minor enhancements. Experience the luxury of Wycliffe's resort-style amenities. Wycliffe Golf & Country Club offers a vibrant private club lifestyle with access to two newly renovated championship golf courses, eight pickleba

Key facts

• Screened in porch
• Pickleball courts
• First floor living

Tags

• FIRST FLOOR LIVING
• SCREENED IN PORCH
• FLEXIBILITY ALLOWS DEN
• RESORT STYLE AMENITIES
• NEWLY RENOVATED GOLF COURSES
• PICKLEBALL COURTS

Property features AI

Finance

• Other: Pets allowed with restrictions (breed and size limits may apply)
• Financial info: Monthly association equivalent assessed quarterly
• HOA & community: Association with quarterly dues; Association covers insurance and grounds maintenance; Community amenities include clubhouse, fitness center, golf course, pool, tennis courts, bocce ball, cafe/restaurant, pickleball courts; Wycliffe Golf & Country Club POA and Andover At Wycliffe Condominium Association, Inc

Exterior

• Parking: Attached 1-car garage; Covered parking (1 space)
• Security: Gated community with guard; Security system
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Condominium; One level (living area on one floor); South-facing
• Construction: CBS construction; Mixed roof; 2 total stories in building
• Exterior features: Screened patio; Patio; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Walk-in closets; Split bedroom layout; Unfurnished
• Laundry & utility: Laundry closet inside the unit

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $157k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $157k).
• Cap rate 14.6% 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: Palm Beach Central High School (math 42% / reading 55%, grade D, #198 of 667 statewide, top 30%, 2,980 students, 40% FRL).
• Market conditions: 170 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $25 of equity ($1k loan paydown + $-1k 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.
• At projected returns (-0.7% appreciation + 3.0% rent growth), your $44k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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

• Watch-outs: HOA is 27% 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 $157,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.71% ✓
• Cap rate: 14.61%
• Cash-on-cash: 29.72%
• DSCR: 2.32
• GRM: 3.1

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: 29.2%
• Equity multiple: 2.38×
• Total profit: $60,629
• Equity at exit: $40,361

10-year hold

• IRR: 33.8%
• Equity multiple: 4.65×
• Total profit: $160,528
• Equity at exit: $44,519

Cash invested: $43,960 (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: 170
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $4,259 high
• Mortgage (P&I): −$823
• Tax from tax record: −$229 /mo · $2,742/yr
• Insurance: −$65
• HOA: −$1,159
• Vacancy / Maint / Mgmt: −$894
• Net cashflow: $1,089

Break-even live

Break-even rent $2,881

Max offer price $157,000

Occupancy floor 69%

Sensitivity live

Price	-10% $1,178	-5% $1,133	+0% $1,089	+5% $1,044	+10% $1,000
Rent	-10% $752	-5% $920	+0% $1,089	+5% $1,257	+10% $1,425
Rate	-1.0pp $1,168	-0.5pp $1,129	base $1,089	+0.5pp $1,048	+1.0pp $1,007

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	25d	1	0.03mi
10173 Andover Coach Cir Unit G2 Lake Worth, FL	3.0	2.0	1807	$3,500	$1.94	25d	1	0.07mi
4553 Barclay Fair Way Lake Worth, FL	3.0	3.0	2278	$4,000	$1.76	18d	1	0.16mi
4553 Barclay Fair Way Lake Worth, FL	3.0	3.0	2278	$4,000	$1.76	25d	1	0.16mi
4528 Barclay Fair Way Lake Worth, FL	3.0	2.0	2147	$8,000	$3.73	0d	1	0.18mi
4841 Exeter Estate Ln Lake Worth, FL	3.0	3.0	2567	$5,000	$1.95	25d	1	0.50mi
10415 Saint Germain Ct Wellington, FL	4.0	3.5	2469	$6,500	$2.63	4d	1	0.72mi
10415 Saint Germain Ct Wellington, FL	4.0	3.5	2469	$6,500	$2.63	23d	1	0.72mi
10139 Wellington Parc Dr Lake Worth, FL	4.0	3.0	2076	$3,795	$1.83	4d	1	0.73mi
10283 Wellington Parc Dr Lake Worth, FL	4.0	3.0	2076	$3,600	$1.73	25d	1	0.76mi
10385 Wellington Parc Dr Lake Worth, FL	3.0	2.5	1783	$3,250	$1.82	21d	1	0.78mi
4173 Imperial Club Ln Lake Worth, FL	3.0	2.5	1989	$2,995	$1.51	20d	1	0.78mi
10457 Wellington Parc Dr Lake Worth, FL	3.0	2.5	1688	$3,200	$1.90	25d	1	0.78mi
10348 Wellington Parc Dr Lake Worth, FL	3.0	2.5	2060	$3,300	$1.60	25d	1	0.81mi
10426 Wellington Parc Dr Unit 1 Wellington, FL	4.0	2.5	2587	$3,650	$1.41	25d	1	0.81mi
10450 Wellington Parc Dr Wellington, FL	3.0	2.5	1983	$3,350	$1.69	25d	1	0.81mi
3470 Custer Ave Lake Worth, FL	3.0	2.0	2040	$4,500	$2.21	25d	1	0.84mi
3366 Harness Cir Lake Worth, FL	3.0	2.0	2340	$3,750	$1.60	12d	1	0.85mi
11065 Stone Creek St Wellington, FL	4.0	2.5	2478	$4,500	$1.82	25d	1	0.90mi
11137 Grandview Mnr Wellington, FL	4.0	3.0	2194	$9,500	$4.33	18d	1	0.99mi
3306 Fargo Ave Lake Worth, FL	3.0	2.0	2370	$5,500	$2.32	25d	1	1.02mi
10567 Paso Fino Dr Lake Worth, FL	3.0	2.0	1655	$3,950	$2.39	25d	1	1.16mi
10591 Paso Fino Dr Lake Worth, FL	3.0	2.0	1764	$3,500	$1.98	6d	1	1.19mi
4194 Bluff Harbor Way Wellington, FL	3.0	2.5	2152	$3,999	$1.86	0d	1	1.21mi
4018 Bluff Harbor Way Wellington, FL	4.0	2.5	2160	$4,300	$1.99	9d	1	1.22mi
9855 Herons Nest Ct Lake Worth, FL	1.0–3.0	1.0–2.0	1026	$2,510	$2.45	3d	7	1.22mi
4178 Bluff Harbor Way Wellington, FL	3.0	2.0	1904	$3,800	$2.00	25d	1	1.22mi
4790 Navali Dr Lake Worth, FL	3.0	2.5	1708	$3,200	$1.87	25d	1	1.31mi
9006 Zevon Ct Lake Worth, FL	3.0	2.5	2032	$3,300	$1.62	25d	1	1.31mi
4839 Navali Dr Lake Worth, FL	3.0	2.5	2124	$3,300	$1.55	25d	1	1.32mi
8985 Gulf Run Way Lake Worth, FL	3.0	2.5	2049	$3,400	$1.66	0d	1	1.32mi
8658 Vista Greens Ct Lake Worth, FL	4.0	2.0	2372	$6,000	$2.53	0d	1	1.36mi
8951 Kingsmoor Way Lake Worth, FL	3.0	2.5	1918	$3,500	$1.82	6d	1	1.40mi
9108 Kingsmoor Way Lake Worth, FL	3.0	2.5	1918	$3,400	$1.77	12d	1	1.43mi
8807 Antarus Dr Lake Worth, FL	3.0	2.5	1954	$3,700	$1.89	16d	1	1.44mi
8807 Antarus Dr Lake Worth, FL	3.0	2.5	1954	$3,700	$1.89	25d	1	1.44mi
8914 Kingsmoor Way Lake Worth, FL	3.0	2.0	2019	$4,500	$2.23	25d	1	1.46mi
8914 Kingsmoor Way Lake Worth, FL	3.0	2.0	2019	$4,500	$2.23	12d	1	1.46mi
10372 Old Winston Ct Lake Worth, FL	3.0	2.0	1798	$3,395	$1.89	9d	1	1.48mi
2899 Florence St Wellington, FL	3.0	2.0	2459	$9,500	$3.86	25d	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 7 events

1. 2026-06-21
   days on market $157,000 Active 11 DOM
2. 2026-06-18
   days on market $157,000 Active 8 DOM
3. 2026-06-17
   days on market $157,000 Active 7 DOM
4. 2026-06-16
   days on market $157,000 Active 6 DOM
5. 2026-06-15
   days on market $157,000 Active 5 DOM
6. 2026-06-13
   remarks 691-char remark
7. 2026-06-13
   listed $157,000 Active 3 DOM

ⓘ 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: $2,742 · $229/mo
• Projected year-2 tax: $2,742 · $229/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 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: $51,113
• − Mortgage interest: −$8,794
• − Property taxes: −$2,742
• − Insurance: −$785
• − Repairs & maintenance: −$4,089
• − Management: −$4,089
• − HOA: −$13,908
• − Depreciation: −$4,567
• Taxable income: $12,138
• Est. tax owed @ 24.0%: −$2,913
• After-tax cash flow: $10,151/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

-12.3% since first listed

5 events — show timeline

• 2026-06-09 Listed $157,000 Beaches MLS
• 2026-02-19 Listing Removed — Beaches MLS
• 2025-12-18 Price Changed $159,000 Beaches MLS
• 2025-12-02 Price Changed $169,000 Beaches MLS
• 2025-10-22 Listed $179,000 Beaches MLS

Property tax history

+7.5%/yr

Latest (2025): $2,742 · +13.8% YoY. Source: county tax records.