4465 Barclay Fair Way · Wellington, FL 33449

$340,000

2 bd · 2.0 ba · 1,851 sqft · SingleFamily public records · 122 Days on market

Built 1990 5,678 sqft lot $710/mo HOA · 15% of rent

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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 +25.5/30.0
• 1% rule +8.5/10.0
• DSCR +8.5/10.0
• 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 your new home in Wycliffe Golf & Country Club! Situated on the 9th hole of the prestigious West Golf Course, this single-family residence offers panoramic golf & clubhouse views right from your backyard. The expansive, screened-in & covered patio with in-ground jacuzzi creates the perfect setting for outdoor living, relaxation, & entertaining. The home features a new roof (2021) and a remodeled open-concept kitchen that flows seamlessly into the main living space. A Social membership is available for purchase, giving you access to Wycliffe's renowned amenities, social events, dining, and more. Whether you're starting your mornings with a golf course sunrise

Key facts

• Screened patio
• Pickle ball courts
• Remodeled kitchen

Tags

• SCREENED PATIO
• IN-GROUND JACUZZI
• REMODELED KITCHEN
• MANDATORY MEMBERSHIP COMMUNITY
• HAR-TRU TENNIS COURTS
• PICKLE BALL COURTS

Property features AI

Finance

• Other: Resale property
• Financial info: Pets allowed with possible breed restrictions; Community has 1,045 units
• HOA & community: Community with association; Monthly HOA fee; Clubhouse; Fitness center; Golf course; Game room; Pool; Sauna; Spa/Hot Tub; Tennis courts; Pickleball courts; Bocce ball; Putting green; Cafe/restaurant; Manager on site; Library; Internet included; Street lights; Security and common area maintenance included in HOA

Exterior

• Parking: Attached 2-car garage; Driveway; Garage door opener; Golf cart garage; Decorative garage
• Security: Gated community with guard; Security system (owned); Security patrol; Fire alarm; Smoke detectors
• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Underground utilities; Water available; Sewer available
• Home design: Single family residence; One-story; Entry-level living area; Northeast facing
• Construction: CBS construction; Spanish tile roof
• Exterior features: Covered patio; Screened patio; Patio; On golf course; Irregular lot; Zero lot line; Private road frontage; In-ground fiberglass pool; In-ground fiberglass spa

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Entrance foyer; High ceilings; Walk-in closets; Split bedroom layout; Blinds
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $796 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $340k).
• Recommended offer: $299k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: 170 active listings in the ZIP; 26 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 $56 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.
• At projected returns (-0.7% appreciation + 3.0% rent growth), your $95k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($299k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 23y 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 $100k; list at $340k implies a 240% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $299,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.35% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.03%
• DSCR: 1.45
• GRM: 6.2

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: 7.0%
• Equity multiple: 1.32×
• Total profit: $30,484
• Equity at exit: $87,406

10-year hold

• IRR: 13.0%
• Equity multiple: 2.33×
• Total profit: $126,268
• Equity at exit: $96,411

Cash invested: $95,200 (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: 6.2×

Monthly cashflow live

• Estimated rent: $4,594 high
• Mortgage (P&I): −$1,783
• Tax from tax record: −$199 /mo · $2,384/yr
• Insurance: −$142
• HOA: −$710
• Vacancy / Maint / Mgmt: −$965
• Net cashflow: $796

Break-even live

Break-even rent $3,586

Max offer price $340,000

Occupancy floor 78%

Sensitivity live

Price	-10% $989	-5% $892	+0% $796	+5% $700	+10% $604
Rent	-10% $433	-5% $615	+0% $796	+5% $978	+10% $1,159
Rate	-1.0pp $967	-0.5pp $883	base $796	+0.5pp $708	+1.0pp $618

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4553 Barclay Fair Way Lake Worth, FL	3.0	3.0	2278	$4,000	$1.76	18d	1	0.09mi
4553 Barclay Fair Way Lake Worth, FL	3.0	3.0	2278	$4,000	$1.76	25d	1	0.09mi
4528 Barclay Fair Way Lake Worth, FL	3.0	2.0	2147	$8,000	$3.73	0d	1	0.09mi
10303 Andover Coach Cir Unit A1 Wellington, FL	2.0	2.0	1420	$5,500	$3.87	25d	1	0.22mi
10173 Andover Coach Cir Unit G2 Lake Worth, FL	3.0	2.0	1807	$3,500	$1.94	25d	1	0.24mi
4841 Exeter Estate Ln Lake Worth, FL	3.0	3.0	2567	$5,000	$1.95	25d	1	0.26mi
4173 Imperial Club Ln Lake Worth, FL	3.0	2.5	1989	$2,995	$1.51	20d	1	0.74mi
10385 Wellington Parc Dr Lake Worth, FL	3.0	2.5	1783	$3,250	$1.82	21d	1	1.00mi
10457 Wellington Parc Dr Lake Worth, FL	3.0	2.5	1688	$3,200	$1.90	25d	1	1.01mi
10348 Wellington Parc Dr Lake Worth, FL	3.0	2.5	2060	$3,300	$1.60	25d	1	1.02mi
10450 Wellington Parc Dr Wellington, FL	3.0	2.5	1983	$3,350	$1.69	25d	1	1.04mi
3366 Harness Cir Lake Worth, FL	3.0	2.0	2340	$3,750	$1.60	12d	1	1.04mi
3470 Custer Ave Lake Worth, FL	3.0	2.0	2040	$4,500	$2.21	25d	1	1.07mi
9855 Herons Nest Ct Lake Worth, FL	1.0–3.0	1.0–2.0	1026	$2,244	$2.19	3d	7	1.09mi
4194 Bluff Harbor Way Wellington, FL	3.0	2.5	2152	$3,999	$1.86	0d	1	1.14mi
4178 Bluff Harbor Way Wellington, FL	3.0	2.0	1904	$3,800	$2.00	25d	1	1.16mi
3306 Fargo Ave Lake Worth, FL	3.0	2.0	2370	$5,500	$2.32	25d	1	1.25mi
10372 Old Winston Ct Lake Worth, FL	3.0	2.0	1798	$3,395	$1.89	9d	1	1.26mi
10567 Paso Fino Dr Lake Worth, FL	3.0	2.0	1655	$3,950	$2.39	25d	1	1.32mi
10591 Paso Fino Dr Lake Worth, FL	3.0	2.0	1764	$3,500	$1.98	6d	1	1.33mi
4790 Navali Dr Lake Worth, FL	3.0	2.5	1708	$3,200	$1.87	25d	1	1.36mi
4839 Navali Dr Lake Worth, FL	3.0	2.5	2124	$3,300	$1.55	25d	1	1.37mi
9006 Zevon Ct Lake Worth, FL	3.0	2.5	2032	$3,300	$1.62	25d	1	1.37mi
8985 Gulf Run Way Lake Worth, FL	3.0	2.5	2049	$3,400	$1.66	0d	1	1.43mi
8951 Kingsmoor Way Lake Worth, FL	3.0	2.5	1918	$3,500	$1.82	6d	1	1.45mi
9108 Kingsmoor Way Lake Worth, FL	3.0	2.5	1918	$3,400	$1.77	12d	1	1.47mi

HOA detail

• Monthly dues: $710 · $8,520/yr

Listing history 50 events

1. 2026-06-21
   days on market $340,000 Active 122 DOM
2. 2026-06-18
   days on market $340,000 Active 119 DOM
3. 2026-06-17
   days on market $340,000 Active 118 DOM
4. 2026-06-16
   days on market $340,000 Active 117 DOM
5. 2026-06-15
   price $340,000 Active 116 DOM
6. 2026-06-15
   days on market $350,000 Active 116 DOM
7. 2026-06-13
   days on market $350,000 Active 114 DOM
8. 2026-06-09
   days on market $350,000 Active 110 DOM
9. 2026-06-07
   days on market $350,000 Active 108 DOM
10. 2026-06-04
    days on market $350,000 Active 105 DOM
11. 2026-06-03
    days on market $350,000 Active 104 DOM
12. 2026-06-01
    days on market $350,000 Active 102 DOM
13. 2026-05-31
    days on market $350,000 Active 101 DOM
14. 2026-02-19
    listed $350,000 Active
15. 2025-11-30
    historical
16. 2025-10-04
    price $325,000
17. 2025-09-05
    price $350,000
18. 2025-06-10
    listed $390,000 Active
19. 2020-05-11
    historical
20. 2020-01-16
    price $179,000
21. 2019-10-20
    listed $189,000 Active
22. 2019-10-02
    historical
23. 2019-07-17
    listed $200,000 Active
24. 2019-01-23
    historical
25. 2018-11-02
    price $179,000
26. 2018-06-21
    status Active
27. 2018-05-19
    historical Active Under Contract
28. 2018-05-03
    listed $199,000 Active
29. 2017-09-22
    historical
30. 2017-07-10
    price $199,000
31. 2017-05-26
    status Active
32. 2017-05-23
    status Pending
33. 2017-03-22
    listed $169,000 Active
34. 2016-08-10
    historical
35. 2016-06-13
    listed $169,000 Active
36. 2016-06-03
    historical
37. 2016-04-29
    historical
38. 2016-03-18
    price $169,000
39. 2016-02-12
    price $169,000
40. 2016-02-03
    listed $186,000 Active
41. 2016-02-01
    listed $186,000 Active
42. 2015-11-18
    historical
43. 2015-08-14
    price $186,000
44. 2015-04-28
    price $170,000
45. 2015-04-28
    price $199,000
46. 2015-02-18
    price $169,000
47. 2015-02-18
    price $195,000
48. 2015-01-24
    price $175,000
49. 2014-12-28
    price $180,000
50. 2014-05-16
    price $200,000

ⓘ 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: $2,384 · $199/mo
• Projected year-2 tax: $2,822 · $235/mo
• Expected delta: +$438/yr (+$37/mo · 18.4%)

ⓘ 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 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: $55,131
• − Mortgage interest: −$19,045
• − Property taxes: −$2,384
• − Insurance: −$1,700
• − Repairs & maintenance: −$4,410
• − Management: −$4,410
• − HOA: −$8,520
• − Depreciation: −$9,891
• Taxable income: $4,770
• Est. tax owed @ 24.0%: −$1,145
• After-tax cash flow: $8,409/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

+49.9% since first listed

57 events — show timeline

• 2026-02-19 Listed $350,000 Beaches MLS
• 2025-11-30 Listing Removed — Beaches MLS
• 2025-10-04 Price Changed $325,000 Beaches MLS
• 2025-09-05 Price Changed $350,000 Beaches MLS
• 2025-06-10 Listed $390,000 Beaches MLS
• 2020-05-11 Listing Removed — Beaches MLS
• 2020-01-16 Price Changed $179,000 Beaches MLS
• 2019-10-20 Listed $189,000 Beaches MLS
• 2019-10-02 Listing Removed — Beaches MLS
• 2019-07-17 Listed $200,000 Beaches MLS
• 2019-01-23 Listing Removed — Beaches MLS
• 2018-11-02 Price Changed $179,000 Beaches MLS
• 2018-06-21 Relisted — Beaches MLS
• 2018-05-19 Contingent — Beaches MLS
• 2018-05-03 Listed $199,000 Beaches MLS
• 2017-09-22 Listing Removed — Beaches MLS
• 2017-07-10 Price Changed $199,000 Beaches MLS
• 2017-05-26 Relisted — Beaches MLS
• 2017-05-23 Pending — Beaches MLS
• 2017-03-22 Listed $169,000 Beaches MLS
• 2016-08-10 Listing Removed — Beaches MLS
• 2016-06-13 Listed $169,000 Beaches MLS
• 2016-06-03 Listing Removed — Beaches MLS
• 2016-04-29 Listing Removed — MARMLS
• 2016-03-18 Price Changed $169,000 MARMLS
• 2016-02-12 Price Changed $169,000 Beaches MLS
• 2016-02-03 Listed $186,000 MARMLS
• 2016-02-01 Listed $186,000 Beaches MLS
• 2015-11-18 Listing Removed — MARMLS
• 2015-08-14 Price Changed $186,000 MARMLS
• 2015-04-28 Price Changed $199,000 MARMLS
• 2015-04-28 Price Changed $170,000 MARMLS
• 2015-02-18 Price Changed $195,000 MARMLS
• 2015-02-18 Price Changed $169,000 MARMLS
• 2015-01-24 Price Changed $175,000 MARMLS
• 2014-12-28 Price Changed $180,000 MARMLS
• 2014-05-16 Price Changed $178,000 MARMLS
• 2014-05-16 Price Changed $180,000 MARMLS
• 2014-05-16 Price Changed $200,000 MARMLS
• 2014-04-17 Price Changed $178,500 MARMLS
• 2014-03-28 Price Changed $179,000 MARMLS
• 2014-03-11 Price Changed $180,000 MARMLS
• 2014-02-18 Listed $190,000 MARMLS
• 2013-09-22 Listing Removed — Beaches MLS
• 2013-09-22 Listing Removed — Beaches MLS
• 2013-09-04 Sold (Public Records) $100,000 Public Records
• 2013-03-08 Listing Removed — Beaches MLS
• 2012-03-13 Listed $125,000 Beaches MLS
• 2008-07-30 Listing Removed — Beaches MLS
• 2008-06-23 Listed $250,000 Beaches MLS
• 2008-06-13 Listing Removed — Beaches MLS
• 2007-12-13 Listed $298,700 Beaches MLS
• 2004-09-17 Sold (Public Records) $228,500 Public Records
• 2003-10-28 Listed $249,900 Beaches MLS
• 2003-04-30 Listed $227,000 Beaches MLS
• 1998-03-10 Sold (Public Records) $175,000 Public Records
• 1990-08-02 Sold (Public Records) $233,500 Public Records

Property tax history

-1.6%/yr

Latest (2025): $2,384 · +3.4% YoY. Source: county tax records.