4701 Carlton Golf Dr · Wellington, FL 33449

$169,000

2 bd · 2.0 ba · 2,030 sqft · Townhouse public records · 350 Days on market

Built 2001 6,247 sqft lot $795/mo HOA · 21% of rent ↓ 19% 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

Located in the Cambridge neighborhood, this 2-bedroom + den home offers over 2,000 sq ft of living space and flexible design. The den can easily be converted into a third bedroom or home office. Features include an oversized garage with space for a golf cart, a large screened patio, and a bright great room layout with a separate dining area. The spacious kitchen includes a breakfast nook and updated appliances. The primary suite boasts two walk-in closets, dual sinks, and a separate tub and shower. Additional highlights include an interior laundry room with sink, accordion shutters, and energy-efficient southern exposure. Wycliffe Golf & Country Club offers a vibrant private club life

Key facts

• Accordion shutters
• Spacious kitchen
• Large screened patio

Tags

• OVERSIZED GARAGE
• LARGE SCREENED PATIO
• BRIGHT GREAT ROOM LAYOUT
• SPACIOUS KITCHEN
• INTERIOR LAUNDRY ROOM
• ACCORDION SHUTTERS

Property features AI

Finance

• Other: Pets allowed with restrictions and limits; Community of 1,045 units
• HOA & community: Community association with on-site manager; Monthly HOA includes cable TV, grounds maintenance, security, and trash; Community amenities: clubhouse, fitness center, golf course, pool, sauna, spa/hot tub, tennis courts, bocce ball, cafe/restaurant, library, putting green, pickleball courts, street lights

Exterior

• Parking: Attached garage with 2 covered spaces; Golf cart garage; Garage door opener
• Security: Gated community with guard; Security system (leased); Security patrol; Fire alarm; Smoke detectors
• Utilities: Public water; Public sewer; Three phase electric; Cable available
• Home design: Villa; Single-story; Entry-level living area; Northeast facing
• Construction: Concrete and stucco construction; Spanish tile roof
• Exterior features: Covered and screened patio; Patio; Sidewalks; Paved road frontage; Not waterfront

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central electric heating; Central electric cooling; Ceiling fan(s)
• Interior features: Cathedral ceilings and vaulted/high ceilings; Walk-in closet(s); Split bedroom layout; Roman tub
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $169k.

Deal economics

• At list price, monthly cash flow is $800 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $169k).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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: schools A+, crime A+, employment 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.
• 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 $27 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 $47k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 350 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 26y ago; this cycle's ask has dropped $31k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; HOA is 21% 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 $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 350 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 2.29% ✓
• Cap rate: 11.97%
• Cash-on-cash: 20.28%
• DSCR: 1.90
• GRM: 3.6

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: 18.8%
• Equity multiple: 1.88×
• Total profit: $41,436
• Equity at exit: $43,446

10-year hold

• IRR: 24.1%
• Equity multiple: 3.56×
• Total profit: $121,006
• Equity at exit: $47,922

Cash invested: $47,320 (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: 3.6×

Monthly cashflow live

• Estimated rent: $3,869 high
• Mortgage (P&I): −$886
• Tax from tax record: −$505 /mo · $6,056/yr
• Insurance: −$70
• HOA: −$795
• Vacancy / Maint / Mgmt: −$812
• Net cashflow: $800

Break-even live

Break-even rent $2,856

Max offer price $169,000

Occupancy floor 74%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 30 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	16d	1	0.18mi
4553 Barclay Fair Way Lake Worth, FL	3.0	3.0	2278	$4,000	$1.76	24d	1	0.18mi
10173 Andover Coach Cir Unit G2 Lake Worth, FL	3.0	2.0	1807	$3,500	$1.94	24d	1	0.23mi
10303 Andover Coach Cir Unit A1 Wellington, FL	2.0	2.0	1420	$5,500	$3.87	24d	1	0.24mi
4841 Exeter Estate Ln Lake Worth, FL	3.0	3.0	2567	$5,000	$1.95	24d	1	0.26mi
4173 Imperial Club Ln Lake Worth, FL	3.0	2.5	1989	$2,995	$1.51	18d	1	0.88mi
10880 Northgreen Dr Lake Worth, FL	3.0	3.5	2929	$13,000	$4.44	7d	1	0.98mi
10385 Wellington Parc Dr Lake Worth, FL	3.0	2.5	1783	$3,250	$1.82	19d	1	1.05mi
10457 Wellington Parc Dr Lake Worth, FL	3.0	2.5	1688	$3,200	$1.90	24d	1	1.06mi
3470 Custer Ave Lake Worth, FL	3.0	2.0	2040	$4,500	$2.21	24d	1	1.06mi
10348 Wellington Parc Dr Lake Worth, FL	3.0	2.5	2060	$3,300	$1.60	24d	1	1.08mi
10450 Wellington Parc Dr Wellington, FL	3.0	2.5	1983	$3,350	$1.69	24d	1	1.09mi
3366 Harness Cir Lake Worth, FL	3.0	2.0	2340	$3,750	$1.60	10d	1	1.12mi
10372 Old Winston Ct Lake Worth, FL	3.0	2.0	1798	$3,395	$1.89	7d	1	1.21mi
4790 Navali Dr Lake Worth, FL	3.0	2.5	1708	$3,200	$1.87	24d	1	1.23mi
4839 Navali Dr Lake Worth, FL	3.0	2.5	2124	$3,300	$1.55	24d	1	1.23mi
9006 Zevon Ct Lake Worth, FL	3.0	2.5	2032	$3,300	$1.62	24d	1	1.24mi
3306 Fargo Ave Lake Worth, FL	3.0	2.0	2370	$5,500	$2.32	24d	1	1.24mi
4194 Bluff Harbor Way Wellington, FL	3.0	2.5	2152	$4,001	$1.86	2d	1	1.29mi
4178 Bluff Harbor Way Wellington, FL	3.0	2.0	1904	$3,800	$2.00	24d	1	1.30mi
8951 Kingsmoor Way Lake Worth, FL	3.0	2.5	1918	$3,500	$1.82	5d	1	1.32mi
9108 Kingsmoor Way Lake Worth, FL	3.0	2.5	1918	$3,400	$1.77	10d	1	1.33mi
8914 Kingsmoor Way Lake Worth, FL	3.0	2.0	2019	$4,500	$2.23	24d	1	1.37mi
8914 Kingsmoor Way Lake Worth, FL	3.0	2.0	2019	$4,500	$2.23	10d	1	1.37mi
8883 Kingsmoor Way Lake Worth, FL	3.0	2.0	1997	$4,225	$2.12	10d	1	1.40mi
4985 Navali Dr Lake Worth, FL	3.0	2.5	1604	$3,050	$1.90	2d	1	1.41mi
10567 Paso Fino Dr Lake Worth, FL	3.0	2.0	1655	$3,950	$2.39	24d	1	1.42mi
10591 Paso Fino Dr Lake Worth, FL	3.0	2.0	1764	$3,500	$1.98	5d	1	1.44mi
8807 Antarus Dr Lake Worth, FL	3.0	2.5	1954	$3,700	$1.89	15d	1	1.46mi
8807 Antarus Dr Lake Worth, FL	3.0	2.5	1954	$3,700	$1.89	24d	1	1.46mi

HOA detail

• Monthly dues: $795 · $9,540/yr

Listing history 36 events

1. 2026-06-18
   days on market $169,000 Active 350 DOM
2. 2026-06-17
   days on market $169,000 Active 349 DOM
3. 2026-06-16
   days on market $169,000 Active 348 DOM
4. 2026-06-15
   days on market $169,000 Active 347 DOM
5. 2026-06-13
   days on market $169,000 Active 345 DOM
6. 2026-06-09
   days on market $169,000 Active 341 DOM
7. 2026-06-07
   days on market $169,000 Active 339 DOM
8. 2026-06-04
   days on market $169,000 Active 336 DOM
9. 2026-06-03
   days on market $169,000 Active 335 DOM
10. 2026-06-01
    days on market $169,000 Active 333 DOM
11. 2026-05-31
    days on market $169,000 Active 332 DOM
12. 2026-01-29
    price $169,000
13. 2025-09-25
    price $189,000
14. 2025-07-03
    listed $199,999 Active
15. 2025-05-01
    historical $8,000
16. 2025-04-01
    historical
17. 2025-02-17
    price $259,000
18. 2025-02-07
    price $274,000
19. 2025-01-03
    price $289,000
20. 2025-01-01
    historical
21. 2025-01-01
    listed $324,000 Active
22. 2024-12-01
    price $324,000
23. 2024-11-28
    listed $8,000
24. 2024-11-18
    price $344,000
25. 2024-10-28
    price $364,000
26. 2024-10-15
    price $375,000
27. 2024-08-03
    listed $399,000 Active
28. 2024-07-09
    historical
29. 2024-05-28
    price $415,000
30. 2024-03-14
    listed $425,000 Active
31. 2003-09-11
    soldstatus $203,000
32. 2003-09-10
    soldstatus $203,000
33. 2003-07-07
    historical
34. 2002-09-10
    listed $209,900
35. 2001-03-10
    historical
36. 2000-10-25
    listed $207,900

ⓘ 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: $6,056 · $505/mo
• Projected year-2 tax: $6,056 · $505/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 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: $46,423
• − Mortgage interest: −$9,467
• − Property taxes: −$6,056
• − Insurance: −$845
• − Repairs & maintenance: −$3,714
• − Management: −$3,714
• − HOA: −$9,540
• − Depreciation: −$4,916
• Taxable income: $8,171
• Est. tax owed @ 24.0%: −$1,961
• After-tax cash flow: $7,637/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

-18.7% since first listed

25 events — show timeline

• 2026-01-29 Price Changed $169,000 Beaches MLS
• 2025-09-25 Price Changed $189,000 Beaches MLS
• 2025-07-03 Listed $199,999 Beaches MLS
• 2025-05-01 Rental Removed $8,000 GFLMLS
• 2025-04-01 Listing Removed — Beaches MLS
• 2025-02-17 Price Changed $259,000 Beaches MLS
• 2025-02-07 Price Changed $274,000 Beaches MLS
• 2025-01-03 Price Changed $289,000 Beaches MLS
• 2025-01-01 Listing Removed — Beaches MLS
• 2025-01-01 Listed $324,000 Beaches MLS
• 2024-12-01 Price Changed $324,000 Beaches MLS
• 2024-11-28 Listed for Rent $8,000 GFLMLS
• 2024-11-18 Price Changed $344,000 Beaches MLS
• 2024-10-28 Price Changed $364,000 Beaches MLS
• 2024-10-15 Price Changed $375,000 Beaches MLS
• 2024-08-03 Listed $399,000 Beaches MLS
• 2024-07-09 Listing Removed — Beaches MLS
• 2024-05-28 Price Changed $415,000 Beaches MLS
• 2024-03-14 Listed $425,000 Beaches MLS
• 2003-09-11 Sold (Public Records) $203,000 Public Records
• 2003-09-10 Sold (MLS) $203,000 Beaches MLS
• 2003-07-07 Listing Removed — Beaches MLS
• 2002-09-10 Listed $209,900 Beaches MLS
• 2001-03-10 Listing Removed — Beaches MLS
• 2000-10-25 Listed $207,900 Beaches MLS

Property tax history

+8.9%/yr

Latest (2025): $6,056 · +396.6% YoY. Source: county tax records.