122 Parkside Way · Wellington, FL 33414

$989,995

5 bd · 4.0 ba · 3,256 sqft · SingleFamily · 30 Days on market

Built 2026 Excellent condition $304/sqft · 11% below area Est $1.118M · 11% under

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Why this score? — see what drove the C- 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 +13.4/30.0
• ARV discount +12.6/15.0
• Schools +6.2/10.0
• Condition / age +5.0/5.0
• DSCR +4.0/10.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Experience the ultimate Florida lifestyle with a new construction home at Parkside in Royal Palm Beach, FL. Located in Palm Beach County near Wellington and just 11 miles from downtown West Palm Beach, Parkside offers luxurious single-family homes with up to 5 bedrooms, 4.5 baths, and over 3,680 sq. ft. Styled with K. Hovnanian's Looks®, these new homes combine resort-style amenities, flexible home designs, and a convenient location close to shopping, dining, recreation, and the Atlantic Coast. For homebuyers searching for new homes in Palm Beach County, Parkside offers a convenient Royal Palm Beach location near Wellington, West Palm Beach, Lake Worth, and major everyday destinations.

Key facts

• Extra suite
• Palm lined streets
• Bird sanctuary

Tags

• RESORT STYLE AMENITIES
• BIRD SANCTUARY
• NUMEROUS PARKS
• OUTDOOR ACTIVITIES
• PALM LINED STREETS
• EXTRA SUITE

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $990k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $17 ($209/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $868k (12.3% below list).
• Recommended offer: $868k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.7% 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: New Horizons Elementary School (math 55% / reading 64%, grade B-, #690 of 2,144 statewide, top 34%, 727 students, 45% FRL); Polo Park Middle School (math 65% / reading 68%, grade A-, #84 of 571 statewide, top 16%, 1,156 students, 33% FRL); Wellington High School (math 57% / reading 65%, grade C+, #102 of 667 statewide, top 15%, 2,688 students, 29% FRL) — zoned schools average 36% FRL vs 52% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 62% at this address vs 50% district-wide (+13 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: Rents rising (+2.3%/yr); 804 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 104d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• At $8,682/mo this rent would consume 93% of the median local household income ($112k/yr) (locally 15% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $7k of loan paydown is wiped out by about $30k 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 30 days — a 2% lower offer ($975k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $868,237 (12.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.88% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.08%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (median comp): $1,117,750
• List price: $989,995
• Delta: -11.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2063 Amesbury Cir	0.19mi	5/2.5	2,945 (-10%)	0mo	$800,000	$272	69
2144 Henley Pl	0.48mi	4/3.5 (-1)	3,461 (+6%)	4mo	$1,700,000	$491	57
12820 Leeds Ct	0.17mi	4/2.5 (-1)	2,859 (-12%)	7mo	$850,000	$297	55
2054 Henley Pl	0.59mi	4/3.0 (-1)	3,095 (-5%)	6mo	$1,360,000	$439	50
2050 Sunderland Ave	0.51mi	4/3.0 (-1)	2,859 (-12%)	2mo	$1,148,000	$402	45
2287 Sunderland Ave	0.25mi	4/2.5 (-1)	2,975 (-9%)	23mo	$975,000	$328	44
1739 Dorchester Pl	0.74mi	5/2.5	2,889 (-11%)	3mo	$1,087,500	$376	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.31% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.40×
• Total profit: $-165,166
• Equity at exit: $147,611

10-year hold

• IRR: -10.1%
• Equity multiple: 0.40×
• Total profit: $-166,088
• Equity at exit: $85,597

Cash invested: $277,199 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 28 active · 12 under contract
• Months of supply: 18.7 mo (5%/mo absorbed)
• Median asking: $1,262,742 ($422/sqft)
• Median days on market: 120 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: -18.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33414

• Home prices YoY: -30.2%
• Rents YoY: 2.3%
• Active inventory: 804
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $8,682 high
• Mortgage (P&I): −$5,192
• Tax est. 1.5%: −$1,237 /mo · $14,850/yr
• Insurance: −$412
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,823
• Net cashflow: $17

Break-even live

Break-even rent $8,660

Max offer price $989,995

Occupancy floor 95%

Sensitivity live

Price	-10% $702	-5% $360	+0% $17	+5% $-325	+10% $-667
Rent	-10% $-668	-5% $-326	+0% $17	+5% $360	+10% $703
Rate	-1.0pp $516	-0.5pp $269	base $17	+0.5pp $-239	+1.0pp $-500

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: $247,499
• Closing costs: $29,700
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2400 Seaford Dr Wellington, FL	5.0	3.5	3136	$12,000	$3.83	120d	1	0.06mi
2281 Seaford Dr Wellington, FL	4.0	2.5	2522	$10,000	$3.97	120d	1	0.12mi
12725 Kingsway Rd Wellington, FL	5.0	2.5	3002	$9,800	$3.26	61d	1	0.13mi
12725 Kingsway Rd Wellington, FL	5.0	2.5	3002	$7,100	$2.37	0d	1	0.13mi
12725 Kingsway Rd Wellington, FL	5.0	2.5	2902	$9,500	$3.27	120d	1	0.13mi
2029 Greenview Cove Dr Unit 2029 Wellington, FL	4.0	4.5	2693	$6,500	$2.41	20d	1	0.30mi
1878 Lynton Cir Wellington, FL	6.0	3.5	2652	$30,000	$11.31	120d	1	0.47mi
2427 Players Ct Wellington, FL	4.0	4.0	4361	$17,000	$3.90	12d	1	0.57mi
1880 Grantham Ct Wellington, FL	4.0	2.0	2799	$12,500	$4.47	20d	1	0.58mi
1880 Grantham Ct Wellington, FL	4.0	2.0	2799	$11,000	$3.93	120d	1	0.58mi
2770 Polo Island Dr Unit B301 Wellington, FL	4.0	4.0	2500	$15,000	$6.00	120d	1	0.59mi
2514 Players Ct Wellington, FL	5.0	4.5	3340	$10,000	$2.99	85d	1	0.62mi
2785 Polo Island Dr Unit J301 Wellington, FL	4.0	4.0	2500	$14,500	$5.80	32d	1	0.63mi
2785 Polo Island Dr Unit J301 Wellington, FL	4.0	4.0	2500	$5,500	$2.20	120d	1	0.63mi
1654 Farmington Cir Wellington, FL	4.0	2.5	2539	$6,900	$2.72	100d	1	0.64mi
1741 Grantham Dr Wellington, FL	4.0	2.0	2469	$8,500	$3.44	49d	1	0.70mi
1741 Grantham Dr Wellington, FL	4.0	2.0	2469	$3,475	$1.41	103d	1	0.70mi
1773 Wiltshire Village Dr Wellington, FL	4.0	2.5	2709	$5,600	$2.07	89d	1	0.71mi
3192 Blue Cypress Ln Wellington, FL	5.0	6.5	4685	$35,000	$7.47	120d	1	0.76mi
12200 Sunnydale Dr Wellington, FL	4.0	4.5	3333	$25,000	$7.50	95d	1	0.77mi
13620 Folkestone Ct Wellington, FL	4.0	3.5	2699	$8,000	$2.96	6d	1	0.81mi
12828 Meadowbreeze Dr Wellington, FL	4.0	2.5	2377	$4,500	$1.89	120d	1	0.83mi
1619 Wiltshire Village Dr Wellington, FL	4.0	2.5	2723	$7,250	$2.66	1d	1	0.92mi
11839 Maidstone Dr Wellington, FL	5.0	4.5	4412	$20,000	$4.53	120d	1	1.01mi
2926 Dovedale Ct Wellington, FL	4.0	3.5	2711	$12,000	$4.43	6d	1	1.06mi
1248 Lake Breeze Dr Wellington, FL	4.0	3.0	2324	$4,400	$1.89	116d	1	1.07mi
13710 Callington Dr Wellington, FL	4.0	3.0	2855	$5,000	$1.75	120d	1	1.11mi
2585 Sheltingham Dr Wellington, FL	4.0	5.5	3163	$9,000	$2.85	120d	1	1.11mi
2981 Dovedale Ct Wellington, FL	4.0	3.0	2438	$9,000	$3.69	120d	1	1.12mi
13805 Folkestone Cir Wellington, FL	4.0	3.0	2951	$3,700	$1.25	110d	1	1.12mi
13646 Callington Dr Wellington, FL	5.0	4.0	3100	$13,000	$4.19	120d	1	1.13mi
13646 Callington Dr Wellington, FL	5.0	4.0	3100	$25,000	$8.06	4d	1	1.13mi
1814 Wisteria St Wellington, FL	4.0	3.0	2332	$7,500	$3.22	71d	1	1.13mi
1259 Barnstaple Cir Wellington, FL	4.0	2.0	2301	$9,000	$3.91	0d	1	1.13mi
1251 Rowayton Cir Wellington, FL	4.0	2.5	2290	$3,495	$1.53	120d	1	1.15mi
1313 Brampton Cv Wellington, FL	4.0	3.0	2289	$5,400	$2.36	80d	1	1.15mi
13805 Sheffield St Wellington, FL	4.0	2.5	2462	$4,300	$1.75	114d	1	1.15mi
13805 Sheffield St Wellington, FL	4.0	2.5	2462	$4,300	$1.75	61d	1	1.15mi
13853 Norwick St Wellington, FL	5.0	3.0	2284	$10,000	$4.38	120d	1	1.18mi
2665 Yarmouth Dr Wellington, FL	4.0	3.0	2401	$10,999	$4.58	12d	1	1.19mi

Listing history 5 events

1. 2026-06-07
   days on market $989,995 Active 30 DOM
2. 2026-06-04
   days on market $989,995 Active 27 DOM
3. 2026-06-03
   days on market $989,995 Active 26 DOM
4. 2026-06-01
   days on market $989,995 Active 24 DOM
5. 2026-05-31
   days on market $989,995 Active 23 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $104,189
• − Mortgage interest: −$55,455
• − Property taxes: −$14,850
• − Insurance: −$4,950
• − Repairs & maintenance: −$8,335
• − Management: −$8,335
• − Depreciation: −$28,800
• Taxable loss: −$16,536
• Est. tax savings @ 24.0%: +$3,969
• After-tax cash flow: $4,178/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.

Condition & rehab AI · 12 photos

Excellent 100/100 None rehab

This new construction home in Parkside, Wellington, FL, is move-in ready with modern finishes and a luxurious design, offering a high ROI for both resale and rental markets.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both Add smart home features — Improves convenience and adds modern appeal, attracting more buyers and renters. ↑

C Composite school gradezoned avg 62/100

Zoned Schools

Elementary New Horizons Elementary School B- FL #690/2,144 Nat'l #7,252/41,679 Middle Polo Park Middle School A- FL #84/571 Nat'l #1,110/14,009 High Wellington High School C+ FL #102/667 Nat'l #3,443/17,239

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

B Composite livability gradescore 73/100

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

• Census place: Wellington, FL
• County: Palm Beach County · 1,637,487 people
• City population: 60,184
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 60,184
• Household income: $112,241
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 15% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 47% Hispanic / Latino 29% Two or more races 20% Black 13% Asian 6%
• Hispanic origin (detail): Mexican 4% Puerto Rican 5% Cuban 6% Dominican 1% Salvadoran 1%
• Common ancestry: Hispanic 4% Romanian 3% Lithuanian 2%
• Foreign-born: 26% · Canada, Jamaica, China
• Languages at home: 67% English-only · Spanish 23% French/Haitian/Cajun 3% Other Indo-European 3%

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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: ▼ -152.58%
• Current HPI: 352.9366
• Rent YoY: ▲ 2.31%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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