10860 Fairmont Village Dr · Wellington, FL 33449

$285,000

2 bd · 3.0 ba · 2,595 sqft · SingleFamily public records · 587 Days on market

Built 1994 10,707 sqft lot $820/mo HOA · 21% of rent

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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 +15.4/30.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 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

Incredible value at Wycliffe Golf & Country Club — priced to sell! This 3-bedroom, 3-bathroom Fairmont home presents a rare opportunity to enter one of Palm Beach County's premier golf and country club communities at an exceptional price. A well-designed floor plan with spacious living areas and large walk-in closets offers immediate comfort with the ability to customize to your taste. The expansive screened-in lanai and private pool create the perfect setting for entertaining or everyday relaxation. This home has a 2016 roof and a standby generator with auto-transfer switch and 500-gallon LP tank, providing peace of mind and long-term savings. Opportunities like this don't come

Key facts

• 0.25 acre lot
• 2 garage spots
• Pool

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Homeowners association with onsite manager; Monthly HOA dues (paid monthly); Association amenities include clubhouse, fitness center, golf course, pool, tennis courts, sauna, spa/hot tub, cabana, game room, jogging path, sidewalks, business center, community room, library, elevators

Exterior

• Pool: Private in-ground pool with screen enclosure
• Parking: Attached garage with 2 covered spaces (2 garage spaces)
• Security: Gated community with guard; Security system
• Utilities: Public water; Cable available; Water available
• Home design: Single-family residence; One-story; Resale property; Northwest-facing
• Construction: CBS construction; Spanish tile roof
• Exterior features: Open patio; Screened patio; Patio

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: Three full bathrooms (all on the main level)
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Built-in features; Cathedral and vaulted ceilings; Wet bar; Walk-in closets; Split bedroom layout; Custom mirrors; Roman tub
• Laundry & utility: Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $285k).
• Recommended offer: $251k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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: 168 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $47 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.

Negotiation context

• It's been on market 587 days — a 12% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 21y ago; this cycle's ask is 5082% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 2.6% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 587 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: 1.40% ✓
• Cap rate: 6.76%
• Cash-on-cash: 1.68%
• DSCR: 1.07
• GRM: 5.9

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: -2.6%
• Equity multiple: 0.88×
• Total profit: $-9,428
• Equity at exit: $73,267

10-year hold

• IRR: 3.9%
• Equity multiple: 1.39×
• Total profit: $31,487
• Equity at exit: $80,815

Cash invested: $79,800 (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: 5.9×

Monthly cashflow live

• Estimated rent: $3,996 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$612 /mo · $7,344/yr
• Insurance: −$119
• HOA: −$820
• Vacancy / Maint / Mgmt: −$839
• Net cashflow: $112

Break-even live

Break-even rent $3,855

Max offer price $285,000

Occupancy floor 92%

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10754 Tamis Trl Unit C Wellington, FL	1.0	1.0	3436	$1,575	$0.46	3d	1	0.26mi
10754 Tamis Trl Unit B Wellington, FL	1.0	1.0	3436	$1,700	$0.49	22d	1	0.26mi
10754 Tamis Trl Unit A Wellington, FL	1.0	1.0	3436	$1,475	$0.43	11d	1	0.26mi
10754 Tamis Trl Unit C Wellington, FL	1.0	1.0	3436	$1,675	$0.49	15d	1	0.26mi
4841 Exeter Estate Ln Lake Worth, FL	3.0	3.0	2567	$5,000	$1.95	24d	1	0.52mi
4553 Barclay Fair Way Lake Worth, FL	3.0	3.0	2278	$4,000	$1.76	24d	1	0.77mi
4553 Barclay Fair Way Lake Worth, FL	3.0	3.0	2278	$4,000	$1.76	17d	1	0.77mi
4173 Imperial Club Ln Lake Worth, FL	3.0	2.5	1989	$2,995	$1.51	18d	1	0.79mi
10173 Andover Coach Cir Unit G2 Lake Worth, FL	3.0	2.0	1807	$3,500	$1.94	24d	1	0.93mi
10372 Old Winston Ct Lake Worth, FL	3.0	2.0	1798	$3,395	$1.89	7d	1	0.93mi
4194 Bluff Harbor Way Wellington, FL	3.0	2.5	2152	$4,001	$1.86	2d	1	0.98mi
4178 Bluff Harbor Way Wellington, FL	3.0	2.0	1904	$3,800	$2.00	24d	1	0.99mi
11861 Hawk Holw Lake Worth, FL	1.0	1.5	3294	$850	$0.26	24d	1	1.03mi
10880 Northgreen Dr Lake Worth, FL	3.0	3.5	2929	$13,000	$4.44	7d	1	1.03mi

HOA detail

• Monthly dues: $820 · $9,840/yr
• Likely covers: pool

Listing history 23 events

1. 2026-03-28
   listed $5,500
2. 2026-03-28
   historical $5,500
3. 2025-12-12
   price $285,000
4. 2025-09-06
   price $329,000
5. 2025-09-01
   listed $5,500
6. 2025-04-16
   price $399,000
7. 2025-01-12
   price $449,000
8. 2024-12-11
   price $519,000
9. 2024-10-16
   listed $545,000 Active
10. 2024-09-25
    historical $545,000
11. 2010-08-03
    soldstatus $255,000
12. 2010-08-01
    soldstatus $255,000
13. 2010-05-14
    historical
14. 2010-04-21
    listed $274,950
15. 2010-03-31
    historical
16. 2009-07-21
    listed $260,000
17. 2006-08-31
    soldstatus $399,000
18. 2006-08-28
    soldstatus $399,000
19. 2006-03-18
    listed $399,000
20. 2006-03-16
    historical
21. 2005-08-03
    listed $399,000
22. 1994-10-11
    soldstatus $272,300
23. 1993-08-31
    soldstatus $4,143,000

ⓘ 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: $7,344 · $612/mo
• Projected year-2 tax: $7,344 · $612/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 · 23 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: $47,953
• − Mortgage interest: −$15,964
• − Property taxes: −$7,344
• − Insurance: −$1,425
• − Repairs & maintenance: −$3,836
• − Management: −$3,836
• − HOA: −$9,840
• − Depreciation: −$8,291
• Taxable loss: −$2,584
• Est. tax savings @ 24.0%: +$620
• After-tax cash flow: $1,959/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

-99.9% since first listed

23 events — show timeline

• 2026-03-28 Listed for Rent $5,500 RMLSFL
• 2026-03-28 Rental Removed $5,500 RMLSFL
• 2025-12-12 Price Changed $285,000 Beaches MLS
• 2025-09-06 Price Changed $329,000 Beaches MLS
• 2025-09-01 Listed for Rent $5,500 RMLSFL
• 2025-04-16 Price Changed $399,000 Beaches MLS
• 2025-01-12 Price Changed $449,000 Beaches MLS
• 2024-12-11 Price Changed $519,000 Beaches MLS
• 2024-10-16 Listed $545,000 Beaches MLS
• 2024-09-25 Coming Soon $545,000 Beaches MLS
• 2010-08-03 Sold (Public Records) $255,000 Public Records
• 2010-08-01 Sold (MLS) $255,000 Beaches MLS
• 2010-05-14 Listing Removed — Beaches MLS
• 2010-04-21 Listed $274,950 Beaches MLS
• 2010-03-31 Listing Removed — Beaches MLS
• 2009-07-21 Listed $260,000 Beaches MLS
• 2006-08-31 Sold (Public Records) $399,000 Public Records
• 2006-08-28 Sold (MLS) $399,000 Beaches MLS
• 2006-03-18 Listed $399,000 Beaches MLS
• 2006-03-16 Listing Removed — Beaches MLS
• 2005-08-03 Listed $399,000 Beaches MLS
• 1994-10-11 Sold (Public Records) $272,300 Public Records
• 1993-08-31 Sold (Public Records) $4,143,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $7,344 · +152.8% YoY. Source: county tax records.