10303 N Andover Coach Ln · Wellington, FL 33449

$159,000

2 bd · 2.0 ba · 1,420 sqft · Condo · 38 Days on market

Built 1992 Excellent condition $1604/mo HOA · 37% of rent ↓ 36% 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
• Condition / age +4.8/5.0
• Appreciation +4.7/10.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0

Listing remarks

Excellent opportunity to enjoy Wycliffe Golf & Country Club living. This updated ground floor condo is move-in ready and offers beautiful golf course views. Bright, inviting, and perfectly positioned to enjoy the lifestyle Wycliffe is known for. This home is located within Wycliffe Golf & Country Club, a private country club community offering an exceptional lifestyle and an impressive array of amenities. Residents enjoy access to two championship 18-hole golf courses, a recently completed $18+ million clubhouse renovation, multiple on-site dining venues, a full-service spa, a state-of-the-art fitness center, an Olympic-size swimming pool with expansive sun deck, Har-Tru tennis

Key facts

• $1,604 HOA
• Garage
• Community pool

Property features AI

Finance

• Other: Property faces south
• Financial info: Community of approximately 1,045 units; Pets allowed (pet restrictions possible)
• HOA & community: Association: Andover at Wycliffe; additional association: Wycliffe Golf & Country Club; Monthly HOA fee (listed); Quarterly fee with second association (listed); HOA covers cable TV, insurance, grounds maintenance, security, common areas, and common real estate tax; Community amenities include clubhouse, fitness center, pool, sauna, spa/hot tub, tennis courts, pickleball courts, bocce ball, putting green, golf course, cabana, elevators, manager on site, cafe/restaurant, library, internet included

Exterior

• Parking: Attached 1-car garage with garage door opener; Covered parking (1); Driveway; On-street parking; 1 open parking space
• Security: Fire alarm; Smoke detectors; Security system (owned); Security patrol; Gated community with guard
• Utilities: Public water; Public sewer; Cable available; Underground utilities; Water and sewer available
• Home design: Condominium; Resale property; 2 stories; Entry level living area
• Construction: Stucco and CBS construction; Flat tar-and-gravel roof; Built with a foundation suitable for condominium construction
• Exterior features: Covered patio; Screened patio/porch; Porch; Corner lot; Many trees; On golf course; Private road frontage; Waterfront: Yes (no specific waterfront features listed)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Tile; Vinyl; Wood
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Entrance foyer; Walk-in closets; Split bedroom layout; Roman tub; Blinds
• Laundry & utility: Laundry closet located inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $159k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $700 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $159k).
• Recommended offer: $154k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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: 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $26 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 $45k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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.

Risks & watch-outs

• Watch-outs: HOA is 37% 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 $154,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% 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. 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?
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 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: 11.57%
• Cash-on-cash: 18.86%
• DSCR: 1.84
• 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: 17.4%
• Equity multiple: 1.81×
• Total profit: $35,992
• Equity at exit: $40,875

10-year hold

• IRR: 22.9%
• Equity multiple: 3.43×
• Total profit: $108,405
• Equity at exit: $45,086

Cash invested: $44,520 (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: 3.1×

Monthly cashflow live

• Estimated rent: $4,307 high
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$1,604
• Vacancy / Maint / Mgmt: −$904
• Net cashflow: $700

Break-even live

Break-even rent $3,421

Max offer price $159,000

Occupancy floor 79%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	24d	1	0.08mi
10173 Andover Coach Cir Unit G2 Lake Worth, FL	3.0	2.0	1807	$3,500	$1.94	24d	1	0.13mi
10385 Wellington Parc Dr Lake Worth, FL	3.0	2.5	1783	$3,250	$1.82	20d	1	0.78mi
10457 Wellington Parc Dr Lake Worth, FL	3.0	2.5	1688	$3,200	$1.90	24d	1	0.79mi
3303 Custer Ave Lake Worth, FL	1.0	1.0	900	$2,000	$2.22	24d	1	0.97mi
10567 Paso Fino Dr Lake Worth, FL	3.0	2.0	1655	$3,950	$2.39	24d	1	1.14mi
10591 Paso Fino Dr Lake Worth, FL	3.0	2.0	1764	$3,500	$1.98	5d	1	1.16mi
9855 Herons Nest Ct Lake Worth, FL	1.0–3.0	1.0–2.0	1026	$2,244	$2.19	2d	7	1.24mi
4790 Navali Dr Lake Worth, FL	3.0	2.5	1708	$3,200	$1.87	24d	1	1.37mi
10372 Old Winston Ct Lake Worth, FL	3.0	2.0	1798	$3,395	$1.89	8d	1	1.47mi

HOA detail condo

• Monthly dues: $1,604 · $19,248/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-04
   days on market $159,000 Active 38 DOM
2. 2026-06-03
   days on market $159,000 Active 37 DOM
3. 2026-06-02
   days on market $159,000 Active 36 DOM
4. 2026-06-01
   days on market $159,000 Active 35 DOM
5. 2026-05-31
   days on market $159,000 Active 34 DOM
6. 2026-04-27
   listed $159,000 Active
7. 2013-09-21
   historical
8. 2006-11-14
   listed $249,000

ⓘ 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 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: $51,685
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$4,135
• − Management: −$4,135
• − HOA: −$19,248
• − Depreciation: −$4,625
• Taxable income: $7,455
• Est. tax owed @ 24.0%: −$1,789
• After-tax cash flow: $6,608/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 95/100 None rehab

This move-in ready condo is located within Wycliffe Golf & Country Club, offering beautiful golf course views and access to numerous amenities. The home is in excellent condition with no visible repairs needed.

Value-add opportunities

• Both Landscaping improvements — Enhance curb appeal and attract more buyers
• Both Painting exterior — Fresh paint can make the home more appealing
• Resale Upgrade kitchen appliances — Modern appliances can increase the home's value
• Both Install smart home features — Smart home features can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhance curb appeal and attract more buyers ↑
• Both Painting exterior — Fresh paint can make the home more appealing ↑
• Resale Upgrade kitchen appliances — Modern appliances can increase the home's value ↑
• Both Install smart home features — Smart home features can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-36.1% since first listed

3 events — show timeline

• 2026-04-27 Listed $159,000 Beaches MLS
• 2013-09-21 Listing Removed — Beaches MLS
• 2006-11-14 Listed $249,000 Beaches MLS