1659 Pelican Post Pl · Wellington, FL 33470

$580,055

4 bd · 3.5 ba · 2,311 sqft · Townhouse · 46 Days on market

Built 2026 5,344 sqft lot $363/mo HOA · 8% of rent

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Why this score? — see what drove the D 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 +13.8/30.0
• ARV discount +7.5/15.0
• Rent growth +4.4/5.0
• Schools +4.3/10.0
• DSCR +4.2/10.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The first floor of this new two-story twin home design presents the open-plan main living area, which includes the spacious Great Room, a fully equipped kitchen and lovely dining room. At the rear is a covered lanai for outdoor activities. On the top floor is a comfortable loft surrounded by three secondary bedrooms and the tranquil owner's suite. Completing the home is a two-car garage.

Key facts

• $363 HOA
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Builder: Lennar (Hydrangea model); Living area approx. 2,311; Total building area approx. 2,398
• HOA & community: Community amenities include: pool, fitness center, playground, dog park, basketball court, tennis courts, pickleball courts, jogging path, sidewalks, picnic area, and soccer field; HOA fees are paid monthly

Exterior

• Parking: Attached 2-car garage; Driveway; Garage with door opener; 2 covered parking spaces (included in garage)
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Townhouse; Two stories; Entry on level 1; Faces east; Under construction
• Construction: Built with CBS construction materials; Shingle roof
• Exterior features: Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: No main-level bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen island; Walk-in closets
• Laundry & utility: Inside laundry room with washer hookup

🏗️ New construction. The $580,055 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $513,042.

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath townhouse listed at $580k.

Deal economics

• At list price, monthly cash flow is $49 ($583/yr) — positive.
• To cash-flow at today's rent, offer at most $522k (10.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $447k (23.0% below list).
• Recommended offer: $447k (23.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Binks Forest Elementary School (math 85% / reading 85%, grade A+, #35 of 2,144 statewide, top 2%, 1,147 students, 18% FRL); Wellington Landings Middle (math 70% / reading 72%, grade A, #59 of 571 statewide, top 11%, 1,230 students, 29% FRL); Wellington High School (math 57% / reading 65%, grade C+, #102 of 667 statewide, top 15%, 2,688 students, 29% FRL) — zoned schools average 25% FRL vs 52% district-wide (27 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 72% at this address vs 50% district-wide (+23 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 fast (+7.7%/yr); 594 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• This rent runs 44% of the median local income ($122k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $15k 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 46 days — a 3% lower offer ($563k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $446,838 (23.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 23% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.87% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.41%
• DSCR: 1.02
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $513,042
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19569 Whispering Creek Rd	0.24mi	4/3.5	2,311 (0%)	6mo	$514,000	$222	84
19561 Whispering Creek Rd	0.25mi	4/3.5	2,311 (0%)	6mo	$514,000	$222	84

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 · 7.68% rent growth · sell at horizon

5-year hold

• IRR: -10.6%
• Equity multiple: 0.60×
• Total profit: $-57,977
• Equity at exit: $76,496

10-year hold

• IRR: 4.2%
• Equity multiple: 1.37×
• Total profit: $53,224
• Equity at exit: $44,358

Cash invested: $143,652 (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 33470

• Home prices YoY: -23.3%
• Rents YoY: 7.7%
• Active inventory: 594
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $4,468 high
• Mortgage (P&I): −$2,690
• Tax from tax record: −$214 /mo · $2,570/yr
• Insurance: −$214
• HOA: −$363
• Vacancy / Maint / Mgmt: −$938
• Net cashflow: $49

Break-even live

Break-even rent $4,407

Max offer price $513,042

Occupancy floor 94%

Sensitivity live

Price	-10% $339	-5% $194	+0% $49	+5% $-97	+10% $-242
Rent	-10% $-304	-5% $-128	+0% $49	+5% $225	+10% $402
Rate	-1.0pp $307	-0.5pp $179	base $49	+0.5pp $-84	+1.0pp $-220

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: $128,260
• Closing costs: $15,391
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19772 Whispering Creek Rd Loxahatchee, FL	3.0	2.0	1758	$3,500	$1.99	14d	1	0.11mi
1933 Wandering Willow Way Loxahatchee, FL	4.0	3.0	2256	$4,470	$1.98	22d	1	0.17mi
1933 Wandering Willow Way Loxahatchee, FL	4.0	3.0	2256	$4,470	$1.98	1d	1	0.17mi
1887 Wandering Willow Way Loxahatchee, FL	5.0	3.5	2672	$4,550	$1.70	22d	1	0.24mi
19593 Whispering Creek Rd Loxahatchee, FL	3.0	2.0	1758	$3,500	$1.99	8d	1	0.24mi
19667 Rugged Trunk Trl Loxahatchee, FL	3.0	2.0	1811	$3,475	$1.92	15d	1	0.31mi
19479 Barn Swallow Way Loxahatchee, FL	3.0	2.0	1758	$3,200	$1.82	2d	1	0.32mi
1664 Wandering Willow Way Unit 1664 Loxahatchee, FL	4.0	3.0	2401	$4,250	$1.77	24d	1	0.32mi
19472 Whispering Creek Rd Loxahatchee, FL	4.0	3.5	2311	$3,800	$1.64	8d	1	0.33mi
1662 Hoot Owl Holw Unit 1662 Loxahatchee, FL	4.0	3.5	2311	$4,100	$1.77	5d	1	0.39mi
1742 Hoot Owl Holw Unit 1742 Loxahatchee, FL	3.0	2.0	1758	$3,400	$1.93	24d	1	0.39mi
1654 Hoot Owl Holw Unit 1654 Loxahatchee, FL	4.0	3.5	2311	$4,100	$1.77	5d	1	0.39mi
1248 Wandering Willow Way Unit 1248 Loxahatchee, FL	4.0	3.0	2615	$4,100	$1.57	18d	1	0.52mi
17234 Tawny Owl Trl Loxahatchee, FL	4.0	3.0	2396	$4,500	$1.88	3d	1	0.63mi
1200 Sterling Pine Pl Loxahatchee, FL	4.0	3.0	2373	$4,400	$1.85	24d	1	0.66mi
1463 Heron Nook Rd Loxahatchee, FL	4.0	3.5	2373	$4,500	$1.90	24d	1	0.73mi
19179 Rolling Acres Rd Loxahatchee, FL	4.0	3.5	2262	$5,500	$2.43	24d	1	0.91mi
18961 Wood Stork Way Unit NA Loxahatchee, FL	4.0	3.5	2311	$4,100	$1.77	4d	1	0.92mi
1261 Haywagon Trl Loxahatchee, FL	3.0	2.0	1952	$3,350	$1.72	12d	1	0.94mi
1224 Harvester Xing Loxahatchee, FL	5.0	3.0	2990	$4,650	$1.56	13d	1	0.94mi
1407 Tangled Orchard Trce Unit 184 Loxahatchee, FL	4.0	3.5	2311	$4,000	$1.73	24d	1	0.95mi
1283 Tangled Orchard Trce Loxahatchee, FL	3.0	2.0	1952	$3,400	$1.74	15d	1	1.00mi
1306 Tangled Orchard Trce Loxahatchee, FL	3.0	2.0	1954	$3,200	$1.64	19d	1	1.02mi
1198 Bushel Creek Xing Loxahatchee, FL	5.0	3.0	3000	$4,900	$1.63	2d	1	1.04mi
1254 Tangled Orchard Trce Loxahatchee, FL	3.0	2.0	1827	$3,325	$1.82	17d	1	1.05mi
1132 Haywagon Trl Loxahatchee, FL	3.0	3.0	2629	$4,500	$1.71	24d	1	1.09mi
1113 Tangled Orchard Trce Loxahatchee, FL	4.0	3.0	2761	$5,000	$1.81	24d	1	1.14mi
19043 Broad Shore Walk Loxahatchee, FL	4.0	3.0	2629	$4,300	$1.64	12d	1	1.16mi
19508 Wheelbarrow Bnd Loxahatchee, FL	4.0	3.5	2933	$4,700	$1.60	8d	1	1.19mi
19036 Broad Shore Walk Loxahatchee, FL	3.0	3.0	2629	$4,450	$1.69	15d	1	1.20mi
19696 Weathervane Way Loxahatchee, FL	3.0	2.0	1854	$3,700	$2.00	19d	1	1.22mi
19518 Weathervane Way Loxahatchee, FL	3.0	2.0	1925	$3,800	$1.97	24d	1	1.26mi
19546 Weathervane Way Loxahatchee, FL	3.0	2.0	1854	$3,750	$2.02	24d	1	1.28mi

HOA detail

• Monthly dues: $363 · $4,356/yr

Listing history 16 events

1. 2026-06-17
   status $580,055 Pending 46 DOM
2. 2026-06-16
   days on market $580,055 Active 46 DOM
3. 2026-06-15
   days on market $580,055 Active 45 DOM
4. 2026-06-13
   days on market $580,055 Active 43 DOM
5. 2026-06-09
   days on market $580,055 Active 39 DOM
6. 2026-06-08
   days on market $580,055 Active 38 DOM
7. 2026-06-07
   days on market $580,055 Active 37 DOM
8. 2026-06-04
   days on market $580,055 Active 34 DOM
9. 2026-06-03
   days on market $580,055 Active 33 DOM
10. 2026-06-02
    days on market $580,055 Active 32 DOM
11. 2026-06-01
    days on market $580,055 Active 31 DOM
12. 2026-05-31
    days on market $580,055 Active 30 DOM
13. 2026-05-13
    price $580,055
14. 2026-05-05
    price $580,055 390-char remark

    Show marketing remark (390 chars)

    The first floor of this new two-story twin home design presents the open-plan main living area, which includes the spacious Great Room, a fully equipped kitchen and lovely dining room. At the rear is a covered lanai for outdoor activities. On the top floor is a comfortable loft surrounded by three secondary bedrooms and the tranquil owner's suite. Completing the home is a two-car garage.

15. 2026-05-01
    listed $577,055 Active
16. 2026-04-28
    listed $577,055 Active 390-char remark

    Show marketing remark (390 chars)

    The first floor of this new two-story twin home design presents the open-plan main living area, which includes the spacious Great Room, a fully equipped kitchen and lovely dining room. At the rear is a covered lanai for outdoor activities. On the top floor is a comfortable loft surrounded by three secondary bedrooms and the tranquil owner's suite. Completing the home is a two-car garage.

ⓘ 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: $2,570 · $214/mo
• Projected year-2 tax: $4,814 · $401/mo
• Expected delta: +$2,244/yr (+$187/mo · 87.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $53,621
• − Mortgage interest: −$28,738
• − Property taxes: −$2,570
• − Insurance: −$2,565
• − Repairs & maintenance: −$4,290
• − Management: −$4,290
• − HOA: −$4,356
• − Depreciation: −$14,925
• Taxable loss: −$8,113
• Est. tax savings @ 24.0%: +$1,947
• After-tax cash flow: $2,531/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

• County: Palm Beach County · 1,438,312 people
• City population: 60,184
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 35,610
• Household income: $122,163
• Rent vs Own: 5.4% rent · 94.6% own
• Severe rent burden: 43.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 24% Two or more races 16% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 6% Dominican 2%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 19% · Canada, Jamaica
• Languages at home: 77% English-only · Spanish 18% French/Haitian/Cajun 2% Other Indo-European 1%

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: ▼ -124.68%
• Current HPI: 410.2689
• Rent YoY: ▲ 7.68%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• 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

+0.5% since first listed

4 events — show timeline

• 2026-05-13 Price Changed $580,055 Beaches MLS
• 2026-05-05 Price Changed $580,055 Zillow
• 2026-05-01 Listed $577,055 Beaches MLS
• 2026-04-28 Listed $577,055 Zillow

Property tax history

+3.7%/yr

Latest (2025): $2,570 · +3.7% YoY. Source: county tax records.