7831 Willow Spring Dr #526 · Wellington, FL 33467

$175,000

2 bd · 2.0 ba · 1,360 sqft · Condo public records · 93 Days on market

Built 1985 $566/mo HOA · 26% 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 +16.5/30.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• DSCR +5.1/10.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Rarely available CORNER condo in a community thats a hidden gem in West Lake Worth. Enjoy your morning coffee on your balcony and take in the peaceful view of the beautiful park like setting. .. . No need for AC in the nice weather due to the lovely breeze that will pass thru. This spacious unit has volume ceilings that give an open light bright feel. Eat-in kitchen, 2 walk-in closets, washer/dryer in unit and storage closet on balcony gives you more than the average condo. Accordian shutters on all windows. Newer hot water heater. Willow Bend is an active community with 2 pools, tennis & pickleball courts, shuffleboard, bocci, exercise room and much more. .. .. Excellent location. .

Key facts

• Corner condo
• Walk-in closets
• Washer dryer in unit

Tags

• CORNER CONDO
• WALK-IN CLOSETS
• WASHER DRYER IN UNIT
• STORAGE CLOSET ON BALCONY
• NEWER HOT WATER HEATER
• TWO POOLS

Property features AI

Finance

• Financial info: Pets allowed (breed restrictions and possible pet restrictions)
• HOA & community: HOA managed by APM Mgmt and Willow Bend; Monthly association fee; Association amenities include clubhouse, fitness center, pool (heated), spa/hot tub, sauna, billiard room, tennis courts, pickleball courts, shuffleboard court, sidewalks, street lights; Association fees cover cable TV, grounds maintenance, structure maintenance, sewer, trash, water, common areas, hot water, roof repairs, and pool service

Exterior

• Parking: Assigned parking; Guest parking; 1 parking space assigned
• Utilities: Public water; Public sewer; Cable connected; Water connected; Sewer connected
• Home design: Condominium; 2-story building; West-facing
• Construction: CBS construction; Shingle roof
• Exterior features: Private heated in-ground pool; Waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Vaulted ceilings; Walk-in closets; Split bedroom layout; Shutters on windows; Partially furnished
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $159k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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: 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: Liberty Park Elementary School (math 25% / reading 38%, grade F, #1,841 of 2,144 statewide, top 86%, 845 students, 76% FRL); Okeeheelee Middle School (math 34% / reading 40%, grade F, #399 of 571 statewide, top 71%, 1,377 students, 68% FRL); Palm Beach Central High School (math 42% / reading 55%, grade D, #198 of 667 statewide, top 30%, 2,980 students, 40% FRL).
• Market conditions: Rents soft (-0.4%/yr); 666 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 93 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $175k implies a 190% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% 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. 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. 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?
8. 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.
9. 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.
10. 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: 1.23% ✓
• Cap rate: 6.99%
• Cash-on-cash: 2.50%
• DSCR: 1.11
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.43×
• Total profit: $-27,884
• Equity at exit: $26,093

10-year hold

• IRR: -17.8%
• Equity multiple: 0.20×
• Total profit: $-39,168
• Equity at exit: $15,131

Cash invested: $49,000 (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 33467

• Rents YoY: -0.4%
• Active inventory: 666
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,152 high
• Mortgage (P&I): −$918
• Tax from tax record: −$41 /mo · $493/yr
• Insurance: −$73
• HOA: −$566
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $102

Break-even live

Break-even rent $2,022

Max offer price $175,000

Occupancy floor 90%

Sensitivity live

Price	-10% $201	-5% $152	+0% $102	+5% $53	+10% $3
Rent	-10% $-68	-5% $17	+0% $102	+5% $187	+10% $272
Rate	-1.0pp $190	-0.5pp $147	base $102	+0.5pp $57	+1.0pp $11

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7831 Willow Spring Dr #524 Lake Worth, FL	2.0	2.0	1360	$2,000	$1.47	26d	1	0.02mi
7844 Willow Spring Dr #1715 Lake Worth, FL	2.0	2.0	1360	$1,950	$1.43	6d	1	0.04mi
7855 Willow Spring Dr #723 Lake Worth, FL	2.0	2.0	1360	$1,700	$1.25	19d	1	0.07mi
7855 Willow Spring Dr #723 Lake Worth, FL	2.0	2.0	1360	$1,700	$1.25	26d	1	0.07mi
7879 Willow Spring Dr #913 Lake Worth, FL	2.0	2.0	1360	$1,800	$1.32	1d	1	0.12mi
7879 Willow Spring Dr #923 Lake Worth, FL	2.0	2.0	1360	$1,800	$1.32	26d	1	0.12mi
3230 Pebble Beach Dr Lake Worth, FL	3.0	2.0	1800	$3,000	$1.67	26d	1	0.35mi
845 Salem Ln Lake Worth, FL	2.0	2.0	1024	$1,850	$1.81	26d	1	0.53mi
711 Laconia Cir Unit B Lake Worth, FL	2.0	2.0	1088	$2,300	$2.11	26d	1	0.68mi
733 Nantucket Cir Lake Worth, FL	2.0	2.0	941	$2,500	$2.66	26d	1	0.68mi
192 Cape Cod Cir Lake Worth, FL	1.0	1.5	902	$1,850	$2.05	26d	1	0.73mi
245 Down East Ln Unit B Lake Worth, FL	2.0	2.0	941	$1,900	$2.02	26d	1	0.73mi
4310 Chukka Ln Lake Worth, FL	1.0–3.0	1.0–2.0	986	$2,664	$2.70	0d	23	0.75mi
8300 Garden Catalina Cir Lake Worth, FL	2.0	2.0	1269	$2,965	$2.34	17d	1	0.79mi
8300 Garden Catalina Cir Lake Worth, FL	2.0	2.0	1097	$2,595	$2.37	26d	1	0.79mi
386 Bennington Ln Lake Worth, FL	2.0	2.0	941	$2,000	$2.13	16d	1	0.88mi
8641 Antarus Dr Lake Worth, FL	3.0	2.5	1724	$3,350	$1.94	6d	1	0.91mi
8641 Antarus Dr Lake Worth, FL	3.0	2.5	1724	$3,250	$1.89	5d	1	0.91mi
4125 Pine Branch Cir Lake Worth, FL	3.0	2.0	1786	$2,800	$1.57	26d	1	0.92mi
3326 Arcara Way #108 Lake Worth, FL	2.0	2.0	1222	$1,825	$1.49	18d	1	0.92mi
3286 Arcara Way #413 Lake Worth, FL	2.0	2.0	1222	$1,800	$1.47	1d	1	0.94mi
3212 Strawflower Way Lake Worth, FL	2.0	2.0	1017	$2,000	$1.97	19d	2	1.01mi
3212 Strawflower Way Greenacres, FL	2.0	2.0	1017	$2,200	$2.16	12d	1	1.01mi
3212 Strawflower Way #207 Lake Worth, FL	2.0	2.0	1017	$1,850	$1.82	26d	1	1.01mi
3755 Via Poinciana #304 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	26d	1	1.05mi
3661 Via Poinciana #616 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	23d	1	1.06mi
3661 Via Poinciana #616 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	15d	1	1.06mi
3178 Via Poinciana #303 Lake Worth, FL	2.0	2.0	1145	$1,600	$1.40	26d	1	1.10mi
4575 Lucerne Lakes Blvd W #104 Lake Worth, FL	1.0	1.0	900	$1,240	$1.38	13d	1	1.12mi
4575 Lucerne Lakes Blvd W #104 Lake Worth, FL	1.0	1.0	900	$1,275	$1.42	9d	1	1.12mi
3356 Via Mancebo St Lake Worth, FL	3.0	2.5	1728	$2,650	$1.53	16d	1	1.13mi
4689 Eventing St Lake Worth, FL	3.0	2.5	1870	$3,300	$1.76	26d	1	1.14mi
3146 Via Poinciana #301 Lake Worth, FL	2.0	2.0	1080	$1,500	$1.39	22d	1	1.18mi
3810 Via Poinciana #404 Lake Worth, FL	2.0	2.0	1114	$1,900	$1.71	9d	1	1.19mi
6939 Harbours Edge Ave Unit 6939 Greenacres, FL	3.0	2.5	1695	$3,000	$1.77	23d	1	1.19mi
6939 Harbours Edge Ave Unit 6939 Greenacres, FL	3.0	2.5	1695	$3,000	$1.77	9d	1	1.19mi
4640 Lucerne Lakes Blvd W Lake Worth, FL	2.0	1.0–2.0	960	$1,525	$1.59	6d	2	1.20mi
4373 Trevi Ct Lake Worth, FL	2.0	1.5	1080	$2,500	$2.31	19d	1	1.21mi
6923 Harbours Edge Ave Lake Worth, FL	3.0	2.5	1690	$3,000	$1.78	3d	1	1.22mi
6923 Harbours Edge Ave Lake Worth, FL	3.0	2.5	1690	$3,000	$1.78	26d	1	1.22mi

HOA detail condo

• Monthly dues: $566 · $6,792/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-21
   days on market $175,000 Active 93 DOM
2. 2026-06-18
   days on market $175,000 Active 90 DOM
3. 2026-06-17
   days on market $175,000 Active 89 DOM
4. 2026-06-16
   days on market $175,000 Active 88 DOM
5. 2026-06-15
   days on market $175,000 Active 87 DOM
6. 2026-06-13
   days on market $175,000 Active 85 DOM
7. 2026-06-09
   days on market $175,000 Active 81 DOM
8. 2026-06-08
   days on market $175,000 Active 80 DOM
9. 2026-06-07
   days on market $175,000 Active 79 DOM
10. 2026-06-04
    days on market $175,000 Active 76 DOM
11. 2026-06-03
    days on market $175,000 Active 75 DOM
12. 2026-06-02
    days on market $175,000 Active 74 DOM
13. 2026-06-01
    days on market $175,000 Active 73 DOM
14. 2026-05-31
    days on market $175,000 Active 72 DOM
15. 2026-03-20
    listed $175,000 Active
16. 1985-05-01
    soldstatus $60,400

ⓘ 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: $493 · $41/mo
• Projected year-2 tax: $1,452 · $121/mo
• Expected delta: +$960/yr (+$80/mo · 194.6%)

ⓘ 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 5 d/yr ≥106°F today · 17 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: $25,821
• − Mortgage interest: −$9,803
• − Property taxes: −$493
• − Insurance: −$875
• − Repairs & maintenance: −$2,066
• − Management: −$2,066
• − HOA: −$6,792
• − Depreciation: −$5,091
• Taxable loss: −$1,364
• Est. tax savings @ 24.0%: +$327
• After-tax cash flow: $1,554/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): 58,411
• Household income: $95,739
• Rent vs Own: 13.6% rent · 86.4% own
• Severe rent burden: 960.0

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 0.59)
• Race & ethnicity: White 59% Hispanic / Latino 22% Two or more races 13% Black 10% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 4% Dominican 2%
• Common ancestry: Romanian 4% Scotch-Irish 3% Hispanic 3%
• Foreign-born: 24% · Canada, Jamaica, Vietnam
• Languages at home: 71% English-only · Spanish 17% French/Haitian/Cajun 5% 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: ▼ -288.94%
• Current HPI: 343.7738
• Rent YoY: ▼ -0.40%
• 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

+189.7% since first listed

2 events — show timeline

• 2026-03-20 Listed $175,000 Beaches MLS
• 1985-05-01 Sold (Public Records) $60,400 Public Records

Property tax history

+0.3%/yr

Latest (2025): $493 · +3.9% YoY. Source: county tax records.