10689 Northgreen Dr · Wellington, FL 33449

$619,000

3 bd · 3.5 ba · 2,941 sqft · SingleFamily public records · 31 Days on market

Built 2001 7,100 sqft lot Est $735k · 16% under $912/mo HOA · 17% 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).

• ARV discount +14.6/15.0
• Cash flow +8.2/30.0
• Appreciation +4.7/10.0
• Schools +4.3/10.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0

Listing remarks

This is the home you've been waiting for! Popular floor plan offering 3 bedrooms with an extra office/den and 3 full en-suite bathrooms with an extra powder room in Manchester Lakes at Wycliffe Golf & Country Club. Well-maintained 2,941 sq ft residence featuring high ceilings, an open layout, spacious kitchen, freshly painted interior, and new flooring in the bedrooms. Enjoy added privacy with no neighbors on one side and a private backyard from the screened-in patio. Newer roof, A/C, and water heater add peace of mind. Conveniently located near the community pool. This home is located within Wycliffe Golf & Country Club, a private country club community offering an exceptional

Key facts

• Community pool
• Private backyard
• Newer roof

Tags

• PRIVATE BACKYARD
• SCREENED IN PATIO
• NEWER ROOF
• COMMUNITY POOL
• CHAMPIONSHIP GOLF COURSES
• CLUBHOUSE RENOVATION

Property features AI

Finance

• Financial info: Pets allowed (restrictions possible)
• HOA & community: Community amenities include clubhouse, fitness center, jogging path, tennis courts, pickleball courts, business center, cafe/restaurant, street lights, management and on-site manager; HOA charges apply (paid quarterly); HOA fees include cable TV, grounds maintenance, security, common area upkeep, and common real estate tax

Exterior

• Parking: Attached garage (about 2.5 spaces, covered)
• Security: Gated community with guard; Security patrol
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Single-family residence; Multi/split levels; One story; Entry-level living area; Faces south
• Construction: Built with CBS construction materials; Spanish tile roof
• Exterior features: Covered patio; Screened patio; Patio; Not waterfront; Private maintained road

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave
• Bedrooms: Three main-level bedrooms
• Flooring: Ceramic tile; Tile; Vinyl
• Bathrooms: Three full bathrooms and one half bathroom (four total)
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Entrance foyer; High ceilings; Walk-in closets; Split bedroom layout; Roman tub; French doors
• Laundry & utility: Laundry room inside the home; Laundry tub

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $619k.

Deal economics

• At list price, monthly cash flow is $-572 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $518k (16.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $539k (12.9% below list).
• Recommended offer: $518k (16.3% below list) — sets the bar for cash-flow.
• Cap rate 5.2% 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: 172 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $102 of equity ($4k loan paydown + $-4k 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 31 days — a 3% lower offer ($600k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 25y 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.
• Current owner paid $365k; list at $619k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $517,915 (16.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.87% ✗
• Cap rate: 5.18%
• Cash-on-cash: -3.96%
• DSCR: 0.82
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $735,250
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4034 Manchester Lake Dr	0.22mi	3/3.5	2,967 (+1%)	2mo	$440,000	$148	86
10736 Northgreen Dr	0.08mi	4/3.5 (+1)	3,202 (+9%)	8mo	$800,000	$250	70
11115 Silver Ridge St	0.71mi	4/3.0 (+1)	2,578 (-12%)	14mo	$860,000	$334	28

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

Projected returns pro-forma

-0.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.58×
• Total profit: $-73,504
• Equity at exit: $159,130

10-year hold

• IRR: -2.9%
• Equity multiple: 0.72×
• Total profit: $-49,251
• Equity at exit: $175,524

Cash invested: $173,320 (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: 172
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $5,388 high
• Mortgage (P&I): −$3,246
• Tax from tax record: −$413 /mo · $4,957/yr
• Insurance: −$258
• HOA: −$912
• Vacancy / Maint / Mgmt: −$1,132
• Net cashflow: $-572

Break-even live

Break-even rent $6,113

Max offer price $517,915

Occupancy floor —

Sensitivity live

Price	-10% $-222	-5% $-397	+0% $-572	+5% $-747	+10% $-923
Rent	-10% $-998	-5% $-785	+0% $-572	+5% $-359	+10% $-147
Rate	-1.0pp $-260	-0.5pp $-415	base $-572	+0.5pp $-733	+1.0pp $-896

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: $154,750
• Closing costs: $18,570
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10415 Saint Germain Ct Wellington, FL	4.0	3.5	2469	$6,500	$2.63	24d	1	0.36mi
10415 Saint Germain Ct Wellington, FL	4.0	3.5	2469	$6,500	$2.63	5d	1	0.36mi
10880 Northgreen Dr Lake Worth, FL	3.0	3.5	2929	$13,000	$4.44	10d	1	0.39mi
3501 Collonade Dr Wellington, FL	4.0	4.5	3581	$8,000	$2.23	7d	1	0.42mi
3366 Harness Cir Lake Worth, FL	3.0	2.0	2340	$3,750	$1.60	13d	1	0.45mi
10283 Wellington Parc Dr Lake Worth, FL	4.0	3.0	2076	$3,600	$1.73	26d	1	0.47mi
10139 Wellington Parc Dr Lake Worth, FL	4.0	3.0	2076	$3,795	$1.83	5d	1	0.50mi
4173 Imperial Club Ln Lake Worth, FL	3.0	2.5	1989	$2,995	$1.51	21d	1	0.51mi
10348 Wellington Parc Dr Lake Worth, FL	3.0	2.5	2060	$3,300	$1.60	26d	1	0.52mi
10426 Wellington Parc Dr Unit 1 Wellington, FL	4.0	2.5	2587	$3,650	$1.41	26d	1	0.55mi
10450 Wellington Parc Dr Wellington, FL	3.0	2.5	1983	$3,350	$1.69	26d	1	0.57mi
11137 Grandview Mnr Wellington, FL	4.0	3.0	2194	$9,500	$4.33	19d	1	0.57mi
4553 Barclay Fair Way Lake Worth, FL	3.0	3.0	2278	$4,000	$1.76	26d	1	0.58mi
4553 Barclay Fair Way Lake Worth, FL	3.0	3.0	2278	$4,000	$1.76	19d	1	0.58mi
11065 Stone Creek St Wellington, FL	4.0	2.5	2478	$4,500	$1.82	26d	1	0.63mi
4528 Barclay Fair Way Lake Worth, FL	3.0	2.0	2147	$8,000	$3.73	1d	1	0.65mi
10652 Ivanhoe Ln Wellington, FL	4.0	2.5	2746	$6,000	$2.18	26d	1	0.76mi
10731 Ivanhoe Ln Wellington, FL	4.0	2.5	2800	$8,500	$3.04	6d	1	0.83mi
4018 Bluff Harbor Way Wellington, FL	4.0	2.5	2160	$4,300	$1.99	10d	1	0.87mi
4841 Exeter Estate Ln Lake Worth, FL	3.0	3.0	2567	$5,000	$1.95	26d	1	0.88mi
3470 Custer Ave Lake Worth, FL	3.0	2.0	2040	$4,500	$2.21	26d	1	0.89mi
4194 Bluff Harbor Way Wellington, FL	3.0	2.5	2152	$3,999	$1.86	1d	1	0.90mi
3306 Fargo Ave Lake Worth, FL	3.0	2.0	2370	$5,500	$2.32	26d	1	1.02mi
2899 Florence St Wellington, FL	3.0	2.0	2459	$9,500	$3.86	26d	1	1.09mi
3425 Siena Cir Wellington, FL	4.0	3.5	3254	$6,500	$2.00	24d	1	1.10mi
3425 Siena Cir Wellington, FL	4.0	3.5	3254	$6,500	$2.00	10d	1	1.10mi
10640 Oak Meadow Ln Lake Worth, FL	4.0	3.0	2727	$7,500	$2.75	20d	1	1.19mi
4145 Bahia Isle Cir Wellington, FL	4.0	2.5	2442	$16,000	$6.55	1d	1	1.19mi
10274 Prato St Wellington, FL	4.0	2.0	2459	$6,500	$2.64	26d	1	1.20mi
4127 Siena Cir Wellington, FL	3.0	3.0	2561	$9,600	$3.75	1d	1	1.22mi
4127 Siena Cir Wellington, FL	3.0	3.0	2561	$9,600	$3.75	10d	1	1.22mi
9676 Eagle Point Ln Lake Worth, FL	4.0	3.0	2815	$5,800	$2.06	26d	1	1.40mi
9829 Scribner Ln Wellington, FL	4.0	3.0	2244	$3,700	$1.65	26d	1	1.47mi
9825 Scribner Ln Wellington, FL	4.0	2.5	2104	$3,800	$1.81	26d	1	1.48mi
9825 Scribner Ln Wellington, FL	4.0	3.0	2888	$3,750	$1.30	17d	1	1.48mi
9825 Scribner Ln Wellington, FL	4.0	2.5	2104	$3,800	$1.81	19d	1	1.48mi
9825 Scribner Ln Wellington, FL	4.0	2.5	2104	$3,800	$1.81	24d	1	1.48mi

HOA detail

• Monthly dues: $912 · $10,944/yr
• Likely covers: waterpool

Listing history 50 events

1. 2026-06-22
   days on market $619,000 Active 31 DOM
2. 2026-06-21
   days on market $619,000 Active 30 DOM
3. 2026-06-18
   days on market $619,000 Active 27 DOM
4. 2026-06-17
   days on market $619,000 Active 26 DOM
5. 2026-06-16
   days on market $619,000 Active 25 DOM
6. 2026-06-15
   days on market $619,000 Active 24 DOM
7. 2026-06-13
   days on market $619,000 Active 22 DOM
8. 2026-06-09
   days on market $619,000 Active 18 DOM
9. 2026-06-08
   days on market $619,000 Active 17 DOM
10. 2026-06-07
    pricedays on market $619,000 Active 16 DOM
11. 2026-06-04
    days on market $645,000 Active 13 DOM
12. 2026-06-03
    days on market $645,000 Active 12 DOM
13. 2026-06-02
    days on market $645,000 Active 11 DOM
14. 2026-06-01
    days on market $645,000 Active 10 DOM
15. 2026-05-31
    days on market $645,000 Active 9 DOM
16. 2026-05-22
    listed $645,000 Active
17. 2024-09-17
    historical
18. 2024-08-19
    price $549,900
19. 2024-07-19
    price $559,900
20. 2024-07-15
    price $574,500
21. 2024-07-03
    listed $589,000 Active
22. 2024-06-18
    historical
23. 2024-06-07
    historical
24. 2024-04-25
    price $569,000
25. 2024-03-27
    price $599,000
26. 2024-02-21
    status Active
27. 2024-02-21
    status Pending
28. 2024-01-25
    listed $629,000 Active
29. 2024-01-19
    historical
30. 2024-01-04
    price $674,500
31. 2024-01-04
    status Active
32. 2023-11-16
    historical
33. 2023-10-24
    price $673,500
34. 2023-08-23
    listed $698,500 Active
35. 2023-08-14
    historical
36. 2023-08-11
    status Active
37. 2023-08-08
    historical Active Under Contract
38. 2023-06-30
    listed $699,999 Active
39. 2022-12-23
    historical
40. 2022-12-05
    listed $725,000 Active
41. 2014-03-04
    soldstatus $365,000
42. 2014-02-28
    soldstatus $365,000 Closed
43. 2013-12-20
    status Active
44. 2013-12-17
    status Pending
45. 2013-08-03
    listed $380,000 Active
46. 2013-07-30
    historical
47. 2013-07-29
    listed $380,000 Active
48. 2013-06-26
    historical
49. 2012-07-05
    listed $399,000 Active
50. 2002-11-19
    soldstatus $360,000

ⓘ 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: $4,957 · $413/mo
• Projected year-2 tax: $5,138 · $428/mo
• Expected delta: +$181/yr (+$15/mo · 3.6%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 26 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: $64,661
• − Mortgage interest: −$34,674
• − Property taxes: −$4,957
• − Insurance: −$3,095
• − Repairs & maintenance: −$5,173
• − Management: −$5,173
• − HOA: −$10,944
• − Depreciation: −$18,007
• Taxable loss: −$17,361
• Est. tax savings @ 24.0%: +$4,167
• After-tax cash flow: $-2,700/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

+63.3% since first listed

37 events — show timeline

• 2026-05-22 Listed $645,000 Beaches MLS
• 2024-09-17 Listing Removed — Beaches MLS
• 2024-08-19 Price Changed $549,900 Beaches MLS
• 2024-07-19 Price Changed $559,900 Beaches MLS
• 2024-07-15 Price Changed $574,500 Beaches MLS
• 2024-07-03 Listed $589,000 Beaches MLS
• 2024-06-18 Coming Soon — Beaches MLS
• 2024-06-07 Listing Removed — Beaches MLS
• 2024-04-25 Price Changed $569,000 Beaches MLS
• 2024-03-27 Price Changed $599,000 Beaches MLS
• 2024-02-21 Relisted — Beaches MLS
• 2024-02-21 Pending — Beaches MLS
• 2024-01-25 Listed $629,000 Beaches MLS
• 2024-01-19 Listing Removed — Beaches MLS
• 2024-01-04 Price Changed $674,500 Beaches MLS
• 2024-01-04 Relisted — Beaches MLS
• 2023-11-16 Listing Removed — Beaches MLS
• 2023-10-24 Price Changed $673,500 Beaches MLS
• 2023-08-23 Listed $698,500 Beaches MLS
• 2023-08-14 Listing Removed — Beaches MLS
• 2023-08-11 Relisted — Beaches MLS
• 2023-08-08 Contingent — Beaches MLS
• 2023-06-30 Listed $699,999 Beaches MLS
• 2022-12-23 Listing Removed — Beaches MLS
• 2022-12-05 Listed $725,000 Beaches MLS
• 2014-03-04 Sold (Public Records) $365,000 Public Records
• 2014-02-28 Sold (MLS) $365,000 Beaches MLS
• 2013-12-20 Relisted — Beaches MLS
• 2013-12-17 Pending — Beaches MLS
• 2013-08-03 Listed $380,000 Beaches MLS
• 2013-07-30 Listing Removed — Beaches MLS
• 2013-07-29 Listed $380,000 Beaches MLS
• 2013-06-26 Listing Removed — Beaches MLS
• 2012-07-05 Listed $399,000 Beaches MLS
• 2002-11-19 Sold (MLS) $360,000 Beaches MLS
• 2002-10-22 Listing Removed — Beaches MLS
• 2001-03-17 Listed $394,915 Beaches MLS

Property tax history

-0.6%/yr

Latest (2025): $4,957 · +3.1% YoY. Source: county tax records.