1599 Newhaven Point Ln · Wellington, FL 33411

$575,000

3 bd · 3.0 ba · 3,075 sqft · SingleFamily public records · 43 Days on market

Built 2003 10,539 sqft lot $335/mo HOA · 8% of rent ↓ 4% since listing

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +4.9/30.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +0.0/10.0

Listing remarks MLS

largest home in Stonehaven with the largest lot located on widest point of the huge lake-this is a gated community located in the estates section-kitchen features corain countertops-double ovens-center island-separte eat-in are-house has 18'' tile on tile on the diagoanl/separate bedroom and bath which can be used as mater-in law suite with separate entrance-room for pool-columns in grand entryway-must see to enjoy

Key facts

• 0.24 acre lot
• 3 garage spots
• Community pool

Property features AI

Finance

• Other: Pets allowed (restrictions possible)
• HOA & community: Part of Stonehaven Estates association; Community pool; Gated community; Security within association; HOA fee of $335 per month (covers common areas)

Exterior

• Parking: Attached 3-car garage; 3 covered parking spaces
• Security: Security gate; Community security
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water available; Sewer connected
• Home design: Single-family residence; Single-story; Faces east; Resale property
• Construction: CBS construction
• Exterior features: Waterfront property; Tile roof; Gated community

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 4 bedrooms on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 3 full bathrooms and 1 half bathroom (4 total)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Split bedroom layout; Unfurnished
• Laundry & utility: Laundry located inside

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $575k.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $331k (42.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $397k (31.0% below list).
• Recommended offer: $331k (42.4% below list) — sets the bar for cash-flow.

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: Equestrian Trails Elementary (math 85% / reading 83%, grade A+, #55 of 2,144 statewide, top 3%, 843 students, 20% FRL); Emerald Cove Middle School (math 61% / reading 64%, grade B+, #116 of 571 statewide, top 21%, 1,241 students, 36% 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 32% FRL vs 52% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 65% at this address vs 50% district-wide (+16 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 flat; 581 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• At $3,969/mo this rent would consume 51% of the median local household income ($93k/yr) (locally 1870% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $61k of equity ($4k loan paydown + $58k appreciation (10.0% local appreciation)).
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$99k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($558k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago; this cycle's ask has dropped $49k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $331,203 (42.4% 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 43 days. Have you received any prior offers? Is the seller open to a 42% 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: 0.69% ✗
• Cap rate: 3.41%
• Cash-on-cash: -10.29%
• DSCR: 0.54
• GRM: 12.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 0.85% rent growth · sell at horizon

5-year hold

• IRR: 16.5%
• Equity multiple: 2.35×
• Total profit: $217,250
• Equity at exit: $518,006

10-year hold

• IRR: 15.4%
• Equity multiple: 5.31×
• Total profit: $694,066
• Equity at exit: $1,117,099

Cash invested: $161,000 (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 33411

• Home prices YoY: 1.9%
• Rents YoY: 0.8%
• Active inventory: 581
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $3,969 high
• Mortgage (P&I): −$3,015
• Tax from tax record: −$925 /mo · $11,105/yr
• Insurance: −$240
• HOA: −$335
• Vacancy / Maint / Mgmt: −$833
• Net cashflow: $-1,380

Break-even live

Break-even rent $5,716

Max offer price $331,203

Occupancy floor —

Sensitivity live

Price	-10% $-1,055	-5% $-1,217	+0% $-1,380	+5% $-1,543	+10% $-1,706
Rent	-10% $-1,694	-5% $-1,537	+0% $-1,380	+5% $-1,223	+10% $-1,067
Rate	-1.0pp $-1,091	-0.5pp $-1,234	base $-1,380	+0.5pp $-1,529	+1.0pp $-1,681

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: $143,750
• Closing costs: $17,250
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1429 Stonehaven Estates Dr West Palm Beach, FL	3.0	2.0	2729	$2,115	$0.78	6d	1	0.35mi
9869 Woodworth Ct Wellington, FL	4.0	2.5	2573	$4,500	$1.75	16d	1	0.68mi
9721 Wyeth Ct Wellington, FL	4.0	2.5	2573	$3,600	$1.40	25d	1	0.74mi
9936 Woodworth Ct Unit 438 Wellington, FL	4.0	2.5	2104	$5,600	$2.66	8d	1	0.74mi
113 Canterbury Pl Royal Palm Beach, FL	4.0	2.5	2267	$3,500	$1.54	6d	1	0.83mi
113 Canterbury Pl Royal Palm Beach, FL	4.0	2.5	2267	$3,500	$1.54	25d	1	0.83mi
851 Edgebrook Ln West Palm Beach, FL	4.0	3.0	3038	$7,200	$2.37	8d	1	0.86mi
544 Edgebrook Ln West Palm Beach, FL	4.0	4.5	3717	$5,900	$1.59	25d	1	0.86mi
9433 Madewood Ct Royal Palm Beach, FL	4.0	2.0	2616	$5,350	$2.05	25d	1	0.95mi
9078 Alexandra Cir Wellington, FL	4.0	2.5	2661	$4,800	$1.80	23d	1	0.97mi
9078 Alexandra Cir Wellington, FL	4.0	2.5	2661	$4,800	$1.80	25d	1	0.97mi
116 Hamilton Ter Royal Palm Beach, FL	4.0	2.5	2537	$3,300	$1.30	4d	1	1.03mi
116 Hamilton Ter Royal Palm Beach, FL	4.0	2.5	2537	$3,500	$1.38	16d	1	1.03mi
10530 Galleria St Wellington, FL	4.0	3.5	2811	$4,050	$1.44	8d	1	1.05mi
3808 Shoma Dr Unit 3808 West Palm Beach, FL	3.0	3.0	2300	$2,300	$1.00	25d	1	1.05mi
9754 Scribner Ln Wellington, FL	4.0	2.5	2573	$4,000	$1.55	23d	1	1.22mi
9754 Scribner Ln Wellington, FL	4.0	2.5	2573	$3,500	$1.36	13d	1	1.22mi
9754 Scribner Ln Wellington, FL	4.0	2.5	2573	$3,500	$1.36	8d	1	1.22mi
147 Kensington Way Royal Palm Beach, FL	4.0	2.5	2536	$4,000	$1.58	25d	1	1.24mi
9825 Scribner Ln Wellington, FL	4.0	2.5	2104	$3,800	$1.81	18d	1	1.27mi
9825 Scribner Ln Wellington, FL	4.0	2.5	2104	$3,800	$1.81	25d	1	1.27mi
9825 Scribner Ln Wellington, FL	4.0	3.0	2888	$3,750	$1.30	16d	1	1.27mi
9825 Scribner Ln Wellington, FL	4.0	2.5	2104	$3,800	$1.81	23d	1	1.27mi
9829 Scribner Ln Wellington, FL	4.0	3.0	2244	$3,700	$1.65	25d	1	1.28mi
10671 Old Hammock Way Wellington, FL	4.0	4.5	2811	$4,100	$1.46	23d	1	1.38mi
10671 Old Hammock Way Wellington, FL	4.0	4.5	2811	$4,200	$1.49	25d	1	1.38mi
169 Berenger Walk Royal Palm Beach, FL	4.0	2.5	2262	$3,750	$1.66	25d	1	1.38mi
175 Berenger Walk Royal Palm Beach, FL	4.0	2.5	2204	$3,600	$1.63	25d	1	1.40mi
11300 Channing Ln Unit 102 Royal Palm Beach, FL	3.0	2.0	2111	$4,299	$2.04	25d	1	1.48mi

HOA detail

• Monthly dues: $335 · $4,020/yr
• Likely covers: poolsecurity

Listing history 10 events

1. 2026-05-20
   status Pending
2. 2026-05-05
   price $575,000
3. 2026-04-07
   listed $624,000 Active
4. 2025-05-08
   historical
5. 2025-05-08
   historical
6. 2025-05-06
   listed $715,000
7. 2008-11-05
   historical 418-char remark

   Show marketing remark (418 chars)

   largest home in Stonehaven with the largest lot located on widest point of the huge lake-this is a gated community located in the estates section-kitchen features corain countertops-double ovens-center island-separte eat-in are-house has 18'' tile on tile on the diagoanl/separate bedroom and bath which can be used as mater-in law suite with separate entrance-room for pool-columns in grand entryway-must see to enjoy

8. 2008-06-13
   listed $599,900 418-char remark

   Show marketing remark (418 chars)

   largest home in Stonehaven with the largest lot located on widest point of the huge lake-this is a gated community located in the estates section-kitchen features corain countertops-double ovens-center island-separte eat-in are-house has 18'' tile on tile on the diagoanl/separate bedroom and bath which can be used as mater-in law suite with separate entrance-room for pool-columns in grand entryway-must see to enjoy

9. 2008-02-22
   historical
10. 2008-02-15
    listed $599,000

ⓘ 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: $11,105 · $925/mo
• Projected year-2 tax: $11,105 · $925/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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,625
• − Mortgage interest: −$32,209
• − Property taxes: −$11,105
• − Insurance: −$2,875
• − Repairs & maintenance: −$3,810
• − Management: −$3,810
• − HOA: −$4,020
• − Depreciation: −$16,727
• Taxable loss: −$26,932
• Est. tax savings @ 24.0%: +$6,464
• After-tax cash flow: $-10,097/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): 76,863
• Household income: $92,591
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 1870.0

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 0.70)
• Race & ethnicity: White 44% Hispanic / Latino 24% Black 23% Two or more races 16% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 4% Dominican 2%
• Common ancestry: Hispanic 6% Romanian 2% Italian 1%
• Foreign-born: 26% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 17% French/Haitian/Cajun 4% Other Indo-European 2%

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: ▲ 17.04%
• Current HPI: 903.78
• Rent YoY: ▲ 0.85%
• 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

-4.0% since first listed

10 events — show timeline

• 2026-05-20 Pending — Beaches MLS
• 2026-05-05 Price Changed $575,000 Beaches MLS
• 2026-04-07 Listed $624,000 Beaches MLS
• 2025-05-08 Listing Removed — Beaches MLS
• 2025-05-08 Listing Removed — Beaches MLS
• 2025-05-06 Listed $715,000 Beaches MLS
• 2008-11-05 Listing Removed — Beaches MLS
• 2008-06-13 Listed $599,900 Beaches MLS
• 2008-02-22 Listing Removed — Beaches MLS
• 2008-02-15 Listed $599,000 Beaches MLS

Property tax history

+4.4%/yr

Latest (2025): $11,105 · +2.7% YoY. Source: county tax records.