11889 Osprey Point Cir · Wellington, FL 33449

$890,500

5 bd · 3.0 ba · 3,060 sqft · SingleFamily public records · 16 Days on market

Built 2001 10,000 sqft lot $400/mo HOA · 4% of rent

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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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Appreciation +4.7/10.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Spacious 5 bedrooms home in a gated community with resort style Amenities! Welcome to this stunning one-story home featuring 5 large bedrooms, 3 full bathrooms and 3 cars garage. The home boasts elegant marble flooring in the living area, a spacious family room, and crown molding throughout. The huge master suite includes a luxurious Jacuzzi tub for ultimate relaxation. Offer 3% compensation of the purchase price.

Key facts

• 0.23 acre lot
• 3 garage spots
• Community pool

Property features AI

Finance

• Financial info: Pets allowed (cats and dogs OK; restrictions possible)
• HOA & community: Member of The Isles at Wellington homeowners association; Monthly HOA fee of $400; HOA covers cable TV, trash, and common areas; Community amenities include clubhouse, fitness center, indoor pool, outdoor pool and spa, tennis and basketball courts, playground, jogging path, picnic area, manager on site, business center, community room, sidewalks, street lights, gated access and security, recreation facilities, parking, and internet included

Exterior

• Parking: Attached 3-car garage with garage door opener; Three covered spaces; Additional open parking (total up to 6 spaces); Paver block and decorative parking surfaces
• Security: Gated community with guard; On-site security guard; Owned security system
• Utilities: Public water; Public sewer; Electricity connected (220 volts available, including 220V in laundry)
• Home design: Single-family residence; One story; Updated/remodeled; Accessible common areas and entrance with ramp; Property faces east
• Construction: Built with stucco over concrete block and metal frame elements; Tile roof; Foundations include block, brick/mortar, concrete perimeter, pillar/post/pier and stone
• Exterior features: Back yard fencing; Room for a pool; City street frontage; Publicly maintained paved roads (asphalt/concrete)

Interior

• Kitchen: Dishwasher; Electric range and electric cooktop; Microwave; Refrigerator; Garbage disposal; Electric water heater (owned)
• Bedrooms: Five bedrooms on the main level
• Flooring: Marble floors; Tile floors
• Bathrooms: Three full bathrooms (all on the main level)
• Heating & cooling: Central heating (electric, individual); Central air conditioning (individual); Ceiling fans; Whole-house fan; Wall/window units
• Interior features: Cathedral and vaulted/high ceilings; Walk-in closets; Closet cabinetry; Custom mirrors; Insulated sliding windows; Partially furnished
• Laundry & utility: Main-level laundry room with sink; Inside laundry

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $890k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $890k).
• Recommended offer: $877k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% 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; 23 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 $147 of equity ($6k loan paydown + $-6k 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 $249k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($877k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y 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

• 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 $877,142 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.17% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.86%
• DSCR: 1.48
• GRM: 7.1

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: 7.9%
• Equity multiple: 1.36×
• Total profit: $89,788
• Equity at exit: $228,927

10-year hold

• IRR: 13.7%
• Equity multiple: 2.40×
• Total profit: $349,628
• Equity at exit: $252,511

Cash invested: $249,340 (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: 7.1×

Monthly cashflow live

• Estimated rent: $10,406 high
• Mortgage (P&I): −$4,670
• Tax from tax record: −$524 /mo · $6,292/yr
• Insurance: −$371
• HOA: −$400
• Vacancy / Maint / Mgmt: −$2,185
• Net cashflow: $2,256

Break-even live

Break-even rent $7,551

Max offer price $890,500

Occupancy floor 73%

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: $222,625
• Closing costs: $26,715
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11910 Osprey Point Cir Wellington, FL	5.0	4.0	4450	$17,000	$3.82	12d	1	0.03mi
11910 Osprey Point Cir Wellington, FL	5.0	4.0	4450	$17,000	$3.82	24d	1	0.03mi
11750 Osprey Point Cir Wellington, FL	5.0	3.0	3324	$6,800	$2.05	24d	1	0.06mi
11836 Osprey Point Cir Wellington, FL	5.0	4.0	4293	$15,999	$3.73	5d	1	0.11mi
4621 Windward Cove Ln Wellington, FL	4.0	3.0	2821	$4,000	$1.42	24d	1	0.14mi
11615 Paradise Cove Ln Wellington, FL	5.0	4.0	4177	$12,000	$2.87	22d	1	0.28mi
4190 Bahia Isle Cir Wellington, FL	5.0	3.0	2608	$5,500	$2.11	19d	1	0.31mi
4693 Sugar Beach Way Wellington, FL	5.0	3.0	3280	$8,500	$2.59	24d	1	0.38mi
4673 Island Reef Dr Wellington, FL	5.0	4.0	4177	$8,500	$2.03	24d	1	0.47mi
4600 Mariners Cove Dr Wellington, FL	5.0	3.0	3375	$6,500	$1.93	24d	1	0.59mi
11246 Maritime Ct Wellington, FL	5.0	3.0	3375	$6,000	$1.78	24d	1	0.61mi
4018 Bluff Harbor Way Wellington, FL	4.0	2.5	2160	$4,300	$1.99	8d	1	0.62mi
4209 Wellington Shores Dr Wellington, FL	5.0	3.0	3245	$5,500	$1.69	24d	1	0.65mi
12308 Equine Ln Wellington, FL	4.0	4.5	3740	$13,000	$3.48	24d	1	0.66mi
11206 Maritime Ct Wellington, FL	5.0	3.0	3375	$5,250	$1.56	24d	1	0.66mi
12442 Equine Ln Wellington, FL	6.0	4.5	4146	$20,000	$4.82	24d	1	0.75mi
11065 Stone Creek St Wellington, FL	4.0	2.5	2478	$4,500	$1.82	24d	1	0.82mi
12465 World Cup Ln Wellington, FL	5.0	4.5	3740	$10,000	$2.67	24d	1	0.84mi
3738 Old Lighthouse Cir Wellington, FL	5.0	3.5	2933	$8,500	$2.90	24d	1	0.87mi
11137 Grandview Mnr Wellington, FL	4.0	3.0	2194	$9,500	$4.33	17d	1	0.95mi
5562 Reynolds Rd Lake Worth, FL	4.0	3.5	2546	$6,985	$2.74	24d	1	1.24mi
5527 Michlar Dr Lake Worth, FL	4.0	4.5	4312	$12,000	$2.78	24d	1	1.47mi
5775 Reynolds Rd Lake Worth, FL	4.0	3.5	3250	$6,995	$2.15	24d	1	1.49mi

HOA detail

• Monthly dues: $400 · $4,800/yr
• Likely covers: security

Listing history 23 events

1. 2026-06-07
   days on market $890,500 Active 16 DOM
2. 2026-06-04
   days on market $890,500 Active 13 DOM
3. 2026-06-03
   days on market $890,500 Active 12 DOM
4. 2026-06-02
   days on market $890,500 Active 11 DOM
5. 2026-06-01
   days on market $890,500 Active 10 DOM
6. 2026-05-31
   days on market $890,500 Active 9 DOM
7. 2026-05-22
   listed $890,500 Active
8. 2025-11-20
   historical $6,500
9. 2025-11-11
   price $6,500
10. 2025-10-14
    listed $7,500
11. 2025-02-01
    historical $7,500
12. 2025-01-01
    historical
13. 2024-09-16
    listed $1,200,000 Active
14. 2024-09-03
    listed $7,500
15. 2024-09-03
    historical $7,500
16. 2024-09-03
    listed $7,500
17. 2024-08-10
    historical $6,000
18. 2024-07-19
    listed $6,000
19. 2024-05-01
    historical $6,000
20. 2024-03-19
    historical $6,000
21. 2024-03-19
    listed $6,000
22. 2023-12-27
    listed $6,000
23. 2001-08-31
    soldstatus $2,277,000

ⓘ 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: $6,292 · $524/mo
• Projected year-2 tax: $7,391 · $616/mo
• Expected delta: +$1,099/yr (+$92/mo · 17.5%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $124,875
• − Mortgage interest: −$49,882
• − Property taxes: −$6,292
• − Insurance: −$4,452
• − Repairs & maintenance: −$9,990
• − Management: −$9,990
• − HOA: −$4,800
• − Depreciation: −$25,905
• Taxable income: $13,563
• Est. tax owed @ 24.0%: −$3,255
• After-tax cash flow: $23,813/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

• Census place: Wellington, FL
• 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

-60.9% since first listed

17 events — show timeline

• 2026-05-22 Listed $890,500 Beaches MLS
• 2025-11-20 Rental Removed $6,500 GFLMLS
• 2025-11-11 Price Changed $6,500 GFLMLS
• 2025-10-14 Listed for Rent $7,500 GFLMLS
• 2025-02-01 Rental Removed $7,500 GFLMLS
• 2025-01-01 Listing Removed — Beaches MLS
• 2024-09-16 Listed $1,200,000 Beaches MLS
• 2024-09-03 Listed for Rent $7,500 GFLMLS
• 2024-09-03 Rental Removed $7,500 RMLSFL
• 2024-09-03 Listed for Rent $7,500 RMLSFL
• 2024-08-10 Rental Removed $6,000 GFLMLS
• 2024-07-19 Listed for Rent $6,000 GFLMLS
• 2024-05-01 Rental Removed $6,000 GFLMLS
• 2024-03-19 Rental Removed $6,000 GFLMLS
• 2024-03-19 Listed for Rent $6,000 GFLMLS
• 2023-12-27 Listed for Rent $6,000 GFLMLS
• 2001-08-31 Sold (Public Records) $2,277,000 Public Records

Property tax history

-0.1%/yr

Latest (2025): $6,292 · +3.4% YoY. Source: county tax records.