4681 Carlton Golf Dr · Wellington, FL 33449

$315,000

2 bd · 2.0 ba · 1,748 sqft · SingleFamily public records · 13 Days on market

Built 1996 5,171 sqft lot $710/mo HOA · 20% of rent

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Why this score? — see what drove the C- 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 +14.7/30.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Appreciation +4.7/10.0
• DSCR +4.5/10.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

A rare opportunity with the option to purchase a silver (social) membership. Beautifully renovated and impeccably maintained villa in Wycliffe Golf & Country Club, offering effortless, move-in ready living. The thoughtfully updated kitchen is both stylish and functional, complete with granite countertops, a designer tile backsplash, and new stainless steel appliances. Step outside to a your covered and screened lanai, perfect for relaxing or entertaining while enjoying your own private, landscaped setting. This villa offers a peaceful and private atmosphere. This home is ready for immediate enjoyment! Schedule your showing today. This home is located within Wycliffe Golf & Count

Key facts

• Updated kitchen
• Granite countertops
• Renovated villa

Tags

• RENOVATED VILLA
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• DESIGNER TILE BACKSPLASH
• NEW STAINLESS STEEL APPLIANCES
• COVERED AND SCREENED LANAI

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $81 ($973/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $315k).
• Cap rate 6.6% 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; 26 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 $52 of equity ($2k loan paydown + $-2k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 8y 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 $200k; list at $315k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• 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 $315,000

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: 1.12% ✓
• Cap rate: 6.60%
• Cash-on-cash: 1.10%
• DSCR: 1.05
• GRM: 7.4

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: -3.4%
• Equity multiple: 0.85×
• Total profit: $-13,531
• Equity at exit: $80,979

10-year hold

• IRR: 3.1%
• Equity multiple: 1.31×
• Total profit: $26,926
• Equity at exit: $89,322

Cash invested: $88,200 (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: 7.4×

Monthly cashflow live

• Estimated rent: $3,529 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$213 /mo · $2,561/yr
• Insurance: −$131
• HOA: −$710
• Vacancy / Maint / Mgmt: −$741
• Net cashflow: $81

Break-even live

Break-even rent $3,426

Max offer price $315,000

Occupancy floor 93%

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10173 Andover Coach Cir Unit G2 Lake Worth, FL	3.0	2.0	1807	$3,500	$1.94	24d	1	0.16mi
10303 Andover Coach Cir Unit A1 Wellington, FL	2.0	2.0	1420	$5,500	$3.87	24d	1	0.18mi
4173 Imperial Club Ln Lake Worth, FL	3.0	2.5	1989	$2,995	$1.51	19d	1	0.90mi
3470 Custer Ave Lake Worth, FL	3.0	2.0	2040	$4,500	$2.21	24d	1	0.97mi
10385 Wellington Parc Dr Lake Worth, FL	3.0	2.5	1783	$3,250	$1.82	19d	1	0.98mi
10457 Wellington Parc Dr Lake Worth, FL	3.0	2.5	1688	$3,200	$1.90	24d	1	0.98mi
9855 Herons Nest Ct Lake Worth, FL	1.0–3.0	1.0–2.0	1026	$2,244	$2.19	2d	7	1.01mi
10348 Wellington Parc Dr Lake Worth, FL	3.0	2.5	2060	$3,300	$1.60	24d	1	1.01mi
10450 Wellington Parc Dr Wellington, FL	3.0	2.5	1983	$3,350	$1.69	24d	1	1.01mi
4790 Navali Dr Lake Worth, FL	3.0	2.5	1708	$3,200	$1.87	24d	1	1.18mi
4839 Navali Dr Lake Worth, FL	3.0	2.5	2124	$3,300	$1.55	24d	1	1.19mi
9006 Zevon Ct Lake Worth, FL	3.0	2.5	2032	$3,300	$1.62	24d	1	1.19mi
8951 Kingsmoor Way Lake Worth, FL	3.0	2.5	1918	$3,500	$1.82	5d	1	1.27mi
10372 Old Winston Ct Lake Worth, FL	3.0	2.0	1798	$3,395	$1.89	7d	1	1.29mi
9108 Kingsmoor Way Lake Worth, FL	3.0	2.5	1918	$3,400	$1.77	11d	1	1.29mi
4194 Bluff Harbor Way Wellington, FL	3.0	2.5	2152	$4,001	$1.86	2d	1	1.32mi
8914 Kingsmoor Way Lake Worth, FL	3.0	2.0	2019	$4,500	$2.23	24d	1	1.33mi
8914 Kingsmoor Way Lake Worth, FL	3.0	2.0	2019	$4,500	$2.23	11d	1	1.33mi
4178 Bluff Harbor Way Wellington, FL	3.0	2.0	1904	$3,800	$2.00	24d	1	1.34mi
8883 Kingsmoor Way Lake Worth, FL	3.0	2.0	1997	$4,225	$2.12	11d	1	1.36mi
4985 Navali Dr Lake Worth, FL	3.0	2.5	1604	$3,050	$1.90	2d	1	1.36mi
10567 Paso Fino Dr Lake Worth, FL	3.0	2.0	1655	$3,950	$2.39	24d	1	1.38mi
8807 Antarus Dr Lake Worth, FL	3.0	2.5	1954	$3,700	$1.89	15d	1	1.39mi
8807 Antarus Dr Lake Worth, FL	3.0	2.5	1954	$3,700	$1.89	24d	1	1.39mi
10591 Paso Fino Dr Lake Worth, FL	3.0	2.0	1764	$3,500	$1.98	5d	1	1.40mi
8835 Sandy Creek Way Lake Worth, FL	3.0	2.5	2049	$3,500	$1.71	24d	1	1.49mi

HOA detail

• Monthly dues: $710 · $8,520/yr

Listing history 19 events

1. 2026-04-02
   status Pending
2. 2026-03-17
   listed $315,000 Active
3. 2026-03-13
   historical
4. 2025-12-19
   price $315,000
5. 2025-11-04
   price $329,000
6. 2025-09-09
   listed $339,900 Active
7. 2025-03-11
   historical
8. 2024-11-20
   price $375,000
9. 2024-10-19
   price $399,000
10. 2024-09-21
    listed $425,000 Active
11. 2021-09-20
    historical
12. 2021-08-12
    soldstatus $200,000 Closed
13. 2021-06-04
    historical Active Under Contract
14. 2021-04-26
    listed $215,000 Active
15. 2018-04-30
    soldstatus $53,000 Closed
16. 2018-04-04
    status Pending
17. 2018-03-23
    price $64,900
18. 2018-02-21
    price $70,000
19. 2018-01-17
    listed $74,000 Active

ⓘ 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: $2,561 · $213/mo
• Projected year-2 tax: $2,614 · $218/mo
• Expected delta: +$53/yr (+$4/mo · 2.1%)

ⓘ 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 ≥106°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: $42,344
• − Mortgage interest: −$17,645
• − Property taxes: −$2,561
• − Insurance: −$1,575
• − Repairs & maintenance: −$3,388
• − Management: −$3,388
• − HOA: −$8,520
• − Depreciation: −$9,164
• Taxable loss: −$3,896
• Est. tax savings @ 24.0%: +$935
• After-tax cash flow: $1,908/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

+325.7% since first listed

19 events — show timeline

• 2026-04-02 Pending — Beaches MLS
• 2026-03-17 Listed $315,000 Beaches MLS
• 2026-03-13 Listing Removed — Beaches MLS
• 2025-12-19 Price Changed $315,000 Beaches MLS
• 2025-11-04 Price Changed $329,000 Beaches MLS
• 2025-09-09 Listed $339,900 Beaches MLS
• 2025-03-11 Listing Removed — Beaches MLS
• 2024-11-20 Price Changed $375,000 Beaches MLS
• 2024-10-19 Price Changed $399,000 Beaches MLS
• 2024-09-21 Listed $425,000 Beaches MLS
• 2021-09-20 Listing Removed — Beaches MLS
• 2021-08-12 Sold (MLS) $200,000 Beaches MLS
• 2021-06-04 Contingent — Beaches MLS
• 2021-04-26 Listed $215,000 Beaches MLS
• 2018-04-30 Sold (MLS) $53,000 Beaches MLS
• 2018-04-04 Pending — Beaches MLS
• 2018-03-23 Price Changed $64,900 Beaches MLS
• 2018-02-21 Price Changed $70,000 Beaches MLS
• 2018-01-17 Listed $74,000 Beaches MLS

Property tax history

+3.1%/yr

Latest (2025): $2,561 · +3.3% YoY. Source: county tax records.