10555 Paso Fino Dr · Wellington, FL 33449

$599,900

3 bd · 2.0 ba · 2,238 sqft · SingleFamily public records · 4 Days on market

Built 2001 0.28 ac lot $89/mo HOA · 2% 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 +10.1/30.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

VERY MOTIVATED FIRST OWNER READY TO SELL THIS VERY WELL MAINTAINED WINTER HOUSE, WITH NEW AIR CONDITIONED REPLACED IN 2016 AND NEW SPRINKLER PUMP 2018, HUGE BACKYARD WITH MATURE AVOCADOS TREES AND TO ADD MORE FRUITS TREES. PRICED TO SELL QUICK. A GEM IN THIS QUIET AND PEACEFUL COMMUNITY, CLOSE TO WELLINGTON GREEN MALL, AND EASY, QUICK ACCESS TO TURNPIKE.

Key facts

• Spacious kitchen
• Ample cabinet space
• Fruit trees

Tags

• MATURE TROPICAL TREES
• FRUIT TREES
• LUSH LANDSCAPING
• SPACIOUS KITCHEN
• STAINLESS STEEL APPLIANCES
• AMPLE CABINET SPACE

Property features AI

Finance

• Other: Pets allowed with breed restrictions
• HOA & community: Homeowners association with monthly fee; HOA amenities include sidewalks and street lights

Exterior

• Parking: 6 parking spaces total; Attached 2-car garage; Driveway; Garage with opener
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Three-phase electric service; Cable available
• Home design: Single family residence; One-story with entry level living; Faces south
• Construction: Stucco/CBS construction; Tile roof
• Exterior features: Covered patio; Screened patio; Open porch; Patio; Room for a pool; Fruit trees; Landscaped yard; Sidewalks

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: High ceilings; Kitchen island; Vaulted ceilings; Walk-in closets; Roman tub; Skylights; Blinds and shutters
• Laundry & utility: Laundry room with electric dryer hookup inside; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $600k.

Deal economics

• At list price, monthly cash flow is $-353 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $537k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $487k (18.8% below list).
• Recommended offer: $487k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: 171 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $99 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 $348k; list at $600k implies a 72% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $486,997 (18.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.52%
• DSCR: 0.89
• GRM: 10.3

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: 0.65×
• Total profit: $-58,718
• Equity at exit: $154,220

10-year hold

• IRR: -1.3%
• Equity multiple: 0.87×
• Total profit: $-21,545
• Equity at exit: $170,108

Cash invested: $167,972 (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: 171
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $4,870 high
• Mortgage (P&I): −$3,146
• Tax from tax record: −$716 /mo · $8,588/yr
• Insurance: −$250
• HOA: −$89
• Vacancy / Maint / Mgmt: −$1,023
• Net cashflow: $-353

Break-even live

Break-even rent $5,317

Max offer price $537,486

Occupancy floor —

Sensitivity live

Price	-10% $-14	-5% $-184	+0% $-353	+5% $-523	+10% $-693
Rent	-10% $-738	-5% $-546	+0% $-353	+5% $-161	+10% $31
Rate	-1.0pp $-51	-0.5pp $-201	base $-353	+0.5pp $-509	+1.0pp $-667

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: $149,975
• Closing costs: $17,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10567 Paso Fino Dr Lake Worth, FL	3.0	2.0	1655	$3,950	$2.39	26d	1	0.04mi
10591 Paso Fino Dr Lake Worth, FL	3.0	2.0	1764	$3,500	$1.98	7d	1	0.09mi
10652 Ivanhoe Ln Wellington, FL	4.0	2.5	2746	$6,000	$2.18	26d	1	0.17mi
10731 Ivanhoe Ln Wellington, FL	4.0	2.5	2800	$8,500	$3.04	5d	1	0.27mi
3366 Harness Cir Lake Worth, FL	3.0	2.0	2340	$3,750	$1.60	12d	1	0.39mi
10415 Saint Germain Ct Wellington, FL	4.0	3.5	2469	$6,500	$2.63	24d	1	0.50mi
10415 Saint Germain Ct Wellington, FL	4.0	3.5	2469	$6,500	$2.63	4d	1	0.50mi
2899 Florence St Wellington, FL	3.0	2.0	2459	$9,500	$3.86	26d	1	0.52mi
4127 Siena Cir Wellington, FL	3.0	3.0	2561	$9,600	$3.75	1d	1	0.54mi
4127 Siena Cir Wellington, FL	3.0	3.0	2561	$9,600	$3.75	9d	1	0.54mi
10348 Wellington Parc Dr Lake Worth, FL	3.0	2.5	2060	$3,300	$1.60	26d	1	0.55mi
10283 Wellington Parc Dr Lake Worth, FL	4.0	3.0	2076	$3,600	$1.73	26d	1	0.55mi
10385 Wellington Parc Dr Lake Worth, FL	3.0	2.5	1783	$3,250	$1.82	21d	1	0.59mi
10426 Wellington Parc Dr Unit 1 Wellington, FL	4.0	2.5	2587	$3,650	$1.41	26d	1	0.60mi
10450 Wellington Parc Dr Wellington, FL	3.0	2.5	1983	$3,350	$1.69	26d	1	0.61mi
10457 Wellington Parc Dr Lake Worth, FL	3.0	2.5	1688	$3,200	$1.90	26d	1	0.63mi
10274 Prato St Wellington, FL	4.0	2.0	2459	$6,500	$2.64	26d	1	0.64mi
10139 Wellington Parc Dr Lake Worth, FL	4.0	3.0	2076	$3,795	$1.83	4d	1	0.64mi
10880 Northgreen Dr Lake Worth, FL	3.0	3.5	2929	$13,000	$4.44	9d	1	0.74mi
11137 Grandview Mnr Wellington, FL	4.0	3.0	2194	$9,500	$4.33	18d	1	0.79mi
2301 Wellington Green Dr Wellington, FL	3.0	2.0	1836	$3,649	$1.99	26d	1	0.88mi
4173 Imperial Club Ln Lake Worth, FL	3.0	2.5	1989	$2,995	$1.51	20d	1	0.98mi
9829 Scribner Ln Wellington, FL	4.0	3.0	2244	$3,700	$1.65	26d	1	1.00mi
3409 Pomerol Dr Wellington, FL	3.0	2.0	1432	$3,425	$2.39	14d	1	1.01mi
3409 Pomerol Dr Wellington, FL	3.0	2.0	1432	$3,095	$2.16	4d	1	1.01mi
3409 Pomerol Dr Wellington, FL	3.0	2.0	1432	$3,495	$2.44	21d	1	1.01mi
9825 Scribner Ln Wellington, FL	4.0	3.0	2888	$3,750	$1.30	17d	1	1.01mi
9825 Scribner Ln Wellington, FL	4.0	2.5	2104	$3,800	$1.81	24d	1	1.01mi
9825 Scribner Ln Wellington, FL	4.0	2.5	2104	$3,800	$1.81	18d	1	1.01mi
9825 Scribner Ln Wellington, FL	4.0	2.5	2104	$3,800	$1.81	26d	1	1.01mi
2320 Las Casitas Dr Wellington, FL	2.0	2.0	1665	$4,500	$2.70	26d	1	1.03mi
11065 Stone Creek St Wellington, FL	4.0	2.5	2478	$4,500	$1.82	26d	1	1.04mi
4018 Bluff Harbor Way Wellington, FL	4.0	2.5	2160	$4,300	$1.99	9d	1	1.08mi
3470 Custer Ave Lake Worth, FL	3.0	2.0	2040	$4,500	$2.21	26d	1	1.10mi
9754 Scribner Ln Wellington, FL	4.0	2.5	2573	$3,500	$1.36	9d	1	1.12mi
9754 Scribner Ln Wellington, FL	4.0	2.5	2573	$4,000	$1.55	24d	1	1.12mi
9754 Scribner Ln Wellington, FL	4.0	2.5	2573	$3,500	$1.36	13d	1	1.12mi
3306 Fargo Ave Lake Worth, FL	3.0	2.0	2370	$5,500	$2.32	26d	1	1.12mi
11823 Pebblewood Dr Wellington, FL	4.0	3.5	2401	$7,500	$3.12	18d	1	1.13mi
4194 Bluff Harbor Way Wellington, FL	3.0	2.5	2152	$3,999	$1.86	1d	1	1.16mi

HOA detail

• Monthly dues: $89 · $1,068/yr

Listing history 3 events

1. 2026-06-21
   days on market $599,900 Active 4 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $599,900 Active 1 DOM

ⓘ 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: $8,588 · $716/mo
• Projected year-2 tax: $8,588 · $716/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 2/10 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: $58,440
• − Mortgage interest: −$33,604
• − Property taxes: −$8,588
• − Insurance: −$3,000
• − Repairs & maintenance: −$4,675
• − Management: −$4,675
• − HOA: −$1,068
• − Depreciation: −$17,452
• Taxable loss: −$14,622
• Est. tax savings @ 24.0%: +$3,509
• After-tax cash flow: $-731/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

+35.1% since first listed

13 events — show timeline

• 2026-06-16 Listed $599,900 Beaches MLS
• 2024-07-21 Rental Removed $3,900 RENT.
• 2024-06-20 Listed for Rent $3,900 RENT.
• 2024-05-12 Rental Removed $4,200 RENTALBEAST
• 2024-04-07 Listed for Rent $4,200 RENTALBEAST
• 2018-06-18 Sold (Public Records) $348,500 Public Records
• 2018-06-14 Sold (MLS) $348,500 Beaches MLS
• 2018-05-08 Pending — Beaches MLS
• 2018-03-20 Price Changed $369,900 Beaches MLS
• 2018-03-01 Listed $380,000 Beaches MLS
• 2001-10-15 Sold (Public Records) $207,700 Public Records
• 2000-07-05 Sold (Public Records) $1,116,000 Public Records
• 1995-08-17 Sold (Public Records) $444,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $8,588 · +1.6% YoY. Source: county tax records.