10596 Versailles Blvd · Wellington, FL 33449

$1,599,999

5 bd · 6.5 ba · 6,307 sqft · SingleFamily public records · 450 Days on market

Built 2005 0.33 ac lot $525/mo HOA · 3% 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 +14.4/30.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• 1% rule +4.4/10.0
• DSCR +4.4/10.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Upgrades, Upgrades!! This stunning Marseille model features 5 bedrooms, 6.5 baths, media room, office and a beautifully landscaped patio with a heated pool and outdoor shower. Beautiful upgrades are present upon every turn; custom wood kitchen cabinets and granite countertops, sub zero fridge and kitchenaid appliances, saltwater aquarium, plantation shutters, Acacia wood and marble floors, custom fireplace and custom closets throughout!! Soaring ceilings and beautiful colors bring together this incredibly warm, light infused home.

Key facts

• 0.33 acre lot
• 3 garage spots
• Pool

Property features AI

Finance

• Other: Living area recorded as 6,307 (building area total 7,598)
• HOA & community: Homeowners association with monthly fee; Community amenities include clubhouse, fitness center, pool, tennis courts, basketball court and sidewalks; HOA fee paid monthly

Exterior

• Parking: Attached garage with 3 covered spaces; Garage with door opener
• Security: Gated community with guard; Owned security system
• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Natural gas available
• Home design: Single-family residence; Multi/split levels (2 stories); Resale property; Faces east; Builder model: Marseilles
• Construction: Built with CBS construction materials; Concrete and tile roof
• Exterior features: Patio; Fenced yard; Private heated in-ground pool; No waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Two main-level bedrooms
• Flooring: Marble flooring; Wood flooring
• Bathrooms: Seven total bathrooms (6 full, 1 half); Three bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cathedral and vaulted ceilings; Plantation shutters; Unfurnished
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 5-bed/6.5-bath single-family listed at $1.60M.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.51M (5.6% below list).
• Recommended offer: $1.41M (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $264 of equity ($11k loan paydown + $-11k 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 450 days — a 12% lower offer ($1.41M) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 14y ago; this cycle's ask has dropped $100k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $1.04M; list at $1.60M implies a 54% 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 $1,407,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 450 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.94% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.87%
• DSCR: 1.04
• GRM: 8.8

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: -3.8%
• Equity multiple: 0.83×
• Total profit: $-75,548
• Equity at exit: $411,322

10-year hold

• IRR: 2.7%
• Equity multiple: 1.26×
• Total profit: $118,277
• Equity at exit: $453,697

Cash invested: $448,000 (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 33449

• Home prices YoY: -0.2%
• Active inventory: 168
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $15,104 high
• Mortgage (P&I): −$8,391
• Tax from tax record: −$2,024 /mo · $24,291/yr
• Insurance: −$667
• HOA: −$525
• Vacancy / Maint / Mgmt: −$3,172
• Net cashflow: $326

Break-even live

Break-even rent $14,692

Max offer price $1,599,999

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: $400,000
• Closing costs: $48,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10771 Versailles Blvd Wellington, FL	5.0	4.5	5031	$15,000	$2.98	4d	1	0.44mi
11695 Sunrise View Ln Wellington, FL	5.0	4.5	4616	$12,000	$2.60	19d	1	1.07mi
11910 Osprey Point Cir Wellington, FL	5.0	4.0	4450	$17,000	$3.82	24d	1	1.13mi
11910 Osprey Point Cir Wellington, FL	5.0	4.0	4450	$17,000	$3.82	11d	1	1.13mi
2540 Fairway Island Dr Wellington, FL	5.0	5.5	5257	$15,000	$2.85	24d	1	1.32mi

HOA detail

• Monthly dues: $525 · $6,300/yr
• Likely covers: waterpool

Listing history 44 events

1. 2026-06-18
   days on market $1,599,999 Active 450 DOM
2. 2026-06-17
   days on market $1,599,999 Active 449 DOM
3. 2026-06-16
   days on market $1,599,999 Active 448 DOM
4. 2026-06-15
   days on market $1,599,999 Active 447 DOM
5. 2026-06-13
   days on market $1,599,999 Active 445 DOM
6. 2026-06-09
   days on market $1,599,999 Active 441 DOM
7. 2026-06-07
   days on market $1,599,999 Active 439 DOM
8. 2026-06-04
   days on market $1,599,999 Active 436 DOM
9. 2026-06-03
   days on market $1,599,999 Active 435 DOM
10. 2026-06-01
    days on market $1,599,999 Active 433 DOM
11. 2026-05-31
    days on market $1,599,999 Active 432 DOM
12. 2026-04-27
    status Active
13. 2026-04-27
    price $1,599,999
14. 2026-03-23
    historical
15. 2026-01-14
    status Active
16. 2025-12-22
    historical Active Under Contract
17. 2025-11-22
    price $1,399,999
18. 2025-11-22
    status Active
19. 2025-11-10
    historical Active Under Contract
20. 2025-06-17
    price $1,400,000
21. 2025-04-10
    price $1,649,950
22. 2025-03-31
    price $1,699,950
23. 2025-03-20
    price $1,850,000
24. 2025-03-05
    price $1,949,000
25. 2025-02-17
    price $1,950,000
26. 2025-02-17
    listed $1,700,000 Active
27. 2025-02-12
    historical $1,700,000
28. 2023-11-01
    historical
29. 2023-10-11
    price $1,750,000
30. 2023-09-28
    listed $1,900,000 Active
31. 2023-09-28
    historical
32. 2020-09-24
    soldstatus $1,037,500
33. 2020-09-18
    soldstatus $1,037,500 Closed 536-char remark

    Show marketing remark (536 chars)

    Upgrades, Upgrades!! This stunning Marseille model features 5 bedrooms, 6.5 baths, media room, office and a beautifully landscaped patio with a heated pool and outdoor shower. Beautiful upgrades are present upon every turn; custom wood kitchen cabinets and granite countertops, sub zero fridge and kitchenaid appliances, saltwater aquarium, plantation shutters, Acacia wood and marble floors, custom fireplace and custom closets throughout!! Soaring ceilings and beautiful colors bring together this incredibly warm, light infused home.

34. 2020-06-30
    historical Active Under Contract 536-char remark

    Show marketing remark (536 chars)

    Upgrades, Upgrades!! This stunning Marseille model features 5 bedrooms, 6.5 baths, media room, office and a beautifully landscaped patio with a heated pool and outdoor shower. Beautiful upgrades are present upon every turn; custom wood kitchen cabinets and granite countertops, sub zero fridge and kitchenaid appliances, saltwater aquarium, plantation shutters, Acacia wood and marble floors, custom fireplace and custom closets throughout!! Soaring ceilings and beautiful colors bring together this incredibly warm, light infused home.

35. 2020-02-14
    price $1,075,000 536-char remark

    Show marketing remark (536 chars)

    Upgrades, Upgrades!! This stunning Marseille model features 5 bedrooms, 6.5 baths, media room, office and a beautifully landscaped patio with a heated pool and outdoor shower. Beautiful upgrades are present upon every turn; custom wood kitchen cabinets and granite countertops, sub zero fridge and kitchenaid appliances, saltwater aquarium, plantation shutters, Acacia wood and marble floors, custom fireplace and custom closets throughout!! Soaring ceilings and beautiful colors bring together this incredibly warm, light infused home.

36. 2019-12-19
    listed $1,125,000 Active 536-char remark

    Show marketing remark (536 chars)

    Upgrades, Upgrades!! This stunning Marseille model features 5 bedrooms, 6.5 baths, media room, office and a beautifully landscaped patio with a heated pool and outdoor shower. Beautiful upgrades are present upon every turn; custom wood kitchen cabinets and granite countertops, sub zero fridge and kitchenaid appliances, saltwater aquarium, plantation shutters, Acacia wood and marble floors, custom fireplace and custom closets throughout!! Soaring ceilings and beautiful colors bring together this incredibly warm, light infused home.

37. 2013-05-20
    soldstatus $850,000
38. 2013-04-25
    historical
39. 2013-04-24
    soldstatus $850,000 Sold
40. 2013-04-23
    status Pending
41. 2013-02-02
    listed Contingent
42. 2013-01-01
    historical
43. 2012-07-13
    listed $978,000
44. 2005-08-03
    soldstatus $61,318,000

ⓘ 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: $24,291 · $2,024/mo
• Projected year-2 tax: $24,291 · $2,024/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 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: $181,254
• − Mortgage interest: −$89,625
• − Property taxes: −$24,291
• − Insurance: −$8,000
• − Repairs & maintenance: −$14,500
• − Management: −$14,500
• − HOA: −$6,300
• − Depreciation: −$46,545
• Taxable loss: −$22,509
• Est. tax savings @ 24.0%: +$5,402
• After-tax cash flow: $9,314/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

-97.4% since first listed

33 events — show timeline

• 2026-04-27 Relisted — Beaches MLS
• 2026-04-27 Price Changed $1,599,999 Beaches MLS
• 2026-03-23 Listing Removed — Beaches MLS
• 2026-01-14 Relisted — Beaches MLS
• 2025-12-22 Contingent — Beaches MLS
• 2025-11-22 Price Changed $1,399,999 Beaches MLS
• 2025-11-22 Relisted — Beaches MLS
• 2025-11-10 Contingent — Beaches MLS
• 2025-06-17 Price Changed $1,400,000 Beaches MLS
• 2025-04-10 Price Changed $1,649,950 Beaches MLS
• 2025-03-31 Price Changed $1,699,950 Beaches MLS
• 2025-03-20 Price Changed $1,850,000 Beaches MLS
• 2025-03-05 Price Changed $1,949,000 Beaches MLS
• 2025-02-17 Price Changed $1,950,000 Beaches MLS
• 2025-02-17 Listed $1,700,000 Beaches MLS
• 2025-02-12 Coming Soon $1,700,000 Beaches MLS
• 2023-11-01 Listing Removed — Beaches MLS
• 2023-10-11 Price Changed $1,750,000 Beaches MLS
• 2023-09-28 Listed $1,900,000 Beaches MLS
• 2023-09-28 Coming Soon — Beaches MLS
• 2020-09-24 Sold (Public Records) $1,037,500 Public Records
• 2020-09-18 Sold (MLS) $1,037,500 Beaches MLS
• 2020-06-30 Contingent — Beaches MLS
• 2020-02-14 Price Changed $1,075,000 Beaches MLS
• 2019-12-19 Listed $1,125,000 Beaches MLS
• 2013-05-20 Sold (Public Records) $850,000 Public Records
• 2013-04-25 Listing Removed — Beaches MLS
• 2013-04-24 Sold (MLS) $850,000 Beaches MLS
• 2013-04-23 Pending — Beaches MLS
• 2013-02-02 Listed — Beaches MLS
• 2013-01-01 Listing Removed — MARMLS
• 2012-07-13 Listed $978,000 MARMLS
• 2005-08-03 Sold (Public Records) $61,318,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $24,291 · +6.0% YoY. Source: county tax records.