7843 Willow Spring Dr #615 · Wellington, FL 33467

$172,000

2 bd · 2.0 ba · 1,360 sqft · Condo public records · 137 Days on market

Built 1985 $445/mo HOA · 21% 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 +17.9/30.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2br/2bath cozy quiet 55+ condo provides a peaceful feel of community with bright sun-lit living spaces. New kitchen with quartz countertops, carpeting, updated range and microwave. AC and water heater replaced two years ago. Covered patio features beautiful landscaping view and includes hurricane shutters. Excellent fun facilities, 2 swimming pools, club houses, exercise room, billiards, bocci ball court, sauna, shuffle board, hot tub, 4 lit tennis courts, beautiful tree lined streets with a relaxing walk to Publix shopping center and nearby restaurants.

Key facts

• Landscaped views
• Walk-in closets
• Covered patio

Tags

• GROUND-FLOOR CONDO
• COVERED PATIO
• LANDSCAPED VIEWS
• WALK-IN CLOSETS
• PRIVATE EN-SUITE BATHROOM
• IN-UNIT WASHER AND DRYER

Property features AI

Finance

• Financial info: Lease considered; Pets allowed with size limit (maximum 20 lbs)
• HOA & community: Quarterly association fee; Association covers common areas and water; Community amenities: pool, tennis courts, pickleball, shuffleboard, billiard room; Senior community

Exterior

• Parking: Assigned parking; Carport (1 space, covered)
• Security: Complex fenced; Smoke detector(s)
• Utilities: Pool access via association
• Home design: 2-story property; Entry on level 1
• Construction: Block construction; Resale property
• Exterior features: Enclosed porch; Porch (screened)

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Icemaker; Microwave; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Electric heating
• Interior features: Bedroom on main level; First floor entry
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $172k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $172k).
• Recommended offer: $151k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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: schools A+, crime A+, employment 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.
• Market conditions: Rents soft (-0.4%/yr); 665 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• 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 137 days — a 12% lower offer ($151k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $130k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $151,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.25% ✓
• Cap rate: 7.31%
• Cash-on-cash: 3.64%
• DSCR: 1.16
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.49×
• Total profit: $-24,597
• Equity at exit: $25,646

10-year hold

• IRR: -14.3%
• Equity multiple: 0.32×
• Total profit: $-32,706
• Equity at exit: $14,871

Cash invested: $48,160 (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 33467

• Rents YoY: -0.4%
• Active inventory: 665
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,146 high
• Mortgage (P&I): −$902
• Tax from tax record: −$131 /mo · $1,568/yr
• Insurance: −$72
• HOA: −$445
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $146

Break-even live

Break-even rent $1,961

Max offer price $172,000

Occupancy floor 88%

Sensitivity live

Price	-10% $244	-5% $195	+0% $146	+5% $97	+10% $49
Rent	-10% $-23	-5% $61	+0% $146	+5% $231	+10% $316
Rate	-1.0pp $233	-0.5pp $190	base $146	+0.5pp $102	+1.0pp $56

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: $43,000
• Closing costs: $5,160
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7855 Willow Spring Dr #723 Lake Worth, FL	2.0	2.0	1360	$1,700	$1.25	25d	1	0.02mi
7855 Willow Spring Dr #723 Lake Worth, FL	2.0	2.0	1360	$1,700	$1.25	18d	1	0.02mi
7844 Willow Spring Dr #1715 Lake Worth, FL	2.0	2.0	1360	$1,950	$1.43	6d	1	0.03mi
7831 Willow Spring Dr #524 Lake Worth, FL	2.0	2.0	1360	$2,000	$1.47	25d	1	0.05mi
7879 Willow Spring Dr #913 Lake Worth, FL	2.0	2.0	1360	$1,800	$1.32	0d	1	0.06mi
7879 Willow Spring Dr #923 Lake Worth, FL	2.0	2.0	1360	$1,800	$1.32	25d	1	0.06mi
3230 Pebble Beach Dr Lake Worth, FL	3.0	2.0	1800	$3,000	$1.67	25d	1	0.34mi
845 Salem Ln Lake Worth, FL	2.0	2.0	1024	$1,850	$1.81	25d	1	0.58mi
4310 Chukka Ln Lake Worth, FL	1.0–3.0	1.0–2.0	986	$2,664	$2.70	0d	23	0.72mi
711 Laconia Cir Unit B Lake Worth, FL	2.0	2.0	1088	$2,300	$2.11	25d	1	0.74mi
733 Nantucket Cir Lake Worth, FL	2.0	2.0	941	$2,500	$2.66	25d	1	0.74mi
8300 Garden Catalina Cir Lake Worth, FL	2.0	2.0	1097	$2,595	$2.37	25d	1	0.77mi
8300 Garden Catalina Cir Lake Worth, FL	2.0	2.0	1269	$2,965	$2.34	17d	1	0.77mi
192 Cape Cod Cir Lake Worth, FL	1.0	1.5	902	$1,850	$2.05	25d	1	0.79mi
245 Down East Ln Unit B Lake Worth, FL	2.0	2.0	941	$1,900	$2.02	25d	1	0.80mi
8641 Antarus Dr Lake Worth, FL	3.0	2.5	1724	$3,250	$1.89	5d	1	0.87mi
8641 Antarus Dr Lake Worth, FL	3.0	2.5	1724	$3,350	$1.94	6d	1	0.87mi
386 Bennington Ln Lake Worth, FL	2.0	2.0	941	$2,000	$2.13	16d	1	0.93mi
4125 Pine Branch Cir Lake Worth, FL	3.0	2.0	1786	$2,800	$1.57	25d	1	0.97mi
3326 Arcara Way #108 Lake Worth, FL	2.0	2.0	1222	$1,825	$1.49	18d	1	0.98mi
3286 Arcara Way #413 Lake Worth, FL	2.0	2.0	1222	$1,800	$1.47	0d	1	1.00mi
3212 Strawflower Way Lake Worth, FL	2.0	2.0	1017	$2,000	$1.97	18d	2	1.06mi
3212 Strawflower Way #207 Lake Worth, FL	2.0	2.0	1017	$1,850	$1.82	25d	1	1.06mi
3212 Strawflower Way Greenacres, FL	2.0	2.0	1017	$2,200	$2.16	11d	1	1.06mi
4689 Eventing St Lake Worth, FL	3.0	2.5	1870	$3,300	$1.76	25d	1	1.10mi
3755 Via Poinciana #304 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	25d	1	1.11mi
3661 Via Poinciana #616 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	23d	1	1.12mi
3661 Via Poinciana #616 Lake Worth, FL	2.0	2.0	1103	$2,000	$1.81	14d	1	1.12mi
4575 Lucerne Lakes Blvd W #104 Lake Worth, FL	1.0	1.0	900	$1,240	$1.38	13d	1	1.14mi
4575 Lucerne Lakes Blvd W #104 Lake Worth, FL	1.0	1.0	900	$1,275	$1.42	9d	1	1.14mi
3178 Via Poinciana #303 Lake Worth, FL	2.0	2.0	1145	$1,600	$1.40	25d	1	1.16mi
3356 Via Mancebo St Lake Worth, FL	3.0	2.5	1728	$2,650	$1.53	16d	1	1.19mi
4640 Lucerne Lakes Blvd W Lake Worth, FL	2.0	1.0–2.0	960	$1,525	$1.59	6d	2	1.23mi
3146 Via Poinciana #301 Lake Worth, FL	2.0	2.0	1080	$1,500	$1.39	22d	1	1.23mi
6939 Harbours Edge Ave Unit 6939 Greenacres, FL	3.0	2.5	1695	$3,000	$1.77	9d	1	1.24mi
6939 Harbours Edge Ave Unit 6939 Greenacres, FL	3.0	2.5	1695	$3,000	$1.77	23d	1	1.24mi
3810 Via Poinciana #404 Lake Worth, FL	2.0	2.0	1114	$1,900	$1.71	9d	1	1.25mi
4373 Trevi Ct Lake Worth, FL	2.0	1.5	1080	$2,500	$2.31	18d	1	1.26mi
6923 Harbours Edge Ave Lake Worth, FL	3.0	2.5	1690	$3,000	$1.78	3d	1	1.27mi
6923 Harbours Edge Ave Lake Worth, FL	3.0	2.5	1690	$3,000	$1.78	25d	1	1.27mi

HOA detail condo

• Monthly dues: $445 · $5,340/yr
• Likely covers: waterlandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-21
   days on market $172,000 Active 137 DOM
2. 2026-06-18
   days on market $172,000 Active 134 DOM
3. 2026-06-17
   days on market $172,000 Active 133 DOM
4. 2026-06-16
   days on market $172,000 Active 132 DOM
5. 2026-06-15
   days on market $172,000 Active 131 DOM
6. 2026-06-13
   days on market $172,000 Active 129 DOM
7. 2026-06-09
   days on market $172,000 Active 125 DOM
8. 2026-06-07
   days on market $172,000 Active 123 DOM
9. 2026-06-04
   days on market $172,000 Active 120 DOM
10. 2026-06-03
    days on market $172,000 Active 119 DOM
11. 2026-06-01
    days on market $172,000 Active 117 DOM
12. 2026-05-31
    days on market $172,000 Active 116 DOM
13. 2026-01-21
    listed $172,000 Active
14. 2025-12-31
    historical
15. 2025-11-25
    price $175,000
16. 2025-08-06
    listed $185,999 Active
17. 2021-07-08
    soldstatus $130,000
18. 2021-07-02
    soldstatus $130,000 Closed 565-char remark

    Show marketing remark (565 chars)

    This 2br/2bath cozy quiet 55+ condo provides a peaceful feel of community with bright sun-lit living spaces. New kitchen with quartz countertops, carpeting, updated range and microwave. AC and water heater replaced two years ago. Covered patio features beautiful landscaping view and includes hurricane shutters. Excellent fun facilities, 2 swimming pools, club houses, exercise room, billiards, bocci ball court, sauna, shuffle board, hot tub, 4 lit tennis courts, beautiful tree lined streets with a relaxing walk to Publix shopping center and nearby restaurants.

19. 2021-05-27
    historical Active Under Contract 565-char remark

    Show marketing remark (565 chars)

    This 2br/2bath cozy quiet 55+ condo provides a peaceful feel of community with bright sun-lit living spaces. New kitchen with quartz countertops, carpeting, updated range and microwave. AC and water heater replaced two years ago. Covered patio features beautiful landscaping view and includes hurricane shutters. Excellent fun facilities, 2 swimming pools, club houses, exercise room, billiards, bocci ball court, sauna, shuffle board, hot tub, 4 lit tennis courts, beautiful tree lined streets with a relaxing walk to Publix shopping center and nearby restaurants.

20. 2021-04-23
    listed $140,000 Active 565-char remark

    Show marketing remark (565 chars)

    This 2br/2bath cozy quiet 55+ condo provides a peaceful feel of community with bright sun-lit living spaces. New kitchen with quartz countertops, carpeting, updated range and microwave. AC and water heater replaced two years ago. Covered patio features beautiful landscaping view and includes hurricane shutters. Excellent fun facilities, 2 swimming pools, club houses, exercise room, billiards, bocci ball court, sauna, shuffle board, hot tub, 4 lit tennis courts, beautiful tree lined streets with a relaxing walk to Publix shopping center and nearby restaurants.

21. 2017-09-19
    soldstatus $82,160
22. 2017-08-15
    soldstatus $82,160 Closed
23. 2017-07-01
    status Pending
24. 2017-06-19
    price $83,900
25. 2017-05-02
    listed $89,900 Active
26. 1985-06-01
    soldstatus $57,900

ⓘ 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: $1,568 · $131/mo
• Projected year-2 tax: $1,568 · $131/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 5 d/yr ≥106°F today · 17 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: $25,754
• − Mortgage interest: −$9,635
• − Property taxes: −$1,568
• − Insurance: −$860
• − Repairs & maintenance: −$2,060
• − Management: −$2,060
• − HOA: −$5,340
• − Depreciation: −$5,004
• Taxable loss: −$773
• Est. tax savings @ 24.0%: +$185
• After-tax cash flow: $1,940/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): 58,411
• Household income: $95,739
• Rent vs Own: 13.6% rent · 86.4% own
• Severe rent burden: 960.0

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 0.59)
• Race & ethnicity: White 59% Hispanic / Latino 22% Two or more races 13% Black 10% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 4% Dominican 2%
• Common ancestry: Romanian 4% Scotch-Irish 3% Hispanic 3%
• Foreign-born: 24% · Canada, Jamaica, Vietnam
• Languages at home: 71% English-only · Spanish 17% French/Haitian/Cajun 5% 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: ▼ -288.94%
• Current HPI: 343.7738
• Rent YoY: ▼ -0.40%
• 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

+197.1% since first listed

14 events — show timeline

• 2026-01-21 Listed $172,000 MARMLS
• 2025-12-31 Listing Removed — MARMLS
• 2025-11-25 Price Changed $175,000 MARMLS
• 2025-08-06 Listed $185,999 MARMLS
• 2021-07-08 Sold (Public Records) $130,000 Public Records
• 2021-07-02 Sold (MLS) $130,000 Beaches MLS
• 2021-05-27 Contingent — Beaches MLS
• 2021-04-23 Listed $140,000 Beaches MLS
• 2017-09-19 Sold (Public Records) $82,160 Public Records
• 2017-08-15 Sold (MLS) $82,160 Beaches MLS
• 2017-07-01 Pending — Beaches MLS
• 2017-06-19 Price Changed $83,900 Beaches MLS
• 2017-05-02 Listed $89,900 Beaches MLS
• 1985-06-01 Sold (Public Records) $57,900 Public Records

Property tax history

+7.7%/yr

Latest (2025): $1,568 · +3.6% YoY. Source: county tax records.