4510 Kensington Park Way · Wellington, FL 33449

$425,000

3 bd · 2.0 ba · 2,192 sqft · SingleFamily public records · 80 Days on market

Built 1993 8,299 sqft lot $445/mo HOA · 9% 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 +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +6.1/10.0
• 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

Opportunity meets the ultimate country club lifestyle in the highly sought-after Wycliffe Country Club. This 3-bedroom, 2-bath residence sits on a desirable corner lot just a short walk or golf cart ride to the clubhouse and offers a brand new 2026 A/C. Featuring an expansive 3-car garage, this home offers ample space for storage, vehicles, and more. Upon entry, you're welcomed by soaring vaulted ceilings and abundant natural light, with each room showcasing views of beautifully landscaped surroundings. The kitchen is designed for both function and entertaining, complete with granite countertops, designer cabinetry, stainless steel appliances, an oversized island, pantry, workstation, and o

Key facts

• 8,299 sq ft lot
• 3 garage spots
• Community pool

Property features AI

Finance

• Financial info: Pets allowed (possible pet restrictions); Community includes 95 units
• HOA & community: Part of Kensington at Wycliffe / Wycliffe association; Quarterly HOA dues; HOA dues include cable TV, grounds maintenance, security, trash, common areas, common real estate tax, reserve funds, recreation facilities, and pool service; Community amenities: cabana, clubhouse, fitness center, golf course, game room, jogging path, management, pool, sauna, spa/hot tub, tennis courts, on-site manager, bar, bocce ball, business center, cafe/restaurant, community room, heated pool, kitchen facilities, library, maintained community, pickleball courts, putting green, sidewalks, gated security, recreation facilities

Exterior

• Parking: Attached 3-car garage with garage door opener; Driveway parking; Six open parking spaces (nine total parking spaces, three covered)
• Security: Fire alarm; Smoke detectors; Security system; Gated community with guard and security patrol
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Single-family residence; One story; Resale condition; North-facing
• Construction: CBS construction; Tile roof; Built on a foundation (public records)
• Exterior features: Corner lot; Landscaped yard; Paved private-maintained road access; No waterfront; Covered patio; Open patio; Screened patio; Patio

Interior

• Kitchen: Electric water heater; Disposal; Dishwasher; Microwave; Refrigerator
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: Two full bathrooms and one half bathroom (three total); Two bathrooms on the main level
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Built-in features; Kitchen island; Vaulted ceilings; Walk-in closets; Split bedroom layout; Roman tub; Blinds
• Laundry & utility: Interior laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $672 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $425k).
• Recommended offer: $400k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: 172 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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 $70 of equity ($3k loan paydown + $-3k 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 $119k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($400k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 26y 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 $260k; list at $425k implies a 64% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $399,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.11% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.78%
• DSCR: 1.30
• GRM: 7.5

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: 3.2%
• Equity multiple: 1.14×
• Total profit: $17,206
• Equity at exit: $109,258

10-year hold

• IRR: 9.3%
• Equity multiple: 1.94×
• Total profit: $111,846
• Equity at exit: $120,513

Cash invested: $119,000 (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: 172
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $4,714 high
• Mortgage (P&I): −$2,229
• Tax from tax record: −$201 /mo · $2,416/yr
• Insurance: −$177
• HOA: −$445
• Vacancy / Maint / Mgmt: −$990
• Net cashflow: $672

Break-even live

Break-even rent $3,864

Max offer price $425,000

Occupancy floor 81%

Sensitivity live

Price	-10% $913	-5% $792	+0% $672	+5% $552	+10% $431
Rent	-10% $300	-5% $486	+0% $672	+5% $858	+10% $1,044
Rate	-1.0pp $886	-0.5pp $780	base $672	+0.5pp $562	+1.0pp $450

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4553 Barclay Fair Way Lake Worth, FL	3.0	3.0	2278	$4,000	$1.76	19d	1	0.22mi
4553 Barclay Fair Way Lake Worth, FL	3.0	3.0	2278	$4,000	$1.76	26d	1	0.22mi
4528 Barclay Fair Way Lake Worth, FL	3.0	2.0	2147	$8,000	$3.73	1d	1	0.27mi
10303 Andover Coach Cir Unit A1 Wellington, FL	2.0	2.0	1420	$5,500	$3.87	26d	1	0.34mi
4841 Exeter Estate Ln Lake Worth, FL	3.0	3.0	2567	$5,000	$1.95	26d	1	0.35mi
10173 Andover Coach Cir Unit G2 Lake Worth, FL	3.0	2.0	1807	$3,500	$1.94	26d	1	0.38mi
4173 Imperial Club Ln Lake Worth, FL	3.0	2.5	1989	$2,995	$1.51	21d	1	0.54mi
10640 Oak Meadow Ln Lake Worth, FL	4.0	3.0	2727	$7,500	$2.75	19d	1	0.64mi
11065 Stone Creek St Wellington, FL	4.0	2.5	2478	$4,500	$1.82	26d	1	0.65mi
10880 Northgreen Dr Lake Worth, FL	3.0	3.5	2929	$13,000	$4.44	10d	1	0.67mi
11137 Grandview Mnr Wellington, FL	4.0	3.0	2194	$9,500	$4.33	19d	1	0.82mi
10415 Saint Germain Ct Wellington, FL	4.0	3.5	2469	$6,500	$2.63	5d	1	0.88mi
10415 Saint Germain Ct Wellington, FL	4.0	3.5	2469	$6,500	$2.63	24d	1	0.88mi
10139 Wellington Parc Dr Lake Worth, FL	4.0	3.0	2076	$3,795	$1.83	5d	1	0.95mi
4194 Bluff Harbor Way Wellington, FL	3.0	2.5	2152	$3,999	$1.86	1d	1	0.95mi
10283 Wellington Parc Dr Lake Worth, FL	4.0	3.0	2076	$3,600	$1.73	26d	1	0.95mi
4178 Bluff Harbor Way Wellington, FL	3.0	2.0	1904	$3,800	$2.00	26d	1	0.96mi
4018 Bluff Harbor Way Wellington, FL	4.0	2.5	2160	$4,300	$1.99	10d	1	0.98mi
10385 Wellington Parc Dr Lake Worth, FL	3.0	2.5	1783	$3,250	$1.82	22d	1	0.98mi
3366 Harness Cir Lake Worth, FL	3.0	2.0	2340	$3,750	$1.60	13d	1	0.99mi
10348 Wellington Parc Dr Lake Worth, FL	3.0	2.5	2060	$3,300	$1.60	26d	1	1.00mi
10457 Wellington Parc Dr Lake Worth, FL	3.0	2.5	1688	$3,200	$1.90	26d	1	1.00mi
10426 Wellington Parc Dr Unit 1 Wellington, FL	4.0	2.5	2587	$3,650	$1.41	26d	1	1.02mi
10450 Wellington Parc Dr Wellington, FL	3.0	2.5	1983	$3,350	$1.69	26d	1	1.03mi
9676 Eagle Point Ln Lake Worth, FL	4.0	3.0	2815	$5,800	$2.06	26d	1	1.03mi
3470 Custer Ave Lake Worth, FL	3.0	2.0	2040	$4,500	$2.21	26d	1	1.15mi
10567 Paso Fino Dr Lake Worth, FL	3.0	2.0	1655	$3,950	$2.39	26d	1	1.22mi
10591 Paso Fino Dr Lake Worth, FL	3.0	2.0	1764	$3,500	$1.98	7d	1	1.22mi
4145 Bahia Isle Cir Wellington, FL	4.0	2.5	2442	$16,000	$6.55	1d	1	1.25mi
10652 Ivanhoe Ln Wellington, FL	4.0	2.5	2746	$6,000	$2.18	26d	1	1.28mi
10372 Old Winston Ct Lake Worth, FL	3.0	2.0	1798	$3,395	$1.89	10d	1	1.32mi
3306 Fargo Ave Lake Worth, FL	3.0	2.0	2370	$5,500	$2.32	26d	1	1.33mi
10731 Ivanhoe Ln Wellington, FL	4.0	2.5	2800	$8,500	$3.04	6d	1	1.34mi
4621 Windward Cove Ln Wellington, FL	4.0	3.0	2821	$4,000	$1.42	26d	1	1.37mi

HOA detail

• Monthly dues: $445 · $5,340/yr

Listing history 33 events

1. 2026-06-22
   days on market $425,000 Active 80 DOM
2. 2026-06-21
   days on market $425,000 Active 79 DOM
3. 2026-06-18
   days on market $425,000 Active 76 DOM
4. 2026-06-17
   days on market $425,000 Active 75 DOM
5. 2026-06-16
   days on market $425,000 Active 74 DOM
6. 2026-06-15
   days on market $425,000 Active 73 DOM
7. 2026-06-13
   days on market $425,000 Active 71 DOM
8. 2026-06-09
   days on market $425,000 Active 67 DOM
9. 2026-06-08
   days on market $425,000 Active 66 DOM
10. 2026-06-07
    days on market $425,000 Active 65 DOM
11. 2026-06-04
    days on market $425,000 Active 62 DOM
12. 2026-06-03
    days on market $425,000 Active 61 DOM
13. 2026-06-02
    days on market $425,000 Active 60 DOM
14. 2026-06-01
    days on market $425,000 Active 59 DOM
15. 2026-05-31
    days on market $425,000 Active 58 DOM
16. 2026-04-20
    status Active
17. 2026-04-13
    historical Active Under Contract
18. 2026-04-03
    listed $425,000 Active
19. 2015-05-04
    historical
20. 2015-01-07
    price $200,000
21. 2014-10-07
    price $250,000
22. 2014-07-13
    listed $275,000 Active
23. 2013-12-01
    historical
24. 2013-12-01
    historical
25. 2013-09-22
    historical
26. 2013-09-22
    historical
27. 2005-12-02
    soldstatus $259,900
28. 2002-07-05
    listed $239,000
29. 2001-12-01
    listed $247,000
30. 2001-05-02
    listed $252,900
31. 2000-12-14
    listed $264,900
32. 1993-11-15
    soldstatus $229,000
33. 1993-06-04
    soldstatus $136,000

ⓘ 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: $2,416 · $201/mo
• Projected year-2 tax: $3,528 · $294/mo
• Expected delta: +$1,111/yr (+$93/mo · 46.0%)

ⓘ 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 7 d/yr ≥106°F today · 24 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: $56,569
• − Mortgage interest: −$23,807
• − Property taxes: −$2,416
• − Insurance: −$2,125
• − Repairs & maintenance: −$4,526
• − Management: −$4,526
• − HOA: −$5,340
• − Depreciation: −$12,364
• Taxable income: $1,467
• Est. tax owed @ 24.0%: −$352
• After-tax cash flow: $7,711/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

+212.5% since first listed

18 events — show timeline

• 2026-04-20 Relisted — Beaches MLS
• 2026-04-13 Contingent — Beaches MLS
• 2026-04-03 Listed $425,000 Beaches MLS
• 2015-05-04 Listing Removed — Beaches MLS
• 2015-01-07 Price Changed $200,000 Beaches MLS
• 2014-10-07 Price Changed $250,000 Beaches MLS
• 2014-07-13 Listed $275,000 Beaches MLS
• 2013-12-01 Listing Removed — Beaches MLS
• 2013-12-01 Listing Removed — Beaches MLS
• 2013-09-22 Listing Removed — Beaches MLS
• 2013-09-22 Listing Removed — Beaches MLS
• 2005-12-02 Sold (Public Records) $259,900 Public Records
• 2002-07-05 Listed $239,000 Beaches MLS
• 2001-12-01 Listed $247,000 Beaches MLS
• 2001-05-02 Listed $252,900 Beaches MLS
• 2000-12-14 Listed $264,900 Beaches MLS
• 1993-11-15 Sold (Public Records) $229,000 Public Records
• 1993-06-04 Sold (Public Records) $136,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $2,416 · +3.4% YoY. Source: county tax records.