4194 Imperial Isle Dr · Wellington, FL 33449

$479,000

2 bd · 2.5 ba · 2,120 sqft · SingleFamily public records · 150 Days on market

Built 1997 $794/mo HOA · 20% 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).

• ARV discount +7.5/15.0
• Cash flow +7.0/30.0
• Appreciation +4.7/10.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.2/10.0

Listing remarks

This home sits on property that has a rare and beautiful view of water and golf course. This exquisite house is 2,120 square feet, with 3 bedrooms and 2 1/2 bathrooms. All square feet of the rooms are approximated and should be checked if desired. This fall, 2026, the exterior of the house will be painted at the owner's choice of a several colors that the HOA picked out and the cost of the painting is paid by the HOA. The hot water heater is tankless.

Key facts

• View of golf course
• View of water
• 2 garage spots

Tags

• VIEW OF WATER
• VIEW OF GOLF COURSE

Property features AI

Finance

• Financial info: Pets allowed (restrictions possible)
• HOA & community: Community association with monthly fee; Association amenities include cabana, clubhouse, fitness center, golf course, game room, pool, spa/hot tub, tennis courts, business center, pickleball courts, putting green, sidewalks, and street lights; HOA fee paid monthly

Exterior

• Parking: Two-car garage with garage door opener; Two covered parking spaces; On-street parking
• Security: Fire alarm; Smoke detectors; Owned security system; Security system present; Security lights; Security patrol; Gated community with guard
• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Sewer available; Water available
• Home design: Single-family residence; One story; Resale property; Facing west
• Construction: CBS construction; Composition/shingle roof; Built area about 2,652 (public records)
• Exterior features: Screened patio; Patio; On golf course; Zero lot line; Waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bedrooms: Three bedrooms on the main level
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: Two full bathrooms and one half bathroom (three total); Two bathrooms on the main level
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Built-in features; High ceilings; Kitchen island; Vaulted ceilings; Walk-in closets; Custom mirrors; French doors; Blinds and sliding window coverings
• Laundry & utility: Indoor laundry with laundry tub; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $479k.

Deal economics

• At list price, monthly cash flow is $-697 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $356k (25.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $389k (18.8% below list).
• Recommended offer: $356k (25.7% below list) — sets the bar for cash-flow.
• Cap rate 4.5% 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; 21 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 $79 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.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($422k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $244k; list at $479k implies a 96% 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 $355,818 (25.7% 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. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
8. 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.
9. 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.
10. 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: 4.55%
• Cash-on-cash: -6.24%
• DSCR: 0.72
• 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: -12.4%
• Equity multiple: 0.46×
• Total profit: $-73,073
• Equity at exit: $123,140

10-year hold

• IRR: -5.7%
• Equity multiple: 0.46×
• Total profit: $-73,020
• Equity at exit: $135,826

Cash invested: $134,120 (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: 10.3×

Monthly cashflow live

• Estimated rent: $3,890 high
• Mortgage (P&I): −$2,512
• Tax from tax record: −$265 /mo · $3,176/yr
• Insurance: −$200
• HOA: −$794
• Vacancy / Maint / Mgmt: −$817
• Net cashflow: $-697

Break-even live

Break-even rent $4,772

Max offer price $355,818

Occupancy floor —

Sensitivity live

Price	-10% $-426	-5% $-562	+0% $-697	+5% $-833	+10% $-968
Rent	-10% $-1,005	-5% $-851	+0% $-697	+5% $-544	+10% $-390
Rate	-1.0pp $-456	-0.5pp $-575	base $-697	+0.5pp $-821	+1.0pp $-948

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: $119,750
• Closing costs: $14,370
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4173 Imperial Club Ln Lake Worth, FL	3.0	2.5	1989	$2,995	$1.51	19d	1	0.17mi
10880 Northgreen Dr Lake Worth, FL	3.0	3.5	2929	$13,000	$4.44	8d	1	0.35mi
4553 Barclay Fair Way Lake Worth, FL	3.0	3.0	2278	$4,000	$1.76	24d	1	0.56mi
4553 Barclay Fair Way Lake Worth, FL	3.0	3.0	2278	$4,000	$1.76	17d	1	0.56mi
4194 Bluff Harbor Way Wellington, FL	3.0	2.5	2152	$4,001	$1.86	2d	1	0.59mi
4178 Bluff Harbor Way Wellington, FL	3.0	2.0	1904	$3,800	$2.00	24d	1	0.60mi
10303 Andover Coach Cir Unit A1 Wellington, FL	2.0	2.0	1420	$5,500	$3.87	24d	1	0.64mi
4841 Exeter Estate Ln Lake Worth, FL	3.0	3.0	2567	$5,000	$1.95	24d	1	0.68mi
10173 Andover Coach Cir Unit G2 Lake Worth, FL	3.0	2.0	1807	$3,500	$1.94	24d	1	0.68mi
3366 Harness Cir Lake Worth, FL	3.0	2.0	2340	$3,750	$1.60	11d	1	0.90mi
10385 Wellington Parc Dr Lake Worth, FL	3.0	2.5	1783	$3,250	$1.82	20d	1	0.98mi
10348 Wellington Parc Dr Lake Worth, FL	3.0	2.5	2060	$3,300	$1.60	24d	1	0.98mi
10591 Paso Fino Dr Lake Worth, FL	3.0	2.0	1764	$3,500	$1.98	5d	1	1.00mi
10567 Paso Fino Dr Lake Worth, FL	3.0	2.0	1655	$3,950	$2.39	24d	1	1.01mi
10457 Wellington Parc Dr Lake Worth, FL	3.0	2.5	1688	$3,200	$1.90	24d	1	1.01mi
10450 Wellington Parc Dr Wellington, FL	3.0	2.5	1983	$3,350	$1.69	24d	1	1.03mi
3817 Miramontes Cir Wellington, FL	3.0	2.0	1922	$7,500	$3.90	19d	1	1.15mi
3470 Custer Ave Lake Worth, FL	3.0	2.0	2040	$4,500	$2.21	24d	1	1.30mi
3694 Miramontes Cir Wellington, FL	3.0	2.0	1921	$3,750	$1.95	8d	1	1.30mi
3306 Fargo Ave Lake Worth, FL	3.0	2.0	2370	$5,500	$2.32	24d	1	1.45mi
4127 Siena Cir Wellington, FL	3.0	3.0	2561	$9,600	$3.75	8d	1	1.50mi

HOA detail

• Monthly dues: $794 · $9,528/yr
• Likely covers: water

Listing history 13 events

1. 2026-06-18
   days on market $479,000 Active 150 DOM
2. 2026-06-17
   days on market $479,000 Active 149 DOM
3. 2026-06-16
   days on market $479,000 Active 148 DOM
4. 2026-06-15
   days on market $479,000 Active 147 DOM
5. 2026-06-13
   days on market $479,000 Active 145 DOM
6. 2026-06-09
   days on market $479,000 Active 141 DOM
7. 2026-06-07
   days on market $479,000 Active 139 DOM
8. 2026-06-04
   days on market $479,000 Active 136 DOM
9. 2026-06-03
   days on market $479,000 Active 135 DOM
10. 2026-06-01
    days on market $479,000 Active 133 DOM
11. 2026-05-31
    days on market $479,000 Active 132 DOM
12. 2026-01-19
    listed $479,000 Active
13. 1997-05-12
    soldstatus $244,200

ⓘ 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: $3,176 · $265/mo
• Projected year-2 tax: $3,976 · $331/mo
• Expected delta: +$800/yr (+$67/mo · 25.2%)

ⓘ 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: $46,676
• − Mortgage interest: −$26,831
• − Property taxes: −$3,176
• − Insurance: −$2,395
• − Repairs & maintenance: −$3,734
• − Management: −$3,734
• − HOA: −$9,528
• − Depreciation: −$13,935
• Taxable loss: −$16,657
• Est. tax savings @ 24.0%: +$3,998
• After-tax cash flow: $-4,370/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

+96.2% since first listed

2 events — show timeline

• 2026-01-19 Listed $479,000 Beaches MLS
• 1997-05-12 Sold (Public Records) $244,200 Public Records

Property tax history

-0.9%/yr

Latest (2025): $3,176 · +3.3% YoY. Source: county tax records.