1848 Via Castello · Wellington, FL 33411

$465,000

2 bd · 2.5 ba · 2,364 sqft · SingleFamily public records · 192 Days on market

Built 2005 5,500 sqft lot Est $574k · 19% under $797/mo HOA · 19% 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.0/30.0
• Schools +4.3/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +1.2/10.0

Listing remarks

Stunning Ventana model . .. this beautiful home offers 2 bedrooms, a versatile den (easily used as a 3rd bedroom), 2.5 baths, & a 2-car garage--all beautifully situated on an exceptional lot w/ long-range lake & preserve view. From the moment you enter through the elegant double doors, this home is sure to impress. Upgrades include a NEW refrigerator, (2026), washer & dryer (2024) & a NEWER A/C installed in 2022, offering added comfort and peace of mind. Inside, you'll find tile flooring in the foyer, family room, & kitchen, complemented by stylish wood flooring in the living room, den, & bedrooms. Extra high-hat lighting throughout keeps every space light

Key facts

• Screened patio
• Resort style pools
• Long-range lake view

Tags

• LONG-RANGE LAKE VIEW
• OVERSIZED ISLAND
• SCREENED PATIO
• FENCED BACKYARD
• RESORT STYLE POOLS
• 4 PICKLE BALL COURTS

Property features AI

Finance

• Other: Senior community
• Financial info: Pets allowed (restrictions/limits may apply)
• HOA & community: Community association (monthly fee); Association amenities include clubhouse, fitness center, game room, billiard room, community room, library, cafe/restaurant, manager on site, jogging path, sidewalks, street lights, tennis courts, pickleball courts, internet included; HOA fee paid monthly

Exterior

• Parking: Attached 2-car garage with garage door opener; 2 covered parking spaces
• Security: Gated with guard
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Single-family residence; One-story; Resale; Faces west; Gated community with guard; Living area approximately 2,364 sq ft
• Construction: Block/CBS construction; Spanish tile roof
• Exterior features: Covered patio; Screened patio; Patio; Waterfront

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 main-level bedrooms
• Flooring: Laminate; Blinds on windows
• Bathrooms: 2 full bathrooms; 1 half bathroom (3 total)
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Cathedral ceilings; Vaulted ceiling; High ceilings; Entrance foyer; Kitchen island; Walk-in closets; Split bedroom layout; Roman tub
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $465k.

Deal economics

• At list price, monthly cash flow is $-683 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $344k (26.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $414k (10.9% below list).
• Recommended offer: $344k (26.0% 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: Equestrian Trails Elementary (math 85% / reading 83%, grade A+, #55 of 2,144 statewide, top 3%, 843 students, 20% FRL); Emerald Cove Middle School (math 61% / reading 64%, grade B+, #116 of 571 statewide, top 21%, 1,241 students, 36% 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 32% FRL vs 52% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 65% at this address vs 50% district-wide (+16 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: Rents flat; 583 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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

• In year one you build about $50k of equity ($3k loan paydown + $46k appreciation (10.0% local appreciation)).
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$80k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($409k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y ago; this cycle's ask has dropped $50k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $340k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $344,328 (26.0% 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 192 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. 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: 0.89% ✗
• Cap rate: 4.53%
• Cash-on-cash: -6.30%
• DSCR: 0.72
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $574,452
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9676 Via Elegante	0.20mi	2/2.5	2,364 (0%)	22mo	$575,000	$243	72

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.85% rent growth · sell at horizon

5-year hold

• IRR: 19.1%
• Equity multiple: 2.55×
• Total profit: $201,488
• Equity at exit: $418,909

10-year hold

• IRR: 17.2%
• Equity multiple: 5.70×
• Total profit: $612,305
• Equity at exit: $903,393

Cash invested: $130,200 (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 33411

• Home prices YoY: 1.9%
• Rents YoY: 0.8%
• Active inventory: 583
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $4,144 high
• Mortgage (P&I): −$2,439
• Tax from tax record: −$527 /mo · $6,328/yr
• Insurance: −$194
• HOA: −$797
• Vacancy / Maint / Mgmt: −$870
• Net cashflow: $-683

Break-even live

Break-even rent $5,008

Max offer price $344,328

Occupancy floor —

Sensitivity live

Price	-10% $-420	-5% $-551	+0% $-683	+5% $-815	+10% $-946
Rent	-10% $-1,010	-5% $-847	+0% $-683	+5% $-519	+10% $-356
Rate	-1.0pp $-449	-0.5pp $-565	base $-683	+0.5pp $-804	+1.0pp $-926

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: $116,250
• Closing costs: $13,950
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1429 Stonehaven Estates Dr West Palm Beach, FL	3.0	2.0	2729	$2,115	$0.78	7d	1	0.29mi
10667 Lake Shore Dr Wellington, FL	3.0	2.5	1853	$2,600	$1.40	26d	1	0.73mi
1592 Carriage Brooke Dr Wellington, FL	3.0	2.0	1662	$3,000	$1.81	26d	1	0.74mi
1090 Quaye Lake Cir Wellington, FL	3.0	3.0	1719	$3,513	$2.04	16d	1	0.83mi
2301 Wellington Green Dr Wellington, FL	3.0	2.0	1836	$3,649	$1.99	26d	1	1.00mi
137 Canterbury Pl Royal Palm Beach, FL	3.0	2.5	1856	$3,500	$1.89	26d	1	1.03mi
625 Whippoorwill Ter West Palm Beach, FL	3.0	2.0	1914	$4,500	$2.35	26d	1	1.07mi
2899 Florence St Wellington, FL	3.0	2.0	2459	$9,500	$3.86	26d	1	1.16mi
1451 Pioneer Way Royal Palm Beach, FL	3.0	2.5	1900	$4,750	$2.50	23d	1	1.23mi
1853 Shower Tree Way Wellington, FL	3.0	2.0	2032	$4,600	$2.26	1d	1	1.24mi
1853 Shower Tree Way Wellington, FL	3.0	2.0	2032	$4,600	$2.26	7d	1	1.24mi
1853 Shower Tree Way Wellington, FL	3.0	2.0	2032	$4,600	$2.26	26d	1	1.24mi
2405 Shoma Dr Royal Palm Beach, FL	3.0	3.5	1932	$2,375	$1.23	4d	1	1.36mi
3808 Shoma Dr Unit 3808 West Palm Beach, FL	3.0	3.0	2300	$2,300	$1.00	26d	1	1.37mi
3515 Shoma Dr Unit 3515 West Palm Beach, FL	3.0	3.5	1815	$3,250	$1.79	26d	1	1.37mi
2320 Las Casitas Dr Wellington, FL	2.0	2.0	1665	$4,500	$2.70	26d	1	1.42mi
8270 Eleuthera Ln Wellington, FL	2.0	2.0	1680	$3,250	$1.93	23d	1	1.43mi
8457 Xanthus Ln Wellington, FL	3.0	3.0	2001	$4,350	$2.17	26d	1	1.43mi
11297 Pine Valley Dr Wellington, FL	3.0	2.0	1705	$3,500	$2.05	26d	1	1.46mi
4127 Siena Cir Wellington, FL	3.0	3.0	2561	$9,600	$3.75	9d	1	1.46mi
4127 Siena Cir Wellington, FL	3.0	3.0	2561	$9,600	$3.75	1d	1	1.46mi
8262 Dominica Pl Wellington, FL	3.0	2.0	2001	$4,000	$2.00	26d	1	1.49mi

HOA detail

• Monthly dues: $797 · $9,564/yr

Listing history 45 events

1. 2026-06-21
   remarks 675-char remark
2. 2026-06-21
   days on market $465,000 Active 192 DOM
3. 2026-06-18
   days on market $465,000 Active 189 DOM
4. 2026-06-17
   days on market $465,000 Active 188 DOM
5. 2026-06-16
   days on market $465,000 Active 187 DOM
6. 2026-06-15
   days on market $465,000 Active 186 DOM
7. 2026-06-13
   days on market $465,000 Active 184 DOM
8. 2026-06-09
   days on market $465,000 Active 180 DOM
9. 2026-06-07
   days on market $465,000 Active 178 DOM
10. 2026-06-04
    days on market $465,000 Active 175 DOM
11. 2026-06-03
    days on market $465,000 Active 174 DOM
12. 2026-06-01
    days on market $465,000 Active 172 DOM
13. 2026-05-31
    days on market $465,000 Active 171 DOM
14. 2026-05-12
    price $465,000
15. 2026-04-13
    price $469,900
16. 2026-03-03
    price $475,000
17. 2026-02-16
    price $492,000
18. 2025-12-11
    listed $515,000 Active
19. 2025-09-09
    historical
20. 2025-08-22
    status Active
21. 2025-08-06
    price $549,500
22. 2025-08-06
    historical
23. 2025-07-28
    price $499,500
24. 2025-07-08
    price $529,000
25. 2025-06-14
    price $519,000
26. 2025-03-28
    price $549,000
27. 2025-02-24
    price $570,000
28. 2025-01-02
    listed $595,000 Active
29. 2024-12-25
    historical
30. 2024-11-02
    price $599,000
31. 2024-10-17
    price $619,900
32. 2024-08-18
    price $629,900
33. 2024-07-26
    price $649,000
34. 2024-06-26
    listed $649,900 Active
35. 2017-05-19
    soldstatus $340,000
36. 2017-05-15
    soldstatus $340,000 Closed
37. 2017-04-21
    status Pending
38. 2017-04-12
    status Active
39. 2017-03-26
    historical Active Under Contract
40. 2016-12-09
    price $350,000
41. 2016-11-19
    listed $360,000 Active
42. 2016-06-01
    historical
43. 2015-12-09
    price $367,500
44. 2015-12-09
    price $360,000
45. 2015-11-17
    listed $379,000 Active

ⓘ 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: $6,328 · $527/mo
• Projected year-2 tax: $6,328 · $527/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 7 d/yr ≥107°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,724
• − Mortgage interest: −$26,047
• − Property taxes: −$6,328
• − Insurance: −$2,325
• − Repairs & maintenance: −$3,978
• − Management: −$3,978
• − HOA: −$9,564
• − Depreciation: −$13,527
• Taxable loss: −$16,023
• Est. tax savings @ 24.0%: +$3,846
• After-tax cash flow: $-4,352/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
• County: Palm Beach County · 1,438,312 people
• City population: 222,012
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 76,863
• Household income: $92,591
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 1870.0

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 0.70)
• Race & ethnicity: White 44% Hispanic / Latino 24% Black 23% Two or more races 16% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 4% Dominican 2%
• Common ancestry: Hispanic 6% Romanian 2% Italian 1%
• Foreign-born: 26% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 17% French/Haitian/Cajun 4% Other Indo-European 2%

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: ▲ 17.04%
• Current HPI: 903.78
• Rent YoY: ▲ 0.85%
• 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

+22.7% since first listed

32 events — show timeline

• 2026-05-12 Price Changed $465,000 Beaches MLS
• 2026-04-13 Price Changed $469,900 Beaches MLS
• 2026-03-03 Price Changed $475,000 Beaches MLS
• 2026-02-16 Price Changed $492,000 Beaches MLS
• 2025-12-11 Listed $515,000 Beaches MLS
• 2025-09-09 Listing Removed — Beaches MLS
• 2025-08-22 Relisted — Beaches MLS
• 2025-08-06 Listing Removed — Beaches MLS
• 2025-08-06 Price Changed $549,500 Beaches MLS
• 2025-07-28 Price Changed $499,500 Beaches MLS
• 2025-07-08 Price Changed $529,000 Beaches MLS
• 2025-06-14 Price Changed $519,000 Beaches MLS
• 2025-03-28 Price Changed $549,000 Beaches MLS
• 2025-02-24 Price Changed $570,000 Beaches MLS
• 2025-01-02 Listed $595,000 Beaches MLS
• 2024-12-25 Listing Removed — Beaches MLS
• 2024-11-02 Price Changed $599,000 Beaches MLS
• 2024-10-17 Price Changed $619,900 Beaches MLS
• 2024-08-18 Price Changed $629,900 Beaches MLS
• 2024-07-26 Price Changed $649,000 Beaches MLS
• 2024-06-26 Listed $649,900 Beaches MLS
• 2017-05-19 Sold (Public Records) $340,000 Public Records
• 2017-05-15 Sold (MLS) $340,000 Beaches MLS
• 2017-04-21 Pending — Beaches MLS
• 2017-04-12 Relisted — Beaches MLS
• 2017-03-26 Contingent — Beaches MLS
• 2016-12-09 Price Changed $350,000 Beaches MLS
• 2016-11-19 Listed $360,000 Beaches MLS
• 2016-06-01 Listing Removed — Beaches MLS
• 2015-12-09 Price Changed $360,000 Beaches MLS
• 2015-12-09 Price Changed $367,500 Beaches MLS
• 2015-11-17 Listed $379,000 Beaches MLS

Property tax history

+1.1%/yr

Latest (2025): $6,328 · +3.2% YoY. Source: county tax records.