12 Wellwood Ln Unit A & B · Palm Coast, FL 32164

$359,987

4 bd · 4.0 ba · 2,166 sqft · MultiFamily · 95 Days on market

Built 1989 Good condition 6,011 sqft lot Garage $166/sqft · 17% below area Est $432k · 17% under ↓ 5% since listing

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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 +15.0/15.0
• Cash flow +8.5/30.0
• Schools +4.9/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Lovely full duplex featuring 4 bedrooms and 4 bathrooms total 2,166Sq Ft, including one unit with a loft and a 2-car garage. Situated on a desirable corner lot, this property offers added privacy with each unit’s entrance located around separate corners. Both have ample sized screened lanais for outdoor enjoyment. Both units have been freshly painted and professionally cleaned, making this property truly move-in ready. Both have oversized driveways for multiple car parking. Major updates include a newer roof and newer AC units for added peace of mind. Conveniently located close to shopping, hospitals, and major roadways, with easy access to both Daytona Beach and St. Augustine.

Key facts

• Screened lanais
• Newer roof
• Full duplex

Tags

• FULL DUPLEX
• CORNER LOT
• SCREENED LANAIS
• OVERSIZED DRIVEWAYS
• NEWER ROOF
• NEWER AC UNITS

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $360k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-315 ($-4k/yr) — negative. Per door: $-158/mo.
• To cash-flow at today's rent, offer at most $314k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $275k (23.6% below list).
• Recommended offer: $275k (23.6% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.7% in Palm Coast — 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 69/100 on livability (#478 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living B+; Watch: amenities F, commute F.
• Flagler (rural): math 53% / reading 56% proficiency, ranked #20 of 73 in FL (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Rymfire Elementary School (math 55% / reading 55%, grade C, #872 of 2,144 statewide, top 42%, 892 students, 67% FRL); Buddy Taylor Middle School (math 50% / reading 45%, grade C-, #288 of 571 statewide, top 51%, 1,343 students, 63% FRL); Flagler-Palm Coast High School (math 36% / reading 51%, grade F, #248 of 667 statewide, top 38%, 2,523 students, 52% FRL).
• Market conditions: 1737 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,588 units permitted in Flagler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Flagler County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($328k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $275,000 (23.6% 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 95 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 0.76% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.75%
• DSCR: 0.83
• GRM: 10.9

CMA / ARV

• ARV (median comp): $432,124
• List price: $359,987
• Delta: -16.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
59 Wellwood Ln Unit A & B	0.23mi	4/4.0	2,276 (+5%)	0mo	$310,000	$136	81
2 Wellclif Pl	0.28mi	4/3.0	2,665 (+23%)	0mo	$419,000	$157	58
32 Brunett Ln	0.67mi	4/2.0	2,115 (-2%)	1mo	$332,000	$157	56
68 Webster Ln	0.88mi	3/2.0 (-1)	2,166 (0%)	0mo	$379,900	$175	52
56 Westbury Ln	0.77mi	3/2.5 (-1)	2,121 (-2%)	0mo	$410,000	$193	50
84 Brunswick Ln	0.69mi	4/2.0	2,345 (+8%)	1mo	$330,000	$141	46
39 Wellstream Ln	0.54mi	4/3.0	2,573 (+19%)	1mo	$535,000	$208	45
69 Wellesley Ln	0.53mi	3/2.0 (-1)	1,857 (-14%)	1mo	$325,000	$175	38
4 Westglen Pl	1.10mi	3/2.0 (-1)	1,930 (-11%)	0mo	$393,750	$204	33
104 Waverly	1.29mi	3/2.0 (-1)	1,891 (-13%)	1mo	$323,990	$171	30
23 Westfield Ln	1.27mi	3/2.0 (-1)	1,713 (-21%)	1mo	$270,000	$158	26
6 Bradley Pl	1.26mi	3/2.0 (-1)	1,794 (-17%)	1mo	$325,000	$181	26

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

Projected returns pro-forma

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

5-year hold

• IRR: -22.6%
• Equity multiple: 0.22×
• Total profit: $-78,373
• Equity at exit: $53,675

10-year hold

• IRR: -16.8%
• Equity multiple: 0.07×
• Total profit: $-93,934
• Equity at exit: $31,125

Cash invested: $100,796 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 3 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $334,948 ($174/sqft)
• Median days on market: 85 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +15.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32164

• Home prices YoY: -6.3%
• Active inventory: 1737
• Price-to-rent: 21.8×

Monthly cashflow live

• Estimated rent: $2,750 high
• Mortgage (P&I): −$1,888
• Tax est. 1.5%: −$450 /mo · $5,400/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $-315

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,750
Total (2 units)			$2,750

Break-even live

Break-even rent $3,149

Max offer price $314,364

Occupancy floor —

Sensitivity live

Price	-10% $-67	-5% $-191	+0% $-315	+5% $-440	+10% $-564
Rent	-10% $-533	-5% $-424	+0% $-315	+5% $-207	+10% $-98
Rate	-1.0pp $-134	-0.5pp $-224	base $-315	+0.5pp $-409	+1.0pp $-503

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: $89,997
• Closing costs: $10,800
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Wellwood Ln Palm Coast, FL	2.0	2.0	977	$1,375	$1.41	6d	1	0.01mi
26 Wellwood Ln Palm Coast, FL	2.0	2.0	977	$1,400	$1.43	110d	1	0.09mi
30 Wellham Ln Palm Coast, FL	2.0	2.0	977	$1,525	$1.56	9d	1	0.21mi
57 Wellwood Ln Palm Coast, FL	2.0	2.0	977	$1,399	$1.43	119d	1	0.24mi
127 Wellwood Ln Palm Coast, FL	2.0	2.0	977	$1,450	$1.48	62d	1	0.25mi
91 Wellwood Ln Unit B Palm Coast, FL	3.0	2.0	1109	$1,650	$1.49	9d	1	0.30mi
75 Wellwood Ln Unit A Palm Coast, FL	3.0	2.0	1093	$1,500	$1.37	119d	1	0.32mi
75A Wellwood Ln Palm Coast, FL	3.0	2.0	1093	$1,500	$1.37	119d	1	0.32mi
49 Brunswick Ln Unit B Palm Coast, FL	2.0	2.0	976	$1,595	$1.63	88d	1	0.52mi
49 Brunswick Ln Unit A Palm Coast, FL	2.0	2.0	976	$1,595	$1.63	98d	1	0.53mi
1 Brittany Ln Palm Coast, FL	2.0	1.0	880	$1,400	$1.59	78d	1	0.74mi
8 Bren Mar Ln Palm Coast, FL	2.0	2.0	977	$1,395	$1.43	98d	1	0.75mi
107 Brunswick Ln Unit A Palm Coast, FL	2.0	2.0	1089	$1,500	$1.38	9d	1	0.83mi
119 Brunswick Ln Palm Coast, FL	2.0	2.0	977	$1,375	$1.41	6d	1	0.87mi
23 Evolve PKWY Palm Coast, FL	1.0–3.0	1.0–2.0	1004	$1,698	$1.69	0d	30	1.15mi
6 Broadmore Cir #6 Palm Coast, FL	2.0	2.0	912	$1,650	$1.81	9d	1	1.23mi
121 Pine Lakes Pkwy N Palm Coast, FL	1.0–3.0	1.0–2.0	1105	$1,600	$1.45	6d	12	1.39mi

Property features AI

Finance

• Other: Total living area reported: 2,166 square feetTotal buildings on site: 1
• Financial info: Designed as residential income with 2 unitsAnnual net income reported: $30,000Unit pro forma rents: approximately $1,700 and $1,600
• HOA & community: No associationCommunity: Pine LakesStreet lights in community

Exterior

• Parking: Attached garage with 2 garage spaces (unit A)Garage present for units
• Utilities: Public waterPublic sewerElectricity connectedCable availableWater connectedSewer connected
• Home design: Duplex (residential income property)Single building containing 2 unitsEntry level: Slab foundationShingle roofConcrete and stone constructionZoned DPX
• Construction: Built with concrete and stoneShingle roofSlab foundation
• Exterior features: Private mailboxSliding doorsAsphalt road accessLot about 0.14 acres

Interior

• Kitchen: Solid surface counters
• Bedrooms: 4 total bedrooms (two 2-bedroom units)
• Bathrooms: Each unit has 2 bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Cathedral ceilingsVaulted ceilingHigh ceilingsCeiling fansOpen floor planLiving room and dining room comboSplit bedroom layoutSolid surface countersWalk-in closetsLanai / covered porch (L Dining)
• Laundry & utility: Electric dryer hookup

Listing history 50 events

1. 2026-08-24
   days on market $359,987 Active 95 DOM
2. 2026-08-23
   days on market $359,987 Active 94 DOM
3. 2026-08-22
   days on market $359,987 Active 93 DOM
4. 2026-08-21
   days on market $359,987 Active 92 DOM
5. 2026-08-20
   days on market $359,987 Active 91 DOM
6. 2026-08-19
   days on market $359,987 Active 90 DOM
7. 2026-08-18
   days on market $359,987 Active 89 DOM
8. 2026-08-17
   days on market $359,987 Active 88 DOM
9. 2026-08-16
   days on market $359,987 Active 87 DOM
10. 2026-08-15
    days on market $359,987 Active 86 DOM
11. 2026-08-14
    days on market $359,987 Active 85 DOM
12. 2026-08-13
    days on market $359,987 Active 84 DOM
13. 2026-08-12
    days on market $359,987 Active 83 DOM
14. 2026-08-11
    days on market $359,987 Active 82 DOM
15. 2026-08-10
    days on market $359,987 Active 81 DOM
16. 2026-08-09
    days on market $359,987 Active 80 DOM
17. 2026-08-08
    days on market $359,987 Active 79 DOM
18. 2026-08-07
    days on market $359,987 Active 78 DOM
19. 2026-08-06
    days on market $359,987 Active 77 DOM
20. 2026-08-05
    days on market $359,987 Active 76 DOM
21. 2026-08-04
    days on market $359,987 Active 75 DOM
22. 2026-08-03
    days on market $359,987 Active 74 DOM
23. 2026-08-01
    price $359,987 Active 71 DOM
24. 2026-07-31
    days on market $379,991 Active 71 DOM
25. 2026-07-30
    days on market $379,991 Active 70 DOM
26. 2026-07-30
    days on market $379,991 Active 69 DOM
27. 2026-07-26
    days on market $379,991 Active 66 DOM
28. 2026-07-25
    days on market $379,991 Active 65 DOM
29. 2026-07-23
    days on market $379,991 Active 63 DOM
30. 2026-07-22
    days on market $379,991 Active 62 DOM
31. 2026-07-21
    days on market $379,991 Active 61 DOM
32. 2026-07-18
    days on market $379,991 Active 58 DOM
33. 2026-07-16
    days on market $379,991 Active 56 DOM
34. 2026-07-16
    days on market $379,991 Active 55 DOM
35. 2026-07-14
    days on market $379,991 Active 54 DOM
36. 2026-07-13
    days on market $379,991 Active 53 DOM
37. 2026-07-12
    days on market $379,991 Active 52 DOM
38. 2026-07-11
    days on market $379,991 Active 51 DOM
39. 2026-07-10
    days on market $379,991 Active 50 DOM
40. 2026-07-09
    days on market $379,991 Active 49 DOM
41. 2026-07-07
    days on market $379,991 Active 47 DOM
42. 2026-07-06
    days on market $379,991 Active 46 DOM
43. 2026-07-05
    days on market $379,991 Active 45 DOM
44. 2026-07-03
    days on market $379,991 Active 43 DOM
45. 2026-07-02
    pricedays on market $379,991 Active 42 DOM
46. 2026-07-01
    days on market $399,875 Active 41 DOM
47. 2026-06-30
    days on market $399,875 Active 40 DOM
48. 2026-06-29
    days on market $399,875 Active 39 DOM
49. 2026-06-28
    days on market $399,875 Active 38 DOM
50. 2026-06-28
    days on market $399,875 Active 37 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,000
• − Mortgage interest: −$20,165
• − Property taxes: −$5,400
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,640
• − Management: −$2,640
• − Depreciation: −$10,472
• Taxable loss: −$10,117
• Est. tax savings @ 24.0%: +$2,428
• After-tax cash flow: $-1,355/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.

Condition & rehab AI · 3 photos

Good 75/100 Cosmetic rehab Est. rehab $10,830–$32,490 screening

This well-maintained and freshly painted multi-family home is move-in ready with newer roof and AC units, offering good curb appeal and rental potential.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and property value ↑
• Both Interior updates — Fresh paint and cleaning improve aesthetics and appeal ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 49/100

Zoned Schools

Elementary Rymfire Elementary School C FL #872/2,144 Nat'l #9,637/41,679 Middle Buddy Taylor Middle School C- FL #288/571 Nat'l #4,042/14,009 High Flagler-Palm Coast High School F FL #248/667 Nat'l #7,376/17,239

Schools (NCES district)

• District: Flagler
• NCES district ID: 1200540
• Math proficiency: 53% ▼ -9.00%
• Reading proficiency: 56% ▼ -4.00%
• Median HH income: $48,354
• Composite: 46.35/100
• National rank: #2464
• State rank: #20 of 73 in FL

C Composite livability gradescore 69/100

Livability — Palm Coast

• Score: 69/100
• State rank: #478
• US rank: #8721

Category grades

Amenities F Commute F Cost of living B+ Crime B Employment C+ Housing A+ Health & safety A+ User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palm Coast, FL
• County: Flagler County · 123,474 people
• City population: 105,049
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• Population (ZIP): 56,658
• Household income: $76,399
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 20% of renters

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Population outlook (Flagler County) Hauer SSP2

• Today (2025): 123,474 people
• By 2030: 131,864 · +6.8%
• By 2040: 146,176 · +18.4%
• By 2050: 157,398 · +27.5%
• By 2075: 177,990 · +44.2%
• By 2100: 183,381 · +48.5%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 14% Black 13% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 2%
• Common ancestry: Romanian 3% Russian 2% Slovak 2%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 81% English-only · Spanish 9% Russian/Polish/Slavic 3% Other Indo-European 3%

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Political lean MEDSL · Flagler

• 2024 margin: Strong R (+28.2) · D 35.6% · R 63.8%
• 2008→2024 swing: -29.8pp toward R · 2008: 1.6pp · 2024: -28.2pp
• All cycles: 2024: R+28.2 2020: R+20.8 2016: R+20.6 2012: R+7.4 2008: D+1.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.89%
• Current HPI: 297.4942
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Other: Total living area reported: 2,166 square feetTotal buildings on site: 1
• Financial info: Designed as residential income with 2 unitsAnnual net income reported: $30,000Unit pro forma rents: approximately $1,700 and $1,600
• HOA & community: No associationCommunity: Pine LakesStreet lights in community

Exterior

• Parking: Attached garage with 2 garage spaces (unit A)Garage present for units
• Utilities: Public waterPublic sewerElectricity connectedCable availableWater connectedSewer connected
• Home design: Duplex (residential income property)Single building containing 2 unitsEntry level: Slab foundationShingle roofConcrete and stone constructionZoned DPX
• Construction: Built with concrete and stoneShingle roofSlab foundation
• Exterior features: Private mailboxSliding doorsAsphalt road accessLot about 0.14 acres

Interior

• Kitchen: Solid surface counters
• Bedrooms: 4 total bedrooms (two 2-bedroom units)
• Bathrooms: Each unit has 2 bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Cathedral ceilingsVaulted ceilingHigh ceilingsCeiling fansOpen floor planLiving room and dining room comboSplit bedroom layoutSolid surface countersWalk-in closetsLanai / covered porch (L Dining)
• Laundry & utility: Electric dryer hookup

Price history

-5.0% since first listed

2 events — show timeline

• 2026-07-01 Price Changed $379,991 Stellar MLS as Distributed by MLS Grid
• 2026-05-21 Listed $399,875 Stellar MLS as Distributed by MLS Grid