4345 Wanda St · Flagler Estates, FL 32145

$199,500

3 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 8 Days on market

Built 1996 1.14 ac lot Est $248k · 19% under

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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 +16.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Schools +6.4/10.0
• DSCR +5.1/10.0
• 1% rule +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

LOVELY HOME ON 1.25 ACRES. RECENTLY REMODELED FRAME HOME ON RAISED FOUNDATION. EXTERIOR IS DURABLE HARDY-BOARD SIDING. THIS HOME AND PROPERTY IS VERY WELL KEPT AND IS A STEAL FOR SOMEONE LOOKING FOR THE PEACE AND QUIET OF THE COUNTRY BUT STILL BEING CLOSE TO THE BEACHES AND SHOPPING.

Key facts

• Metal roof
• Country living
• 1.14 acre lot

Tags

• CONCRET RAISED FOUNDATION
• DURABLE CEMENTIOUS HARDY BOARD
• METAL ROOF
• COUNTRY LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (14.6% below list).
• Recommended offer: $170k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.0% in Flagler Estates — 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 62/100 on livability (#763 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, amenities F, commute F.
• St. Johns (rural): math 75% / reading 73% proficiency, ranked #2 of 73 in FL (top 3%) — strong family-tenant draw, lease renewals of 3-5y typical; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: South Woods Elementary School (math 51% / reading 46%, grade D, #1,152 of 2,144 statewide, top 55%, 689 students, 66% FRL); Gamble Rogers Middle School (math 61% / reading 55%, grade B, #151 of 571 statewide, top 27%, 925 students, 47% FRL); Pedro Menendez High School (math 31% / reading 54%, grade F, #264 of 667 statewide, top 41%, 1,519 students, 39% FRL) — zoned schools average 51% FRL vs 20% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 50% at this address vs 74% district-wide (-24 pts) — the specific schools serving this property underperform the St. Johns average; the district grade overstates school quality for this exact location.
• Market conditions: 234 active listings in the ZIP; 5,575 units permitted in St. Johns County in 2024 (584 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• St. Johns County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 22y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,454 (14.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 0.85% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.56%
• DSCR: 1.11
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $247,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4345 Wanda St	0.00mi	3/2.0	1,152 (0%)	1mo	$199,879	$174	100
4310 Alvin St	0.22mi	3/2.0	1,060 (-8%)	9mo	$249,990	$236	69
4270 Alvin St	0.26mi	3/2.0	1,243 (+8%)	8mo	$265,990	$214	68
4255 Alvin St	0.35mi	3/2.0	1,240 (+8%)	4mo	$295,000	$238	68
4215 Wanda St	0.34mi	2/2.0 (-1)	1,239 (+8%)	1mo	$258,990	$209	66
4200 Wanda St	0.37mi	3/2.0	1,243 (+8%)	8mo	$261,990	$211	62
4410 Vicki St	0.23mi	3/2.0	1,301 (+13%)	10mo	$300,000	$231	59
10340 Light Ave	0.46mi	2/2.0 (-1)	1,239 (+8%)	6mo	$265,990	$215	56
10230 Crotty Ave	0.72mi	3/2.0	1,100 (-4%)	9mo	$260,000	$236	51
4415 Olga St	0.63mi	3/2.0	1,243 (+8%)	8mo	$265,990	$214	51
4210 Palatka Blvd	0.67mi	2/2.0 (-1)	1,239 (+8%)	0mo	$266,990	$215	51
10350 Dillon Ave	0.53mi	3/2.0	1,302 (+13%)	14mo	$295,000	$227	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.1%
• Equity multiple: 3.08×
• Total profit: $116,189
• Equity at exit: $179,725

10-year hold

• IRR: 22.9%
• Equity multiple: 7.02×
• Total profit: $336,044
• Equity at exit: $387,585

Cash invested: $55,860 (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 32145

• Home prices YoY: 19.1%
• Active inventory: 234
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,705 medium
• Mortgage (P&I): −$1,046
• Tax from tax record: −$98 /mo · $1,175/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $119

Break-even live

Break-even rent $1,553

Max offer price $199,500

Occupancy floor 88%

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: $49,875
• Closing costs: $5,985
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-04-17
   soldstatus $199,879
2. 2026-03-22
   status Pending
3. 2026-03-13
   listed $199,500 Active
4. 2011-07-28
   historical 284-char remark

   Show marketing remark (284 chars)

   LOVELY HOME ON 1.25 ACRES. RECENTLY REMODELED FRAME HOME ON RAISED FOUNDATION. EXTERIOR IS DURABLE HARDY-BOARD SIDING. THIS HOME AND PROPERTY IS VERY WELL KEPT AND IS A STEAL FOR SOMEONE LOOKING FOR THE PEACE AND QUIET OF THE COUNTRY BUT STILL BEING CLOSE TO THE BEACHES AND SHOPPING.

5. 2011-06-21
   soldstatus $73,900 284-char remark

   Show marketing remark (284 chars)

   LOVELY HOME ON 1.25 ACRES. RECENTLY REMODELED FRAME HOME ON RAISED FOUNDATION. EXTERIOR IS DURABLE HARDY-BOARD SIDING. THIS HOME AND PROPERTY IS VERY WELL KEPT AND IS A STEAL FOR SOMEONE LOOKING FOR THE PEACE AND QUIET OF THE COUNTRY BUT STILL BEING CLOSE TO THE BEACHES AND SHOPPING.

6. 2011-05-12
   soldstatus $73,900
7. 2011-02-17
   listed $69,900 284-char remark

   Show marketing remark (284 chars)

   LOVELY HOME ON 1.25 ACRES. RECENTLY REMODELED FRAME HOME ON RAISED FOUNDATION. EXTERIOR IS DURABLE HARDY-BOARD SIDING. THIS HOME AND PROPERTY IS VERY WELL KEPT AND IS A STEAL FOR SOMEONE LOOKING FOR THE PEACE AND QUIET OF THE COUNTRY BUT STILL BEING CLOSE TO THE BEACHES AND SHOPPING.

8. 2010-12-16
   historical 108-char remark

   Show marketing remark (108 chars)

   Bank of America prequalification required on all offers. Please allow 2-3 business days for seller response.

9. 2010-12-02
   soldstatus $30,000 108-char remark

   Show marketing remark (108 chars)

   Bank of America prequalification required on all offers. Please allow 2-3 business days for seller response.

10. 2010-12-02
    soldstatus $30,000

    Show marketing remark (108 chars)

    Bank of America prequalification required on all offers. Please allow 2-3 business days for seller response.

11. 2010-10-18
    listed $29,900 108-char remark

    Show marketing remark (108 chars)

    Bank of America prequalification required on all offers. Please allow 2-3 business days for seller response.

12. 2010-10-18
    listed $29,900

    Show marketing remark (108 chars)

    Bank of America prequalification required on all offers. Please allow 2-3 business days for seller response.

13. 2006-11-21
    historical
14. 2006-11-07
    soldstatus $149,000
15. 2006-11-03
    soldstatus $149,000
16. 2006-08-29
    listed $149,900
17. 2006-07-24
    historical
18. 2006-06-06
    listed $143,500
19. 2004-11-03
    soldstatus $87,600
20. 2004-10-28
    historical
21. 2004-10-27
    soldstatus $87,600
22. 2004-06-28
    listed $85,000

ⓘ 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: $1,175 · $98/mo
• Projected year-2 tax: $1,656 · $138/mo
• Expected delta: +$481/yr (+$40/mo · 41.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,454
• − Mortgage interest: −$11,175
• − Property taxes: −$1,175
• − Insurance: −$998
• − Repairs & maintenance: −$1,636
• − Management: −$1,636
• − Depreciation: −$5,804
• Taxable loss: −$1,969
• Est. tax savings @ 24.0%: +$473
• After-tax cash flow: $1,905/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: St. Johns
• NCES district ID: 1201740
• Math proficiency: 75% ▼ -5.00%
• Reading proficiency: 73% ▼ -2.00%
• Median HH income: $66,842
• Composite: 64.31/100
• National rank: #556
• State rank: #2 of 73 in FL

Livability — Flagler Estates

• Score: 62/100
• State rank: #763
• US rank: #16863

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Flagler Estates, FL
• Population (ZIP): 5,750

Population outlook (St. Johns County) Hauer SSP2

• Today (2025): 303,941 people
• By 2030: 342,590 · +12.7%
• By 2040: 417,328 · +37.3%
• By 2050: 487,011 · +60.2%
• By 2075: 635,395 · +109.1%
• By 2100: 717,469 · +136.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Two or more races 16% Hispanic / Latino 9% Black 7%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 3% Romanian 3% Estonian 3%
• Foreign-born: 12% · Canada
• Languages at home: 86% English-only · Spanish 9% Other Indo-European 5%

Political lean MEDSL · St. Johns

• 2024 margin: Solid R (+31.4) · D 33.9% · R 65.2%
• 2008→2024 swing: +0.2pp no change · 2008: -31.6pp · 2024: -31.4pp
• All cycles: 2024: R+31.4 2020: R+26.7 2016: R+33.4 2012: R+37.8 2008: R+31.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 40.24%
• Current HPI: 250.8035
• 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

+135.2% since first listed

22 events — show timeline

• 2026-04-17 Sold (Public Records) $199,879 Public Records
• 2026-03-22 Pending — realMLS
• 2026-03-13 Listed $199,500 realMLS
• 2011-07-28 Listing Removed — realMLS
• 2011-06-21 Sold (MLS) $73,900 realMLS
• 2011-05-12 Sold (Public Records) $73,900 Public Records
• 2011-02-17 Listed $69,900 realMLS
• 2010-12-16 Listing Removed — realMLS
• 2010-12-02 Sold (MLS) $30,000 Stellar MLS as Distributed by MLS Grid
• 2010-12-02 Sold (MLS) $30,000 realMLS
• 2010-10-18 Listed $29,900 Stellar MLS as Distributed by MLS Grid
• 2010-10-18 Listed $29,900 realMLS
• 2006-11-21 Listing Removed — realMLS
• 2006-11-07 Sold (Public Records) $149,000 Public Records
• 2006-11-03 Sold (MLS) $149,000 realMLS
• 2006-08-29 Listed $149,900 realMLS
• 2006-07-24 Listing Removed — realMLS
• 2006-06-06 Listed $143,500 realMLS
• 2004-11-03 Sold (Public Records) $87,600 Public Records
• 2004-10-28 Listing Removed — realMLS
• 2004-10-27 Sold (MLS) $87,600 realMLS
• 2004-06-28 Listed $85,000 realMLS

Property tax history

+2.7%/yr

Latest (2025): $1,175 · +13.6% YoY. Source: county tax records.