132 Westgrill Dr · Palm Coast, FL 32164

$145,000

3 bd · 2.0 ba · 1,630 sqft · SingleFamily public records · 10 Days on market

Built 1980 0.28 ac lot Est $282k · 49% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.6/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Offer has been accepted, waiting on bank signatures. Multiple Offers: Highest and Best due 4/14/26 by 2pm EST. Please see agent remarks for submitting offer details. Prior to entry / access, all parties must sign a Hold Harmless Agreement and the property may only be shown by appointment. This 3 bedroom, 2 bath home is a prime opportunity for investors, flippers, or buyers looking for their next remodel project. The property needs significant work throughout, but offers great potential for those ready to bring their vision and make it shine. With a desirable 3/2 layout, this home could be transformed into a strong income-producing rental, resale oppor

Key facts

• 0.28 acre lot
• 2 garage spots
• Built 1980

Property features AI

Finance

• Other: Zoning: SFR-3; Unfurnished
• HOA & community: No association indicated; Development: Pine Lakes

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single Family Residence; One-story home; Faces southwest
• Construction: Stucco exterior; Shingle roof; Slab foundation; Residential property
• Exterior features: Located on a cul-de-sac; Asphalt road access; Lot size approximately 0.28 acres (about 1/4 to less than 1/2 acre)

Interior

• Kitchen: Dishwasher
• Bedrooms: 3 bedrooms
• Flooring: Concrete flooring; Linoleum flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: No additional interior features listed
• Laundry & utility: Washer and dryer included; Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $692 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 12.0% vs local median 3.8% 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.
• Market conditions: Rents rising (+1.2%/yr); 1367 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,588 units permitted in Flagler County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($76k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 1.2% rent growth), your $41k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.59% ✓
• Cap rate: 12.02%
• Cash-on-cash: 20.46%
• DSCR: 1.91
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $281,990
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
132 Westgrill Dr	0.00mi	3/2.0	1,630 (0%)	0mo	$175,000	$107	100
110 Westgrill Dr	0.13mi	3/2.0	1,657 (+2%)	0mo	$355,000	$214	91
50 Westover Ln	0.10mi	3/2.0	1,668 (+2%)	1mo	$230,000	$138	91
5 Westglen Ln	0.20mi	3/2.0	1,699 (+4%)	1mo	$300,000	$177	83
31 Lago Vista Pl	0.36mi	3/2.0	1,577 (-3%)	2mo	$267,000	$169	76
6 Westgale Pl	0.03mi	3/2.0	1,423 (-13%)	2mo	$356,250	$250	76
135 Westchester Ln	0.23mi	3/2.0	1,776 (+9%)	2mo	$300,000	$169	72
49 Village Cir	0.63mi	3/2.5	1,665 (+2%)	1mo	$227,500	$137	64
20 Wood Haven Dr	0.55mi	3/2.0	1,727 (+6%)	4mo	$281,500	$163	61
104 Westrobin Ln	0.67mi	3/2.0	1,698 (+4%)	1mo	$293,500	$173	60
17 Weller Ln	0.68mi	3/2.0	1,768 (+8%)	1mo	$339,000	$192	54
45 Westridge Ln	0.65mi	3/2.0	1,428 (-12%)	2mo	$289,489	$203	48

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 · 1.18% rent growth · sell at horizon

5-year hold

• IRR: 10.6%
• Equity multiple: 1.41×
• Total profit: $16,551
• Equity at exit: $21,620

10-year hold

• IRR: 18.0%
• Equity multiple: 2.36×
• Total profit: $55,212
• Equity at exit: $12,537

Cash invested: $40,600 (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 32164

• Home prices YoY: -6.3%
• Rents YoY: 1.2%
• Active inventory: 1367
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,310 high
• Mortgage (P&I): −$760
• Tax from tax record: −$312 /mo · $3,746/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $692

Break-even live

Break-even rent $1,434

Max offer price $145,000

Occupancy floor 65%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
60 Westover Ln Unit 1261607P Palm Coast, FL	3.0	2.0	1894	$3,907	$2.06	2d	1	0.10mi
80 Westfield Ln Palm Coast, FL	3.0	2.0	1945	$1,951	$1.00	21d	1	0.36mi
43 Waverly Ln Palm Coast, FL	3.0	2.0	1560	$2,100	$1.35	23d	1	0.59mi
57 Wellstream Ln Palm Coast, FL	3.0	2.0	2040	$1,900	$0.93	23d	1	0.63mi
59 Wellstream Ln Palm Coast, FL	3.0	2.0	1367	$1,795	$1.31	23d	1	0.63mi
20 Woodfield Dr Palm Coast, FL	3.0	2.0	1791	$1,995	$1.11	2d	1	0.65mi
23 Evolve PKWY Palm Coast, FL	1.0–3.0	1.0–2.0	1004	$1,960	$1.95	2d	30	0.84mi
3 Wheeler Pl Palm Coast, FL	2.0	2.0	1084	$1,750	$1.61	23d	1	0.88mi
129 Wellwood Ln Unit B Palm Coast, FL	3.0	2.0	1287	$1,650	$1.28	23d	1	0.93mi
35 Wood Arbor Ln Unit B Palm Coast, FL	3.0	2.0	1475	$1,800	$1.22	23d	1	0.99mi
116 Wellwood Ln Unit B Palm Coast, FL	3.0	2.0	1217	$1,475	$1.21	23d	1	0.99mi
29 Wood Arbor Ln Unit B Palm Coast, FL	3.0	2.0	1545	$1,550	$1.00	14d	1	1.02mi
35 Wellham Ln Palm Coast, FL	3.0	2.0	1298	$1,750	$1.35	23d	1	1.05mi
59 Wellhaven Ln Unit B Palm Coast, FL	3.0	2.0	1198	$1,900	$1.59	14d	1	1.05mi
14 Wood Amber Ln Palm Coast, FL	3.0	2.0	1655	$1,750	$1.06	23d	1	1.06mi
67 Rose Dr Unit A Palm Coast, FL	3.0	2.0	1198	$1,750	$1.46	23d	1	1.09mi
69 Rose Dr Unit B Palm Coast, FL	3.0	2.0	1336	$1,650	$1.24	23d	1	1.09mi
45 Wellham Ln Unit B Palm Coast, FL	3.0	2.0	1505	$1,850	$1.23	2d	1	1.10mi
6 Wood Amber Ln Unit A Palm Coast, FL	3.0	2.0	1198	$1,500	$1.25	23d	1	1.10mi
11 Wheatfield Dr Palm Coast, FL	4.0	2.0	2242	$2,195	$0.98	23d	1	1.14mi
75 Wellwood Ln Unit A Palm Coast, FL	3.0	2.0	1093	$1,500	$1.37	23d	1	1.14mi
75A Wellwood Ln Palm Coast, FL	3.0	2.0	1093	$1,500	$1.37	23d	1	1.14mi
21 Rosepetal Ln Unit A Palm Coast, FL	3.0	2.0	1200	$1,800	$1.50	23d	1	1.15mi
113 Whippoorwill Dr Unit NA Palm Coast, FL	3.0	2.0	1580	$2,100	$1.33	23d	1	1.15mi
6 Rosedale Pl Palm Coast, FL	3.0	2.0	1337	$1,900	$1.42	23d	1	1.17mi
64 Rockefeller Dr Palm Coast, FL	3.0	2.0	1500	$1,700	$1.13	14d	1	1.17mi
7 Walton Pl Palm Coast, FL	3.0	2.0	1929	$1,975	$1.02	14d	1	1.17mi
19 Rosecroft Ln Palm Coast, FL	3.0	2.5	1719	$1,979	$1.15	21d	1	1.21mi
58 Whippoorwill Dr Palm Coast, FL	3.0	2.0	1721	$1,950	$1.13	2d	1	1.24mi
91 Rolling Sands Dr Unit B Palm Coast, FL	4.0	2.0	1524	$1,800	$1.18	23d	1	1.25mi
33 Rosecroft Ln Unit B Palm Coast, FL	3.0	2.0	1211	$1,750	$1.45	2d	1	1.26mi
55 Brittany Ln Palm Coast, FL	3.0	2.0	1281	$1,850	$1.44	19d	1	1.27mi
107 Rolling Sands Dr Unit B Palm Coast, FL	2.0	2.0	1132	$1,500	$1.33	23d	1	1.28mi
10 Warner Pl Palm Coast, FL	3.0	2.0	1481	$1,850	$1.25	23d	1	1.28mi
20 Bressler Ln Palm Coast, FL	4.0	3.0	2141	$2,060	$0.96	23d	1	1.36mi
11 Roxton Ln Palm Coast, FL	4.0	2.0	1617	$1,949	$1.21	23d	1	1.45mi
102 Brittany Ln Palm Coast, FL	4.0	2.0	1902	$2,450	$1.29	23d	1	1.49mi

Listing history 2 events

1. 2026-06-10
   remarks 699-char remark
2. 2026-06-10
   listed $145,000 Pending 10 DOM

ⓘ 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: $3,746 · $312/mo
• Projected year-2 tax: $3,746 · $312/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,724
• − Mortgage interest: −$8,122
• − Property taxes: −$3,746
• − Insurance: −$725
• − Repairs & maintenance: −$2,218
• − Management: −$2,218
• − Depreciation: −$4,218
• Taxable income: $6,477
• Est. tax owed @ 24.0%: −$1,555
• After-tax cash flow: $6,752/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: 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

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 · 113,412 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: 1291.0

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%

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%

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: ▲ 1.18%
• Metro: Deltona-Daytona Beach-Ormond 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

+1015.4% since first listed

9 events — show timeline

• 2026-06-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-06-09 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 2016-03-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-10-18 Listed $185,000 Stellar MLS as Distributed by MLS Grid
• 2008-03-03 Sold (Public Records) $169,500 Public Records
• 1980-08-01 Sold (Public Records) $13,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $3,746 · -4.8% YoY. Source: county tax records.