92 Wheatfield Dr · Palm Coast, FL 32164

$230,000

4 bd · 2.0 ba · 1,471 sqft · SingleFamily public records · 20 Days on market

Built 2009 10,001 sqft lot Est $290k · 21% 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 +18.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• Schools +4.6/10.0
• 1% rule +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor opportunity in a highly desirable Palm Coast location. This 4-bedroom, 2-bath home, built in 2009, offers substantial potential for renovation and value creation. The property features a spacious floor plan and is situated in an established neighborhood close to schools, shopping, dining, and everyday conveniences. The home requires significant updating and is being sold as-is, making it ideal for investors, flippers, or cash buyers seeking their next project. Opportunities to purchase in this location at this price point are increasingly rare. Square footage received from tax rolls. All information recorded in the MLS intended to be accurate but cannot be guaranteed.

Key facts

• Close to schools
• Spacious floor plan
• Close to dining

Tags

• SPACIOUS FLOOR PLAN
• ESTABLISHED NEIGHBORHOOD
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• CLOSE TO DINING
• EVERYDAY CONVENIENCES

Property features AI

Finance

• Other: Unfurnished; Universal property ID available
• Financial info: No lease restrictions indicated; Property zoned DPX
• HOA & community: No HOA association indicated

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; Residential property; One story; Faces north; Not in a development; Homestead exempt
• Construction: Frame construction; Shingle roof; Slab foundation; Building area about 2,089 total square feet
• Exterior features: Asphalt road access; Lot about 0.23 acres

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Split bedroom floor plan; 6 total rooms
• Laundry & utility: Laundry area in garage

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/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 $203k (11.7% below list).
• Recommended offer: $203k (11.7% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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.
• Zoned schools: Lewis E. Wadsworth Elementary (math 54% / reading 57%, grade C, #855 of 2,144 statewide, top 41%, 743 students, 68% 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: Rents rising (+1.2%/yr); 1367 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 32% 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 $2k of loan paydown is wiped out by about $7k 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 20 days — a 2% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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.
• Current owner paid $107k; list at $230k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $203,056 (11.7% 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. 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.
3. 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.
4. 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: 0.88% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.73%
• DSCR: 1.17
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $289,787
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45 Westridge Ln	0.15mi	3/2.0 (-1)	1,428 (-3%)	2mo	$289,489	$203	82
36 Wheeling Ln	0.18mi	3/2.0 (-1)	1,535 (+4%)	2mo	$275,000	$179	78
37 Rose Dr	0.39mi	3/2.0 (-1)	1,505 (+2%)	4mo	$303,700	$202	70
21 Rockefeller Dr	0.59mi	4/2.0	1,480 (+1%)	4mo	$286,000	$193	69
88 Rose Dr	0.42mi	3/2.0 (-1)	1,428 (-3%)	3mo	$297,994	$209	68
7 Windsor Ter	0.41mi	3/2.0 (-1)	1,377 (-6%)	0mo	$265,000	$192	65
113 Whippoorwill Dr	0.38mi	3/2.0 (-1)	1,580 (+7%)	2mo	$291,000	$184	63
17 Wheatfield Dr	0.33mi	3/2.0 (-1)	1,260 (-14%)	1mo	$275,000	$218	55
120 Rolling Sands Dr	0.64mi	4/2.0	1,617 (+10%)	4mo	$296,300	$183	50
27 Royal Oak Dr	0.44mi	3/2.0 (-1)	1,257 (-14%)	0mo	$248,250	$197	50
35 Woodbury Dr	0.74mi	3/2.0 (-1)	1,380 (-6%)	3mo	$278,000	$201	48
50 Westover Ln	0.70mi	3/2.0 (-1)	1,668 (+13%)	1mo	$230,000	$138	39

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: -12.3%
• Equity multiple: 0.56×
• Total profit: $-28,243
• Equity at exit: $34,294

10-year hold

• IRR: -6.0%
• Equity multiple: 0.64×
• Total profit: $-22,947
• Equity at exit: $19,886

Cash invested: $64,400 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,031 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$102 /mo · $1,221/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $200

Break-even live

Break-even rent $1,777

Max offer price $230,000

Occupancy floor 85%

Sensitivity live

Price	-10% $331	-5% $265	+0% $200	+5% $135	+10% $70
Rent	-10% $40	-5% $120	+0% $200	+5% $281	+10% $361
Rate	-1.0pp $316	-0.5pp $259	base $200	+0.5pp $141	+1.0pp $80

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
67 Rose Dr Unit A Palm Coast, FL	3.0	2.0	1198	$1,750	$1.46	24d	1	0.31mi
69 Rose Dr Unit B Palm Coast, FL	3.0	2.0	1336	$1,650	$1.24	24d	1	0.32mi
113 Whippoorwill Dr Unit NA Palm Coast, FL	3.0	2.0	1580	$2,100	$1.33	24d	1	0.35mi
43 Waverly Ln Palm Coast, FL	3.0	2.0	1560	$2,100	$1.35	24d	1	0.37mi
6 Rosedale Pl Palm Coast, FL	3.0	2.0	1337	$1,900	$1.42	24d	1	0.39mi
21 Rosepetal Ln Unit A Palm Coast, FL	3.0	2.0	1200	$1,800	$1.50	24d	1	0.41mi
19 Rosecroft Ln Palm Coast, FL	3.0	2.5	1719	$1,979	$1.15	21d	1	0.47mi
33 Rosecroft Ln Unit B Palm Coast, FL	3.0	2.0	1211	$1,750	$1.45	3d	1	0.49mi
91 Rolling Sands Dr Unit B Palm Coast, FL	4.0	2.0	1524	$1,800	$1.18	24d	1	0.55mi
64 Rockefeller Dr Palm Coast, FL	3.0	2.0	1500	$1,700	$1.13	15d	1	0.58mi
58 Whippoorwill Dr Palm Coast, FL	3.0	2.0	1721	$1,950	$1.13	3d	1	0.61mi
35 Wood Arbor Ln Unit B Palm Coast, FL	3.0	2.0	1475	$1,800	$1.22	24d	1	0.82mi
11 Roxton Ln Palm Coast, FL	4.0	2.0	1617	$1,949	$1.21	24d	1	0.86mi
29 Wood Arbor Ln Unit B Palm Coast, FL	3.0	2.0	1545	$1,550	$1.00	15d	1	0.87mi
19 Roxbury Ln Palm Coast, FL	3.0	2.0	1179	$1,800	$1.53	3d	1	0.95mi
14 Wood Amber Ln Palm Coast, FL	3.0	2.0	1655	$1,750	$1.06	24d	1	0.97mi
9 White Hawk Pl Palm Coast, FL	3.0	2.0	1608	$1,900	$1.18	3d	1	0.98mi
6 Wood Amber Ln Unit A Palm Coast, FL	3.0	2.0	1198	$1,500	$1.25	24d	1	1.03mi
20 Woodfield Dr Palm Coast, FL	3.0	2.0	1791	$1,995	$1.11	3d	1	1.09mi
23 Richmond Dr Palm Coast, FL	3.0	2.0	1400	$1,800	$1.29	24d	1	1.14mi
5 Rambling Ln Palm Coast, FL	3.0	2.0	1355	$1,850	$1.37	15d	1	1.17mi
23 Evolve PKWY Palm Coast, FL	1.0–3.0	1.0–2.0	1004	$1,960	$1.95	3d	30	1.17mi
10 Warner Pl Palm Coast, FL	3.0	2.0	1481	$1,850	$1.25	24d	1	1.26mi
49 Providence Ln Unit B Palm Coast, FL	3.0	2.0	1275	$1,700	$1.33	3d	1	1.26mi
24 Prosperity Ln Unit B Palm Coast, FL	3.0	2.0	1187	$1,750	$1.47	3d	1	1.30mi
21 Prospect Ln Unit B Palm Coast, FL	3.0	2.0	1500	$1,690	$1.13	24d	1	1.34mi
48 Renworth Ln Palm Coast, FL	4.0	2.0	1783	$1,750	$0.98	15d	1	1.35mi
59 Wellstream Ln Palm Coast, FL	3.0	2.0	1367	$1,795	$1.31	24d	1	1.36mi
37 Rickenbacker Dr Palm Coast, FL	3.0	2.0	1463	$1,750	$1.20	3d	1	1.37mi
9 Richard Pl Palm Coast, FL	4.0	2.0	1517	$2,073	$1.37	19d	1	1.38mi
5 Pine Haven Dr Palm Coast, FL	3.0	2.0	1635	$1,850	$1.13	15d	1	1.41mi
3 Pine Haven Dr Palm Coast, FL	3.0	2.0	1162	$1,850	$1.59	3d	1	1.43mi
25 Plainview Dr Unit A Palm Coast, FL	4.0	2.0	1486	$1,695	$1.14	15d	1	1.49mi
19 Rykill Way Palm Coast, FL	4.0	2.0	1806	$2,066	$1.14	3d	1	1.50mi

Listing history 17 events

1. 2026-06-18
   days on market $230,000 Active 20 DOM
2. 2026-06-17
   days on market $230,000 Active 19 DOM
3. 2026-06-16
   days on market $230,000 Active 18 DOM
4. 2026-06-15
   price $230,000 Active 17 DOM
5. 2026-06-15
   days on market $235,000 Active 17 DOM
6. 2026-06-14
   days on market $235,000 Active 15 DOM
7. 2026-06-13
   days on market $235,000 Active 14 DOM
8. 2026-06-10
   days on market $235,000 Active 12 DOM
9. 2026-06-09
   days on market $235,000 Active 11 DOM
10. 2026-06-08
    days on market $235,000 Active 10 DOM
11. 2026-06-07
    days on market $235,000 Active 9 DOM
12. 2026-06-03
    days on market $235,000 Active 5 DOM
13. 2026-06-02
    days on market $235,000 Active 4 DOM
14. 2026-06-01
    days on market $235,000 Active 3 DOM
15. 2026-05-31
    days on market $235,000 Active 2 DOM
16. 2026-05-31
    remarks 685-char remark
17. 2026-05-31
    listed $235,000 Active 1 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: $1,221 · $102/mo
• Projected year-2 tax: $1,909 · $159/mo
• Expected delta: +$688/yr (+$57/mo · 56.3%)

ⓘ 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 3/10 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: $24,367
• − Mortgage interest: −$12,884
• − Property taxes: −$1,221
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,949
• − Management: −$1,949
• − Depreciation: −$6,691
• Taxable loss: −$1,478
• Est. tax savings @ 24.0%: +$355
• After-tax cash flow: $2,759/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

+236.2% since first listed

5 events — show timeline

• 2026-05-29 Listed $235,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-28 Listed $235,000 Daytona MLS
• 2008-12-30 Sold (Public Records) $107,000 Public Records
• 2007-05-29 Listed $17,500 Stellar MLS as Distributed by MLS Grid
• 2006-01-06 Sold (Public Records) $69,900 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,221 · +3.2% YoY. Source: county tax records.