26 Fountain Gate Ln · Palm Coast, FL 32137

$215,000

3 bd · 2.0 ba · 2,096 sqft · SingleFamily public records · 7 Days on market

Built 1989 10,001 sqft lot Est $407k · 47% 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 +20.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +6.4/10.0
• Schools +4.6/10.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

CASH only Opportunity knocks with this spacious 3-bedroom, 2-bath home offering 2,096 sq ft of living space in the highly sought-after Palm Harbor F-Section of Palm Coast. With solid bones and key updates already in place — roof replaced in 2014, A/C updated in 2017, a remodeled kitchen, and a fully fenced-in yard — this property is ready for your finishing touches. Featuring a generous floor plan with ample living space, this home offers endless potential for customization or investment. The updated kitchen provides a great head start, while the remaining spaces offer the perfect opportunity to add your personal style and build equity. The fenced backyard offers privacy and ple

Key facts

• Remodeled kitchen
• Fully fenced yard
• Prime location

Tags

• REMODELED KITCHEN
• FULLY FENCED YARD
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Cap rate 7.8% 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 flat; 1600 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 35% of the median local income ($84k/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 $6k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,000

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: 1.14% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.51%
• DSCR: 1.25
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $406,624
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Foxhall Ct	0.13mi	4/3.5 (+1)	2,344 (+12%)	0mo	$370,000	$158	63
41 Boulder Rock Dr	0.72mi	3/2.0	2,044 (-2%)	2mo	$420,000	$205	61
67 Fortress Pl	0.33mi	3/2.0	2,349 (+12%)	4mo	$475,000	$202	61
31 Freeman Ln	0.75mi	3/2.5	2,098 (+0%)	4mo	$399,000	$190	60
27 Freemont Turn	0.53mi	3/2.0	1,900 (-9%)	1mo	$600,000	$316	59
7 Freemont Turn	0.60mi	3/2.0	1,899 (-9%)	0mo	$429,000	$226	56
50 Folson Ln	0.56mi	4/2.0 (+1)	1,904 (-9%)	0mo	$370,000	$194	54
50 Franciscan Ln	0.73mi	4/2.0 (+1)	2,009 (-4%)	3mo	$386,000	$192	52
22 Birchwood Pl	0.73mi	3/2.0	2,253 (+8%)	4mo	$405,000	$180	51
12 Botany Ln	0.40mi	4/2.0 (+1)	1,806 (-14%)	4mo	$321,990	$178	50
34 Beth Ln	0.65mi	3/2.0	2,343 (+12%)	1mo	$335,000	$143	49
70 Bennett Ln	0.62mi	3/3.0	1,810 (-14%)	1mo	$450,000	$249	44

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 · 0.85% rent growth · sell at horizon

5-year hold

• IRR: -10.4%
• Equity multiple: 0.63×
• Total profit: $-22,268
• Equity at exit: $32,057

10-year hold

• IRR: -4.7%
• Equity multiple: 0.73×
• Total profit: $-16,523
• Equity at exit: $18,589

Cash invested: $60,200 (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 32137

• Home prices YoY: -34.5%
• Rents YoY: 0.8%
• Active inventory: 1600
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,451 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$443 /mo · $5,314/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $277

Break-even live

Break-even rent $2,101

Max offer price $215,000

Occupancy floor 84%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
88 Boulder Rock Dr Palm Coast, FL	4.0	3.0	2306	$2,700	$1.17	23d	1	0.42mi
1 Fanshawe Ln Palm Coast, FL	3.0	2.5	2085	$2,350	$1.13	14d	1	0.45mi
1 Fanshawe Ln Unit 1B Palm Coast, FL	3.0	2.5	2085	$2,350	$1.13	23d	1	0.45mi
13 Freemont Ct Palm Coast, FL	3.0	2.0	1637	$2,300	$1.41	2d	1	0.61mi
31 Folson Ln Palm Coast, FL	3.0	1.0	1481	$1,639	$1.11	23d	1	0.62mi
77 Folcroft Ln Palm Coast, FL	3.0	2.0	2472	$2,600	$1.05	23d	1	0.62mi
70 Forrester Pl Palm Coast, FL	3.0	2.0	1700	$2,000	$1.18	2d	1	0.62mi
11 Ferris Ln Palm Coast, FL	3.0	2.0	1500	$2,800	$1.87	2d	1	0.69mi
63 Beaverdam Ln Palm Coast, FL	3.0	2.0	1591	$1,895	$1.19	2d	1	0.72mi
69 Beckner Ln Unit NA Palm Coast, FL	3.0	2.0	1412	$1,998	$1.42	2d	1	0.80mi
57 Florida Park Dr Palm Coast, FL	3.0	2.0	1966	$2,500	$1.27	14d	1	0.91mi
10 Flametree Ct Palm Coast, FL	3.0	2.0	2581	$2,800	$1.08	2d	1	0.91mi
273 Beachway Dr Palm Coast, FL	3.0	2.0	1784	$2,450	$1.37	23d	1	0.93mi
24 Barring Pl Palm Coast, FL	3.0	2.0	1668	$1,875	$1.12	23d	1	0.96mi
59 Fallen Oak Ln Unit 1261618P Palm Coast, FL	3.0	3.0	1797	$3,355	$1.87	14d	1	0.97mi
28 Freneau Ln Palm Coast, FL	4.0	3.0	2478	$2,300	$0.93	23d	1	1.01mi
78 Belvedere Ln Palm Coast, FL	3.0	2.0	1557	$1,750	$1.12	14d	1	1.02mi
14 Colechester Ln Palm Coast, FL	3.0	2.0	2033	$3,000	$1.48	23d	1	1.13mi
44 Barrington Dr Palm Coast, FL	4.0	2.0	1862	$2,250	$1.21	14d	1	1.20mi
20 Clarendon Ct N Palm Coast, FL	3.0	2.0	1883	$2,675	$1.42	2d	1	1.25mi
6 Clinton Ct N Unit 1261622P Palm Coast, FL	4.0	3.0	2690	$7,445	$2.77	2d	1	1.38mi
10 Cormorant Ct Palm Coast, FL	3.0	2.0	1902	$2,800	$1.47	11d	1	1.43mi

Listing history 7 events

1. 2026-03-13
   status Pending
2. 2026-02-27
   status Pending
3. 2026-02-27
   historical
4. 2026-02-25
   price $215,000
5. 2026-02-20
   listed $249,900 Active
6. 2005-09-09
   soldstatus $240,000
7. 1988-11-01
   soldstatus $14,400

ⓘ 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: $5,314 · $443/mo
• Projected year-2 tax: $5,314 · $443/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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 21 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: $29,415
• − Mortgage interest: −$12,043
• − Property taxes: −$5,314
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,353
• − Management: −$2,353
• − Depreciation: −$6,255
• Taxable income: $22
• Est. tax owed @ 24.0%: −$5
• After-tax cash flow: $3,314/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): 48,391
• Household income: $83,923
• Rent vs Own: 13.6% rent · 86.4% own
• Severe rent burden: 816.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 10% Two or more races 8% Black 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 4% Cuban 1%
• Common ancestry: Romanian 4% Russian 2% Lithuanian 2%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 85% English-only · Spanish 7% Other Indo-European 3% Russian/Polish/Slavic 2%

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: ▼ -153.27%
• Current HPI: 290.4607
• Rent YoY: ▲ 0.85%
• 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

+1393.1% since first listed

7 events — show timeline

• 2026-03-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-02-25 Price Changed $215,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-20 Listed $249,900 Stellar MLS as Distributed by MLS Grid
• 2005-09-09 Sold (Public Records) $240,000 Public Records
• 1988-11-01 Sold (Public Records) $14,400 Public Records

Property tax history

+7.1%/yr

Latest (2025): $5,314 · +77.0% YoY. Source: county tax records.