27 Pillar Ln · Palm Coast, FL 32164

$5,000

4 bd · 2.0 ba · 2,134 sqft · SingleFamily public records · 7 Days on market

Built 2023 10,019 sqft lot

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.2/30.0
• Schools +4.6/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

OWNER FINANCING AVAILABLE ON THIS COMPLETED NEW BUILD! 10% Down/6% Interest. Enjoy this 4-Bed/2-Bath split floor plan with a 2-car Garage in beautiful Palm Coast. Enter the home to the welcoming entryway to your private Den/Office and the 4th Bedroom also can be used as a media room it's that big. Down the hall, you are welcomed to the large living room/kitchen/Dining combo great for entertaining friends and family. The kitchen comes fully equipped with all new appliances such as a Range, Microwave, Dishwasher, and Refrigerator. Watch your favorite movie in the spacious living room with a sliding glass door that leads out to the back patio and large yard for entertaining during those cool spring nights. The 3 spacious bedrooms are separated from the owner's suite area and share a large bath with tub/shower combo. Relax in the spacious owner's suite and ensuite bathroom with a large walk-in shower, a walk-in closet, and a vanity sink. Washer/Dryer hookup in the laundry room that leads to the 2-car garage. This home is located near public schools, community centers, shopping, and more that Palm Coast offers. Home is also available for RENT or LEASE-TO-OWN! WITH OPTIONS LIKE THESE, THIS HOME WILL GO QUICK! CALL TODAY, MOVE TOMORROW!

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 2023

Property features AI

Finance

• Financial info: Annual tax amount reported (see listing for details)

Exterior

• Parking: Garage (2 spaces)
• Utilities: Water: Other; Sewer: Other
• Home design: Single-family residence; One level; Residential property
• Construction: Construction materials: see remarks
• Exterior features: Front porch; Other roof

Interior

• Bedrooms: Total of 1 room (see listing for room layout and bedroom breakdown)
• Flooring: Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating specified; No cooling system specified
• Interior features: Other flooring

🏗️ New construction. The $5,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $345,708.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $-628 ($-8k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $5k).

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; 27 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 ($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 $10k 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.
• 5 sale attempts since 4y 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 103.7% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $5,000

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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.64% ✗
• Cap rate: 4.11%
• Cash-on-cash: -7.79%
• DSCR: 0.65
• GRM: 12.9

CMA / ARV

• ARV (on-the-fly): $345,708
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
47 Pilgrim Dr	0.13mi	4/2.0	2,164 (+1%)	0mo	$285,000	$132	91
24 Pierce Ln	0.27mi	4/2.0	2,134 (0%)	1mo	$320,000	$150	87
142 Pine Grove Dr	0.22mi	4/3.0	2,117 (-1%)	1mo	$363,900	$172	83
15 Piermount Ln	0.32mi	4/2.0	2,254 (+6%)	2mo	$343,000	$152	74
28 Pillory Ln	0.03mi	5/2.0 (+1)	2,391 (+12%)	0mo	$329,900	$138	73
66 Postwood Dr	0.72mi	4/2.0	2,134 (0%)	1mo	$344,990	$162	66
22 Pine Crest Ln	0.68mi	4/2.0	2,134 (0%)	4mo	$339,990	$159	65
124 Park Place Cir	0.55mi	4/2.0	2,003 (-6%)	0mo	$380,000	$190	64
24 Pickston Ln	0.33mi	4/2.0	1,862 (-13%)	2mo	$315,000	$169	62
60 Pickering Dr	0.41mi	5/2.5 (+1)	1,995 (-6%)	2mo	$330,000	$165	61
37 Pinell Ln	0.43mi	4/2.0	1,821 (-15%)	3mo	$314,995	$173	53
34 Pinwheel Ln	0.54mi	4/2.0	1,863 (-13%)	3mo	$300,000	$161	51

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: -31.9%
• Equity multiple: -0.03×
• Total profit: $-100,002
• Equity at exit: $51,546

10-year hold

• IRR: -48.2%
• Equity multiple: -0.59×
• Total profit: $-154,320
• Equity at exit: $29,891

Cash invested: $96,798 (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: 0.2×

Monthly cashflow live

• Estimated rent: $2,229 high
• Mortgage (P&I): −$1,813
• Tax est. 1.5%: −$432 /mo · $5,186/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $-628

Break-even live

Break-even rent $3,024

Max offer price $254,814

Occupancy floor —

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: $86,427
• Closing costs: $10,371
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
176 Pine Grove Dr Palm Coast, FL	3.0	2.0	1989	$2,200	$1.11	23d	1	0.10mi
57 Pilgrim Dr Palm Coast, FL	3.0	2.0	1680	$2,049	$1.22	2d	1	0.12mi
13 Pilgrim Dr Palm Coast, FL	4.0	2.0	1617	$2,060	$1.27	21d	1	0.20mi
56 Pine Brook Dr Palm Coast, FL	3.0	2.0	1500	$1,895	$1.26	14d	1	0.23mi
192 Pine Grove Dr Palm Coast, FL	3.0	2.0	1928	$2,300	$1.19	21d	1	0.27mi
6 Pickcane Ln Palm Coast, FL	4.0	2.0	1500	$2,400	$1.60	2d	1	0.41mi
37 Pine Croft Ln Palm Coast, FL	3.0	2.0	1832	$2,100	$1.15	2d	1	0.49mi
33 Pinwheel Ln Palm Coast, FL	3.0	2.0	1500	$2,400	$1.60	23d	1	0.52mi
4 Pin Oak Dr Palm Coast, FL	4.0	2.0	2236	$2,200	$0.98	23d	1	0.59mi
3 Port Ln Palm Coast, FL	3.0	2.0	1442	$1,750	$1.21	2d	1	0.59mi
44 Pinetree Dr Palm Coast, FL	3.0	2.0	2357	$2,000	$0.85	23d	1	0.68mi
35 Postman Ln Palm Coast, FL	3.0	2.0	1900	$1,950	$1.03	23d	1	0.79mi
10 Pontiac Ln Unit B Palm Coast, FL	4.0	2.0	1524	$1,825	$1.20	2d	1	0.87mi
22 Pony Ln Unit B Palm Coast, FL	3.0	2.0	2168	$1,850	$0.85	14d	1	0.88mi
15 Postman Ln Palm Coast, FL	4.0	2.0	1728	$1,975	$1.14	2d	1	0.92mi
38 Pinelynn Dr Palm Coast, FL	4.0	2.0	1617	$1,985	$1.23	23d	1	0.92mi
26 Pitt Ln Palm Coast, FL	3.0	2.0	1502	$1,995	$1.33	14d	1	0.97mi
38 Pine Hill Ln Palm Coast, FL	3.0	2.0	1400	$1,750	$1.25	14d	1	1.01mi
14 Pitt Ln Palm Coast, FL	3.0	2.0	1481	$1,750	$1.18	23d	1	1.03mi
16 Porpoise Ln Palm Coast, FL	4.0	3.0	2427	$2,650	$1.09	2d	1	1.11mi
8 Oriole Rd Palm Coast, FL	3.0	2.0	1401	$2,400	$1.71	14d	1	1.17mi
65 Raintree Pl Palm Coast, FL	4.0	2.0	1706	$1,600	$0.94	23d	1	1.23mi
5 Pine Haven Dr Palm Coast, FL	3.0	2.0	1635	$1,850	$1.13	14d	1	1.26mi
21 Prospect Ln Unit B Palm Coast, FL	3.0	2.0	1500	$1,690	$1.13	23d	1	1.39mi
18 Preston Ln Palm Coast, FL	3.0	2.0	1832	$2,200	$1.20	2d	1	1.40mi
131 Rae Dr Palm Coast, FL	4.0	2.0	1738	$2,150	$1.24	2d	1	1.40mi
124 Plainview Dr Unit B Palm Coast, FL	3.0	2.0	1600	$1,650	$1.03	2d	1	1.44mi

Listing history 7 events

1. 2026-06-18
   days on market $5,000 Active 7 DOM
2. 2026-06-17
   days on market $5,000 Active 6 DOM
3. 2026-06-16
   days on market $5,000 Active 5 DOM
4. 2026-06-15
   days on market $5,000 Active 4 DOM
5. 2026-06-14
   days on market $5,000 Active 2 DOM
6. 2026-06-13
   remarks 298-char remark
7. 2026-06-13
   listed $5,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 22 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: $26,749
• − Mortgage interest: −$19,365
• − Property taxes: −$5,186
• − Insurance: −$1,729
• − Repairs & maintenance: −$2,140
• − Management: −$2,140
• − Depreciation: −$10,057
• Taxable loss: −$13,867
• Est. tax savings @ 24.0%: +$3,328
• After-tax cash flow: $-4,210/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

-91.4% since first listed

15 events — show timeline

• 2026-06-11 Listed $5,000 HAOR as distributed by MLS GRID
• 2025-08-30 Rental Removed $2,199 Hemlane
• 2025-08-19 Price Changed $2,199 Hemlane
• 2025-08-10 Price Changed $2,499 Hemlane
• 2025-07-09 Listed for Rent $2,800 Hemlane
• 2023-11-20 Sold (Public Records) $385,000 Public Records
• 2023-11-14 Sold (MLS) $385,000 Stellar MLS as Distributed by MLS Grid
• 2023-10-26 Rental Removed $2,400 STELLARMLS
• 2023-10-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-10-20 Listed $385,000 Stellar MLS as Distributed by MLS Grid
• 2023-10-04 Listed for Rent $2,400 STELLARMLS
• 2023-10-04 Sold (Public Records) $330,000 Public Records
• 2023-08-25 Listing Removed — realMLS
• 2022-10-04 Sold (Public Records) $45,000 Public Records
• 2022-08-25 Listed $58,000 realMLS

Property tax history

+38.9%/yr

Latest (2025): $5,343 · -0.3% YoY. Source: county tax records.