23 Regent Ln Unit A&B · Palm Coast, FL 32164

$399,000

None bd · None ba · 2,588 sqft · MultiFamily · 20 Days on market

Built 2004 10,149 sqft lot Est $523k · 24% under

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Why this score? — see what drove the D+ 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 +15.0/15.0
• Cash flow +12.8/30.0
• Schools +4.6/10.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Great Investment Opportunity! 4-bedroom, 4-bathroom duplex in a great Palm Coast neighborhood, near Rymfire Elementary School. This Duplex has Immediate Income and Owner-Occupant potential with no CDD or HOA Fees. New Roof installed in 2024. Both units are well maintained with new flooring and identical in size and layout. The functional, open floor-plan, offers a nice flow from the kitchen to the dining room to the living room with sliding glass doors opening to a large, private backyard and patio. Great Location: close to I95, Schools, Flagler Beach, Restaurants, and Shopping.

Key facts

• Close to schools
• Close to i95
• Private backyard

Tags

• NEW ROOF
• PRIVATE BACKYARD
• LARGE PATIO
• OPEN FLOOR-PLAN
• CLOSE TO I95
• CLOSE TO SCHOOLS

Property features AI

Finance

• Other: Zoned DPX
• Financial info: Annual net income reported for the multi-family property: 26,400
• HOA & community: No homeowners association; Located in the Lehigh Woods development

Exterior

• Utilities: Public water; Public sewer; Water connected; Sewer connected; Cable available
• Home design: Residential income property; Duplex
• Construction: Frame construction; Shingle roof; Block foundation; Built across two buildings totaling 2,996 building area units
• Exterior features: Paved road access; Property located on a 0.23-acre lot; Two total buildings on the property

Interior

• Flooring: Carpet; Tile
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $399k.

Deal economics

• At list price, monthly cash flow is $-35 ($-421/yr) — negative. Per door: $-18/mo.
• To cash-flow at today's rent, offer at most $394k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $345k (13.6% below list).
• Recommended offer: $345k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Rymfire Elementary School (math 55% / reading 55%, grade C, #872 of 2,144 statewide, top 42%, 892 students, 67% FRL); Buddy Taylor Middle School (math 50% / reading 45%, grade C-, #288 of 571 statewide, top 51%, 1,343 students, 63% 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); 1380 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,588 units permitted in Flagler County in 2024 (0 in 5+ unit buildings).
• At $3,446/mo this rent would consume 54% of the median local household income ($76k/yr) (locally 1291% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 ($393k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $344,600 (13.6% below list)

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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.86% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.38%
• DSCR: 0.98
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $522,776
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Regent Ln Unit A & B	0.08mi	6/4.0	2,483 (-4%)	0mo	$415,000	$167	90
18 Regina Ln Unit A & B	0.15mi	6/4.0	2,483 (-4%)	0mo	$425,000	$171	86
70 Red Mill Dr Unit A-B	0.14mi	6/4.0	2,541 (-2%)	7mo	$385,000	$152	85
4 Regent Ln	0.15mi	—/—	2,541 (-2%)	12mo	$480,000	$189	80
39 Regent Ln	0.13mi	6/4.0	2,376 (-8%)	4mo	$530,000	$223	77
12 Regina Ln	0.17mi	6/4.0	2,620 (+1%)	18mo	$473,500	$181	75
44 Regency Dr	0.22mi	6/4.0	2,374 (-8%)	2mo	$480,000	$202	74
13 Regina Ln	0.13mi	—/—	2,377 (-8%)	12mo	$500,000	$210	70
15 Regina Ln	0.12mi	12/8.0	2,377 (-8%)	18mo	$520,000	$219	66
44 Regency Dr Unit A,B	0.22mi	6/4.0	2,377 (-8%)	24mo	$543,000	$228	56

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: -19.0%
• Equity multiple: 0.35×
• Total profit: $-73,034
• Equity at exit: $59,492

10-year hold

• IRR: -15.7%
• Equity multiple: 0.19×
• Total profit: $-90,782
• Equity at exit: $34,498

Cash invested: $111,720 (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: 1380
• Price-to-rent: 19.3×

Monthly cashflow live

• Estimated rent: $3,446 high
• Mortgage (P&I): −$2,092
• Tax est. 1.5%: −$499 /mo · $5,985/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$724
• Net cashflow: $-35

Break-even live

Break-even rent $3,490

Max offer price $393,927

Occupancy floor 96%

Sensitivity live

Price	-10% $241	-5% $103	+0% $-35	+5% $-173	+10% $-311
Rent	-10% $-307	-5% $-171	+0% $-35	+5% $101	+10% $237
Rate	-1.0pp $166	-0.5pp $66	base $-35	+0.5pp $-138	+1.0pp $-244

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$3,446
Total (2 units)			$3,446

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36 Reidsville Dr Palm Coast, FL	3.0	2.0	1994	$2,150	$1.08	13d	1	0.36mi
4 Ritchie Pl Palm Coast, FL	3.0	2.0	1970	$2,216	$1.12	4d	1	0.60mi
9 Riddle Pl Palm Coast, FL	3.0	2.0	1833	$1,769	$0.97	4d	1	0.83mi
33 Rybark Ln Palm Coast, FL	3.0	2.0	1980	$1,850	$0.93	25d	1	1.35mi

Listing history 11 events

1. 2026-06-21
   days on market $399,000 Active 20 DOM
2. 2026-06-18
   days on market $399,000 Active 17 DOM
3. 2026-06-17
   days on market $399,000 Active 16 DOM
4. 2026-06-16
   days on market $399,000 Active 15 DOM
5. 2026-06-15
   days on market $399,000 Active 14 DOM
6. 2026-06-14
   days on market $399,000 Active 12 DOM
7. 2026-06-13
   days on market $399,000 Active 11 DOM
8. 2026-06-10
   days on market $399,000 Active 9 DOM
9. 2026-06-09
   days on market $399,000 Active 8 DOM
10. 2026-06-09
    remarks 699-char remark
11. 2026-06-09
    listed $399,000 Active 7 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,352
• − Mortgage interest: −$22,350
• − Property taxes: −$5,985
• − Insurance: −$1,995
• − Repairs & maintenance: −$3,308
• − Management: −$3,308
• − Depreciation: −$11,607
• Taxable loss: −$7,202
• Est. tax savings @ 24.0%: +$1,728
• After-tax cash flow: $1,308/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

+3.6% since first listed

15 events — show timeline

• 2026-06-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-06-08 Price Changed $399,000 Stellar MLS as Distributed by MLS Grid
• 2026-06-08 Relisted — Daytona MLS
• 2026-06-08 Price Changed $399,000 Daytona MLS
• 2026-02-23 Relisted — Daytona MLS
• 2026-02-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-23 Listing Removed — Daytona MLS
• 2026-02-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-16 Contingent — Daytona MLS
• 2026-02-11 Listed $375,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-10 Listed $375,000 Daytona MLS
• 2025-11-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-10 Listing Removed — Daytona MLS
• 2025-05-10 Listed $385,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-10 Listed $385,000 Daytona MLS