73 Sawdust Ln · Palm Coast, FL 32137

$356,490

4 bd · 2.0 ba · 1,862 sqft · Land · 45 Days on market

Built 2026 5,000 sqft lot $20/mo HOA · 1% of rent

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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).

• Cash flow +9.0/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The property is located at 73 Sawdust Lane PALM COAST FL 32137 priced at 353990, the square foot and stories are 1862, 1.The number of bath is 2, halfbath is 0 there are 4 bedrooms and 2 garages. For more details please, call or email.

Key facts

• Open-concept design
• Walk-in closet
• Large island

Tags

• OPEN-CONCEPT DESIGN
• LARGE ISLAND
• GENEROUS COUNTER SPACE
• PRIVATE OWNER’S SUITE
• WALK-IN CLOSET
• EN-SUITE BATH

Property features AI

Finance

• Other: Development: Sawmill Branch; CDD applicable
• HOA & community: HOA (Sovereign & Jacobs) with required fees; HOA fee $249 annually (about $20.75/month); Community amenities: clubhouse, fitness center, pool, playground, dog park; Pets allowed

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence; One story; Under construction (projected completion August 2026); Faces northwest
• Construction: Cement siding and frame construction; Shingle roof; Slab foundation; New construction by D.R. Horton (builder model: Cali)
• Exterior features: Pond view; Irrigation equipment; Asphalt road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Kitchen/family room combo; Living room/dining room combo; Open floorplan; Split bedroom layout; Thermostat; Walk-in closets
• Laundry & utility: Indoor laundry room

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $356k.

Deal economics

• At list price, monthly cash flow is $-277 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $307k (13.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (28.1% below list).
• Recommended offer: $256k (28.1% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: Belle Terre Elementary School (math 64% / reading 64%, grade B, #552 of 2,144 statewide, top 26%, 1,190 students, 58% FRL); Indian Trails Middle School (math 64% / reading 59%, grade B+, #124 of 571 statewide, top 22%, 1,518 students, 50% FRL); Matanzas High School (math 36% / reading 53%, grade F, #237 of 667 statewide, top 36%, 1,978 students, 48% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: Rents flat; 1616 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 37% 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 $2k of loan paydown is wiped out by about $11k 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 45 days — a 3% lower offer ($346k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $256,240 (28.1% 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. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 0.72% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.34%
• DSCR: 0.85
• GRM: 11.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.85% rent growth · sell at horizon

5-year hold

• IRR: -24.2%
• Equity multiple: 0.19×
• Total profit: $-80,928
• Equity at exit: $53,154

10-year hold

• IRR: -26.3%
• Equity multiple: -0.15×
• Total profit: $-114,805
• Equity at exit: $30,823

Cash invested: $99,817 (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: 1616
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,562 high
• Mortgage (P&I): −$1,869
• Tax from tax record: −$264 /mo · $3,165/yr
• Insurance: −$149
• HOA: −$20
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $-277

Break-even live

Break-even rent $2,914

Max offer price $307,469

Occupancy floor —

Sensitivity live

Price	-10% $-76	-5% $-177	+0% $-277	+5% $-378	+10% $-479
Rent	-10% $-480	-5% $-379	+0% $-277	+5% $-176	+10% $-75
Rate	-1.0pp $-98	-0.5pp $-187	base $-277	+0.5pp $-370	+1.0pp $-464

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: $89,122
• Closing costs: $10,695
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
76 Rivertown Rd Palm Coast, FL	3.0	2.0	1770	$2,300	$1.30	4d	1	0.43mi
68 Rivertown Rd Palm Coast, FL	3.0	2.0	1770	$2,300	$1.30	4d	1	0.43mi
25 Rivertown Rd Palm Coast, FL	3.0	2.0	1907	$2,450	$1.28	25d	1	0.51mi
80 Oakleaf Way Palm Coast, FL	3.0	2.0	1557	$2,150	$1.38	25d	1	0.52mi
70 Oakleaf Way Palm Coast, FL	3.0	3.0	2363	$2,550	$1.08	25d	1	0.56mi
25 Louisville Dr Unit A Palm Coast, FL	3.0	2.0	1677	$1,700	$1.01	25d	1	1.48mi

HOA detail

• Monthly dues: $20 · $240/yr

Listing history 19 events

1. 2026-06-21
   days on market $356,490 Active 45 DOM
2. 2026-06-18
   days on market $356,490 Active 42 DOM
3. 2026-06-17
   days on market $356,490 Active 41 DOM
4. 2026-06-16
   days on market $356,490 Active 40 DOM
5. 2026-06-15
   days on market $356,490 Active 39 DOM
6. 2026-06-14
   days on market $356,490 Active 37 DOM
7. 2026-06-13
   days on market $356,490 Active 36 DOM
8. 2026-06-10
   days on market $356,490 Active 34 DOM
9. 2026-06-09
   pricedays on market $356,490 Active 33 DOM
10. 2026-06-08
    days on market $348,990 Active 32 DOM
11. 2026-06-07
    days on market $348,990 Active 31 DOM
12. 2026-06-03
    days on market $348,990 Active 27 DOM
13. 2026-06-02
    days on market $348,990 Active 26 DOM
14. 2026-06-01
    days on market $348,990 Active 25 DOM
15. 2026-05-31
    days on market $348,990 Active 24 DOM
16. 2026-05-12
    price $353,990 235-char remark

    Show marketing remark (235 chars)

    The property is located at 73 Sawdust Lane PALM COAST FL 32137 priced at 353990, the square foot and stories are 1862, 1.The number of bath is 2, halfbath is 0 there are 4 bedrooms and 2 garages. For more details please, call or email.

17. 2026-05-08
    listed $348,990 Active 235-char remark

    Show marketing remark (235 chars)

    The property is located at 73 Sawdust Lane PALM COAST FL 32137 priced at 353990, the square foot and stories are 1862, 1.The number of bath is 2, halfbath is 0 there are 4 bedrooms and 2 garages. For more details please, call or email.

18. 2026-05-07
    listed $348,990 Active

    Show marketing remark (856 chars)

    The Cali floor plan provides functionality, style and comfort is a spacious 1,862 square feet of living space. This four-bedroom two-bathroom home is one of our most popular Express Series plans with a two-car garage that offers ample room for relaxation and everyday living for homeowners at every stage of life. The open concept design connects the kitchen, dining, and living areas, creating a welcoming space that is ideal for gathering with family and friends. The kitchen features beautifully crafted cabinets, a large center island, and stainless-steel appliances including a smooth top range, microwave, and dishwasher. The main suite, located just off the dining room, provides a private retreat with a spacious bathroom featuring a dual vanity sink and a large walk-in closet. Bathrooms are finished with durable countertops and quality flooring.

19. 2026-05-07
    listed $348,990 Active 856-char remark

    Show marketing remark (856 chars)

    The Cali floor plan provides functionality, style and comfort is a spacious 1,862 square feet of living space. This four-bedroom two-bathroom home is one of our most popular Express Series plans with a two-car garage that offers ample room for relaxation and everyday living for homeowners at every stage of life. The open concept design connects the kitchen, dining, and living areas, creating a welcoming space that is ideal for gathering with family and friends. The kitchen features beautifully crafted cabinets, a large center island, and stainless-steel appliances including a smooth top range, microwave, and dishwasher. The main suite, located just off the dining room, provides a private retreat with a spacious bathroom featuring a dual vanity sink and a large walk-in closet. Bathrooms are finished with durable countertops and quality flooring.

ⓘ 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: $3,165 · $264/mo
• Projected year-2 tax: $3,165 · $264/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $30,749
• − Mortgage interest: −$19,969
• − Property taxes: −$3,165
• − Insurance: −$1,782
• − Repairs & maintenance: −$2,460
• − Management: −$2,460
• − HOA: −$240
• − Depreciation: −$10,371
• Taxable loss: −$9,698
• Est. tax savings @ 24.0%: +$2,328
• After-tax cash flow: $-1,002/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

+1.4% since first listed

4 events — show timeline

• 2026-05-12 Price Changed $353,990 Zillow
• 2026-05-08 Listed $348,990 Zillow
• 2026-05-07 Listed $348,990 realMLS
• 2026-05-07 Listed $348,990 Stellar MLS as Distributed by MLS Grid

Property tax history

+15.2%/yr

Latest (2025): $3,165 · +15.2% YoY. Source: county tax records.