Plan 2003 Plan · Palm Coast, FL 32136

$347,990

4 bd · 2.0 ba · 2,003 sqft · SingleFamily · 930 Days on market

Fair condition Garage

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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 +7.5/30.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• 1% rule +2.2/10.0
• Condition / age +2.0/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Key facts

• 2 garage spots
• Listed 929 days

🏗️ New construction. The $347,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $420,490.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $348k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-527 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $344k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $301k (13.5% below list).
• Recommended offer: $301k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.7% in Palm Coast — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Old Kings Elementary School (math 74% / reading 72%, grade A, #271 of 2,144 statewide, top 13%, 979 students, 52% 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: 472 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 88d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,588 units permitted in Flagler County in 2024 (0 in 5+ unit buildings).
• At $3,011/mo this rent would consume 46% of the median local household income ($79k/yr) — 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 $13k 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 930 days — a 12% lower offer ($306k) is reasonable based on typical stale-listing flexibility.

Recommended offer $301,135 (13.5% 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 930 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 4.79%
• Cash-on-cash: -5.37%
• DSCR: 0.76
• GRM: 11.6

CMA / ARV

• ARV (median comp): $420,490
• List price: $347,990
• Delta: -17.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Lyra Ln	0.12mi	4/3.0	2,055 (+3%)	0mo	$425,990	$207	86
23 Perseus Ave	0.19mi	4/3.0	2,055 (+3%)	1mo	$434,990	$212	82
33 Perseus Ave	0.24mi	4/3.0	2,055 (+3%)	2mo	$385,990	$188	79
36 Perseus Ave	0.25mi	4/3.0	2,055 (+3%)	6mo	$419,990	$204	75
491 N 10th St	0.74mi	3/2.0 (-1)	1,963 (-2%)	4mo	$750,000	$382	54
49 Oconee Dr	0.73mi	3/2.0 (-1)	2,055 (+3%)	6mo	$399,000	$194	51
46 Oconee Dr	0.73mi	3/2.0 (-1)	2,055 (+3%)	7mo	$419,990	$204	51
36 Signet Cir	0.46mi	4/3.0	2,239 (+12%)	5mo	$510,000	$228	50
20 Ararat Dr	0.69mi	4/2.0	1,817 (-9%)	6mo	$360,990	$199	48
59 Oconee Dr	0.68mi	3/2.0 (-1)	1,764 (-12%)	1mo	$369,990	$210	42
22 Armoyan Dr	0.68mi	3/2.0 (-1)	1,764 (-12%)	7mo	$405,000	$230	38
47 Oconee Dr	0.74mi	3/2.0 (-1)	1,764 (-12%)	6mo	$359,990	$204	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -25.5%
• Equity multiple: 0.14×
• Total profit: $-101,653
• Equity at exit: $62,696

10-year hold

• IRR: -21.7%
• Equity multiple: -0.12×
• Total profit: $-131,549
• Equity at exit: $36,356

Cash invested: $117,737 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 54 active · 49 under contract
• Months of supply: 8.1 mo (12%/mo absorbed)
• Median asking: $399,990 ($204/sqft)
• Median days on market: 92 d
• This list price: 9% of active listings are priced below it
• ARV vs active asking: +2.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32136

• Home prices YoY: -30.7%
• Active inventory: 472
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $3,011 high
• Mortgage (P&I): −$2,205
• Tax est. 1.5%: −$526 /mo · $6,307/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$632
• Net cashflow: $-527

Break-even live

Break-even rent $3,678

Max offer price $344,240

Occupancy floor —

Sensitivity live

Price	-10% $-236	-5% $-382	+0% $-527	+5% $-672	+10% $-818
Rent	-10% $-765	-5% $-646	+0% $-527	+5% $-408	+10% $-289
Rate	-1.0pp $-315	-0.5pp $-420	base $-527	+0.5pp $-636	+1.0pp $-747

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: $105,122
• Closing costs: $12,615
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
89 Signet Cir Flagler Beach, FL	4.0	3.0	2240	$2,995	$1.34	98d	1	0.29mi
65 Signet Cir Flagler Beach, FL	3.0	2.0	1541	$2,500	$1.62	110d	1	0.35mi
55 Signet Cir Flagler Beach, FL	3.0	2.0	1541	$2,500	$1.62	9d	1	0.38mi
53 Signet Cir Flagler Beach, FL	4.0	2.0	2003	$2,800	$1.40	119d	1	0.39mi
337 N 10th St Flagler Beach, FL	3.0	2.0	1738	$5,295	$3.05	9d	1	0.87mi
71 Ararat Dr Palm Coast, FL	4.0	3.0	1842	$2,900	$1.57	9d	1	0.92mi
74 Ararat Dr Palm Coast, FL	4.0	3.0	1842	$3,000	$1.63	9d	1	0.94mi
360 Palm Cir Flagler Beach, FL	3.0	2.0	1823	$2,950	$1.62	119d	1	0.97mi
60 Del Palma Dr Palm Coast, FL	3.0	3.0	1839	$3,000	$1.63	88d	1	1.01mi
60 Del Palma Dr Palm Coast, FL	3.0	2.0	1837	$3,450	$1.88	110d	1	1.01mi
20 Del Palma Dr Palm Coast, FL	3.0	3.0	1937	$3,000	$1.55	119d	1	1.07mi
716 N Daytona Ave Flagler Beach, FL	3.0	3.0	1936	$5,000	$2.58	62d	1	1.09mi
412 Moody Ln Flagler Beach, FL	3.0	2.0	2000	$3,150	$1.57	9d	1	1.12mi

Property features AI

Finance

• Other: List price $347,990
• Financial info: Listing is active

Exterior

• Parking: 2 garage spaces2 total parking spaces
• Home design: New construction, Plan 2003Single-family home (per plan)
• Construction: Living area approximately 2003Built as part of new construction (Plan 2003)
• Exterior features: Located at 4 Gilded Ct, Flagler Beach, FL

Interior

• Kitchen: Kitchen included (per plan)
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (per plan)
• Laundry & utility: Laundry/utility area (per plan)

Listing history 43 events

1. 2026-07-30
   days on market $347,990 Active 930 DOM
2. 2026-07-26
   days on market $347,990 Active 927 DOM
3. 2026-07-25
   days on market $347,990 Active 926 DOM
4. 2026-07-23
   days on market $347,990 Active 924 DOM
5. 2026-07-22
   days on market $347,990 Active 923 DOM
6. 2026-07-21
   days on market $347,990 Active 922 DOM
7. 2026-07-19
   days on market $347,990 Active 919 DOM
8. 2026-07-16
   days on market $347,990 Active 917 DOM
9. 2026-07-16
   days on market $347,990 Active 916 DOM
10. 2026-07-14
    days on market $347,990 Active 915 DOM
11. 2026-07-13
    days on market $347,990 Active 914 DOM
12. 2026-07-12
    days on market $347,990 Active 913 DOM
13. 2026-07-11
    days on market $347,990 Active 912 DOM
14. 2026-07-10
    days on market $347,990 Active 911 DOM
15. 2026-07-09
    days on market $347,990 Active 910 DOM
16. 2026-07-07
    days on market $347,990 Active 908 DOM
17. 2026-07-06
    days on market $347,990 Active 907 DOM
18. 2026-07-05
    days on market $347,990 Active 906 DOM
19. 2026-07-03
    days on market $347,990 Active 904 DOM
20. 2026-07-02
    days on market $347,990 Active 903 DOM
21. 2026-07-01
    days on market $347,990 Active 902 DOM
22. 2026-06-30
    days on market $347,990 Active 901 DOM
23. 2026-06-29
    days on market $347,990 Active 900 DOM
24. 2026-06-28
    days on market $347,990 Active 899 DOM
25. 2026-06-28
    days on market $347,990 Active 898 DOM
26. 2026-06-27
    days on market $347,990 Active 897 DOM
27. 2026-06-25
    days on market $347,990 Active 895 DOM
28. 2026-06-23
    days on market $347,990 Active 893 DOM
29. 2026-06-21
    days on market $347,990 Active 892 DOM
30. 2026-06-18
    days on market $347,990 Active 889 DOM
31. 2026-06-17
    days on market $347,990 Active 888 DOM
32. 2026-06-16
    days on market $347,990 Active 887 DOM
33. 2026-06-15
    days on market $347,990 Active 886 DOM
34. 2026-06-14
    days on market $347,990 Active 884 DOM
35. 2026-06-13
    days on market $347,990 Active 883 DOM
36. 2026-06-10
    days on market $347,990 Active 881 DOM
37. 2026-06-09
    days on market $347,990 Active 880 DOM
38. 2026-06-08
    days on market $347,990 Active 879 DOM
39. 2026-06-07
    days on market $347,990 Active 878 DOM
40. 2026-06-03
    days on market $347,990 Active 874 DOM
41. 2026-06-02
    days on market $347,990 Active 873 DOM
42. 2026-06-01
    days on market $347,990 Active 872 DOM
43. 2026-05-31
    days on market $347,990 Active 871 DOM

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

Taxation est. · year 1

• Rental income: $36,136
• − Mortgage interest: −$23,554
• − Property taxes: −$6,307
• − Insurance: −$2,102
• − Repairs & maintenance: −$2,891
• − Management: −$2,891
• − Depreciation: −$12,232
• Taxable loss: −$13,842
• Est. tax savings @ 24.0%: +$3,322
• After-tax cash flow: $-3,001/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.

Condition & rehab AI · 0 photos

Fair 40/100 Moderate rehab Est. rehab $50,075–$90,135 screening

The home requires moderate renovations to the kitchen and bathrooms, along with exterior painting, to significantly increase its value.

Repairs flagged

• Major kitchen countertops — The countertops are visibly worn and need replacement.
• Major bathroom fixtures — The fixtures are outdated and may need replacement or renovation.
• Minor exterior siding — Some discoloration and minor wear can be addressed with a fresh coat of paint.

Value-add opportunities

• Resale renovate kitchen — A modern kitchen will attract more buyers and increase the home's value. ↑
• Resale update bathrooms — Upgraded bathrooms will appeal to potential buyers and increase the home's value. ↑
• Both paint exterior — Fresh paint will improve curb appeal and increase both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 55/100

Zoned Schools

Elementary Old Kings Elementary School A FL #271/2,144 Nat'l #2,661/41,679 Middle Buddy Taylor Middle School C- FL #288/571 Nat'l #4,042/14,009 High Flagler-Palm Coast High School F FL #248/667 Nat'l #7,376/17,239

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

C Composite livability gradescore 69/100

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 · 123,474 people
• City population: 105,049
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• Population (ZIP): 8,363
• Household income: $78,818
• Rent vs Own: 12.3% rent · 87.7% own
• Severe rent burden: 14% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 5% Asian 2%
• Common ancestry: Slovak 4% Romanian 4% Lithuanian 3%
• Foreign-born: 5% · Canada, China, Dominican Republic
• Languages at home: 93% English-only · Spanish 4% Chinese 1% Other Indo-European 1%

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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: ▼ -160.19%
• Current HPI: 361.8323
• Rent YoY: —
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Other: List price $347,990
• Financial info: Listing is active

Exterior

• Parking: 2 garage spaces2 total parking spaces
• Home design: New construction, Plan 2003Single-family home (per plan)
• Construction: Living area approximately 2003Built as part of new construction (Plan 2003)
• Exterior features: Located at 4 Gilded Ct, Flagler Beach, FL

Interior

• Kitchen: Kitchen included (per plan)
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (per plan)
• Laundry & utility: Laundry/utility area (per plan)