Liberty Plan · Palm Coast, FL 32164

$285,990

4 bd · 2.5 ba · 2,125 sqft · MultiFamily · 38 Days on market

Good condition Garage

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Why this score? — see what drove the B- 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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Condition / age +4.2/5.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

The Liberty Villa is a spacious and elegant home designed for comfort and style. Featuring a large primary suite on the first floor, it offers convenience and privacy for the homeowners. The first floor also includes a half bath, perfect for guests. Upstairs, you will find three additional bedrooms, providing ample space for family or guests, along with a versatile loft area that can be used as a playroom, office, or additional living space. The second floor also includes a well-appointed bathroom, ensuring convenience for all occupants.

Key facts

• 2 garage spots
• Listed 37 days

🏗️ New construction. The $285,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $498,254.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath multifamily listed at $286k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $286k).
• Recommended offer: $277k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 3.7% 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: Lewis E. Wadsworth Elementary (math 54% / reading 57%, grade C, #855 of 2,144 statewide, top 41%, 743 students, 68% 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); 1737 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 49% 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 $6,424/mo this rent would consume 101% of the median local household income ($76k/yr) (locally 20% 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 $15k 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 38 days — a 3% lower offer ($277k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• 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 $277,410 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 1.29% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.03%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (median comp): $498,254
• List price: $285,990
• Delta: -42.60%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Winterberry Pl	0.24mi	3/2.5 (-1)	2,177 (+2%)	0mo	$284,400	$131	79
11 Parkway Dr	0.52mi	3/2.0 (-1)	2,117 (-0%)	0mo	$360,000	$170	68
56 Westbury Ln	1.02mi	3/2.5 (-1)	2,121 (-0%)	0mo	$410,000	$193	59
68 Webster Ln	0.83mi	3/2.0 (-1)	2,166 (+2%)	0mo	$379,900	$175	54
59 Wellwood Ln Unit A & B	1.49mi	4/4.0	2,276 (+7%)	0mo	$310,000	$136	47
23 Westfield Ln	0.51mi	3/2.0 (-1)	1,713 (-19%)	1mo	$270,000	$158	44
4 Westglen Pl	1.05mi	3/2.0 (-1)	1,930 (-9%)	0mo	$393,750	$204	42
104 Waverly	1.31mi	3/2.0 (-1)	1,891 (-11%)	1mo	$323,990	$171	39
15 Royal Palm Ln	1.45mi	4/2.0	2,431 (+14%)	0mo	$415,000	$171	39
39 Wellstream Ln	0.85mi	4/3.0	2,573 (+21%)	1mo	$535,000	$208	37
69 Wellesley Ln	0.81mi	3/2.0 (-1)	1,857 (-13%)	1mo	$325,000	$175	36
154 Pepperdine Dr	1.06mi	3/2.0 (-1)	1,691 (-20%)	0mo	$355,000	$210	33

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: 2.2%
• Equity multiple: 1.08×
• Total profit: $11,723
• Equity at exit: $74,291

10-year hold

• IRR: 10.0%
• Equity multiple: 1.71×
• Total profit: $98,704
• Equity at exit: $43,080

Cash invested: $139,511 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $270,990 ($144/sqft)
• Median days on market: 38 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +63.1% above current asking $/sqft

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

ZIP-level market 32164

• Home prices YoY: -6.3%
• Rents YoY: 1.2%
• Active inventory: 1737
• Price-to-rent: 18.5×

Monthly cashflow live

• Estimated rent: $6,424 medium
• Mortgage (P&I): −$2,613
• Tax est. 1.5%: −$623 /mo · $7,474/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,349
• Net cashflow: $1,632

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

Units	Beds	Baths	Est. rent
1× unit	1	1	$1,290
▸ 3× units	3	1	$5,136
Total (4 units)			$6,424

Break-even live

Break-even rent $4,359

Max offer price $498,254

Occupancy floor 70%

Sensitivity live

Price	-10% $1,976	-5% $1,804	+0% $1,632	+5% $1,459	+10% $1,287
Rent	-10% $1,124	-5% $1,378	+0% $1,632	+5% $1,885	+10% $2,139
Rate	-1.0pp $1,883	-0.5pp $1,758	base $1,632	+0.5pp $1,503	+1.0pp $1,371

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: $124,564
• Closing costs: $14,948
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Warner Pl Palm Coast, FL	3.0	2.0	1481	$1,850	$1.25	119d	1	0.47mi
8 Wild Oak Pl Palm Coast, FL	3.0	2.0	1673	$1,891	$1.13	62d	1	0.50mi
80 Putter Dr Palm Coast, FL	4.0	2.0	2006	$2,100	$1.05	9d	1	0.58mi
67 Parkway Dr Palm Coast, FL	4.0	2.0	2700	$2,100	$0.78	110d	1	0.63mi
80 Westfield Ln Palm Coast, FL	3.0	2.0	1945	$1,951	$1.00	117d	1	0.74mi
21 Palermo Ln Palm Coast, FL	4.0	2.0	1432	$2,495	$1.74	9d	1	0.74mi
59 Wellstream Ln Apt A Palm Coast, FL	3.0	2.0	1367	$1,650	$1.21	4d	1	0.76mi
59 Wellstream Ln Palm Coast, FL	3.0	2.0	1367	$1,650	$1.21	0d	1	0.76mi
60 Westover Ln Unit 1261607P Palm Coast, FL	3.0	2.0	1894	$3,907	$2.06	98d	1	0.77mi
57 Wellstream Ln Palm Coast, FL	3.0	2.0	2040	$1,900	$0.93	119d	1	0.77mi
7 Walton Pl Palm Coast, FL	3.0	2.0	1929	$1,975	$1.02	62d	1	0.78mi
81 Parkview Dr Palm Coast, FL	3.0	2.0	1896	$3,399	$1.79	9d	1	0.79mi
12 Walt Pl Palm Coast, FL	3.0	2.0	2090	$2,500	$1.20	9d	1	0.80mi
69 Wellesley Ln Palm Coast, FL	3.0	2.0	1857	$2,000	$1.08	0d	1	0.81mi
20 Palm Ln Palm Coast, FL	3.0	2.0	1499	$1,750	$1.17	62d	1	0.82mi
20 Palm Ln Palm Coast, FL	3.0	2.0	1499	$1,750	$1.17	78d	1	0.82mi
13 Westover Ln Palm Coast, FL	3.0	2.0	—	$6,500	—	9d	1	0.88mi
87 Patric Dr Palm Coast, FL	4.0	3.0	2900	$2,300	$0.79	98d	1	0.91mi
87 Patric Dr Palm Coast, FL	4.0	3.0	2569	$2,300	$0.90	88d	1	0.91mi
107 Whispering Pine Dr Palm Coast, FL	3.0	3.0	2507	$2,400	$0.96	107d	1	0.93mi
93 Panorama Dr Palm Coast, FL	3.0	2.0	1552	$1,900	$1.22	9d	1	0.93mi
24 Wellside Ln Palm Coast, FL	4.0	2.0	1502	$1,795	$1.20	9d	1	0.95mi
24 Wellside Ln Palm Coast, FL	4.0	2.0	1502	$2,000	$1.33	88d	1	0.95mi
122 Parkview Dr Palm Coast, FL	3.0	2.0	1312	$2,200	$1.68	78d	1	0.96mi
13 Plumtree Pl Palm Coast, FL	2.0	2.0	977	$1,425	$1.46	117d	1	0.98mi
39 Providence Ln Unit B Palm Coast, FL	3.0	2.0	1188	$1,740	$1.46	62d	1	1.00mi
41 Providence Ln Unit A Palm Coast, FL	3.0	2.0	1188	$1,725	$1.45	9d	1	1.00mi
25 Plainview Dr Unit A Palm Coast, FL	4.0	2.0	1486	$1,695	$1.14	110d	1	1.00mi
25 Plainview Dr Unit B Palm Coast, FL	3.0	2.0	1486	$1,695	$1.14	9d	1	1.00mi
45 Providence Ln Unit B Palm Coast, FL	3.0	2.0	1187	$1,675	$1.41	9d	1	1.02mi
45 Providence Ln Unit A Palm Coast, FL	3.0	2.0	1187	$1,650	$1.39	62d	1	1.02mi
175 Plainview Dr Unit B Palm Coast, FL	3.0	2.0	1180	$1,650	$1.40	9d	1	1.04mi
49 Providence Ln Unit B Palm Coast, FL	3.0	2.0	1275	$1,650	$1.29	88d	1	1.04mi
58 Whippoorwill Dr Palm Coast, FL	3.0	2.0	1721	$1,950	$1.13	98d	1	1.04mi
4 Prospect Ln Unit A Palm Coast, FL	3.0	2.0	1219	$1,550	$1.27	9d	1	1.06mi
165 Plainview Dr Unit B Palm Coast, FL	3.0	2.0	1142	$1,495	$1.31	6d	1	1.06mi
16 Westminster Dr Palm Coast, FL	4.0	2.0	1957	$2,650	$1.35	3d	1	1.07mi
16 Westminster Dr Palm Coast, FL	4.0	2.0	1957	$2,650	$1.35	9d	1	1.07mi
6 Pleasant Ln Unit B Palm Coast, FL	3.0	2.0	—	$1,500	—	6d	1	1.09mi
8 Prospect Ln Palm Coast, FL	3.0	2.0	1217	$1,750	$1.44	6d	1	1.09mi

Property features AI

Finance

• Financial info: List price $285,990

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: New construction plan (Liberty)
• Exterior features: Living area approximately 2,125

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms, 1 half bathroom
• Interior features: Active listing (Plan: Liberty)

Listing history 50 events

1. 2026-09-24
   days on market $285,990 Active 38 DOM
2. 2026-09-23
   days on market $285,990 Active 37 DOM
3. 2026-09-22
   days on market $285,990 Active 36 DOM
4. 2026-09-21
   days on market $285,990 Active 35 DOM
5. 2026-09-20
   days on market $285,990 Active 34 DOM
6. 2026-09-19
   days on market $285,990 Active 33 DOM
7. 2026-09-18
   days on market $285,990 Active 32 DOM
8. 2026-09-17
   days on market $285,990 Active 31 DOM
9. 2026-09-16
   days on market $285,990 Active 30 DOM
10. 2026-09-15
    days on market $285,990 Active 29 DOM
11. 2026-09-14
    days on market $285,990 Active 28 DOM
12. 2026-09-13
    days on market $285,990 Active 27 DOM
13. 2026-09-12
    days on market $285,990 Active 26 DOM
14. 2026-09-11
    days on market $285,990 Active 25 DOM
15. 2026-09-05
    days on market $285,990 Active 19 DOM
16. 2026-09-04
    days on market $285,990 Active 18 DOM
17. 2026-09-03
    days on market $285,990 Active 17 DOM
18. 2026-08-31
    days on market $285,990 Active 14 DOM
19. 2026-08-30
    days on market $285,990 Active 13 DOM
20. 2026-08-29
    days on market $285,990 Active 12 DOM
21. 2026-08-28
    days on market $285,990 Active 11 DOM
22. 2026-08-27
    days on market $285,990 Active 10 DOM
23. 2026-08-26
    days on market $285,990 Active 9 DOM
24. 2026-08-25
    days on market $285,990 Active 8 DOM
25. 2026-08-24
    days on market $285,990 Active 7 DOM
26. 2026-08-23
    days on market $285,990 Active 6 DOM
27. 2026-08-22
    days on market $285,990 Active 5 DOM
28. 2026-08-21
    days on market $285,990 Active 4 DOM
29. 2026-08-20
    days on market $285,990 Active 3 DOM
30. 2026-08-19
    days on market $285,990 Active 2 DOM
31. 2026-08-17
    days on marketlisting id $285,990 Active 1 DOM
32. 2026-08-16
    days on market $285,990 Active 157 DOM
33. 2026-08-15
    days on market $285,990 Active 156 DOM
34. 2026-08-14
    days on market $285,990 Active 155 DOM
35. 2026-08-13
    days on market $285,990 Active 154 DOM
36. 2026-08-12
    days on market $285,990 Active 153 DOM
37. 2026-08-11
    days on market $285,990 Active 152 DOM
38. 2026-08-10
    days on market $285,990 Active 151 DOM
39. 2026-08-09
    days on market $285,990 Active 150 DOM
40. 2026-08-08
    days on market $285,990 Active 149 DOM
41. 2026-08-07
    days on market $285,990 Active 148 DOM
42. 2026-08-06
    days on market $285,990 Active 147 DOM
43. 2026-08-05
    days on market $285,990 Active 146 DOM
44. 2026-08-04
    days on market $285,990 Active 145 DOM
45. 2026-08-03
    days on market $285,990 Active 144 DOM
46. 2026-07-31
    days on market $285,990 Active 141 DOM
47. 2026-07-30
    days on market $285,990 Active 140 DOM
48. 2026-07-30
    days on market $285,990 Active 139 DOM
49. 2026-07-26
    days on market $285,990 Active 136 DOM
50. 2026-07-25
    days on market $285,990 Active 135 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 1/10 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: $77,088
• − Mortgage interest: −$27,910
• − Property taxes: −$7,474
• − Insurance: −$2,491
• − Repairs & maintenance: −$6,167
• − Management: −$6,167
• − Depreciation: −$14,495
• Taxable income: $12,384
• Est. tax owed @ 24.0%: −$2,972
• After-tax cash flow: $16,607/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 · 13 photos

Good 85/100 None rehab

The Liberty Villa is a well-maintained and move-in-ready home with good condition and curb appeal. A fresh coat of paint and landscaping improvements could further enhance its value.

Value-add opportunities

• Both Painting the exterior siding and trim — A fresh coat of paint can enhance the curb appeal and increase the home's value. ↑
• Both Landscaping improvements — Well-maintained landscaping can improve the home's curb appeal and increase its value. ↑

F Composite school gradezoned avg 49/100

Zoned Schools

Elementary Lewis E. Wadsworth Elementary C FL #855/2,144 Nat'l #9,513/41,679 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): 56,658
• Household income: $76,399
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 20% 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 (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%

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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: ▼ -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

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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

• Financial info: List price $285,990

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: New construction plan (Liberty)
• Exterior features: Living area approximately 2,125

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms, 1 half bathroom
• Interior features: Active listing (Plan: Liberty)