Liberty Plan · Palm Coast, FL 32164

$285,990

4 bd · 2.5 ba · 2,125 sqft · MultiFamily · 98 Days on market

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

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. * Sample images representative of the Liberty floorplan

Key facts

• 2 garage spots
• Listed 98 days

Property features AI

Finance

• Other: Located at 13 Windmill Palm Way, Palm Coast FL 32164
• Financial info: List price $271,990

Exterior

• Home design: New construction plan; Single-family property
• Exterior features: Living area approximately 2125

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Plan: Liberty

🏗️ 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/2.5-bath multifamily listed at $286k.

Deal economics

• At list price, monthly cash flow is $3k ($35k/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: $260k (9.0% below list) — sets the bar for market timing.
• Cap rate 18.6% 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.
• Market conditions: Rents rising (+1.2%/yr); 1367 active listings in the ZIP; 26 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).
• At $6,223/mo this rent would consume 98% 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 $2k of loan paydown is wiped out by about $9k 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.
• At projected returns (-3.0% appreciation + 1.2% rent growth), your $80k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($260k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $260,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.18% ✓
• Cap rate: 18.63%
• Cash-on-cash: 44.05%
• DSCR: 2.96
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.18% rent growth · sell at horizon

5-year hold

• IRR: 38.9%
• Equity multiple: 2.62×
• Total profit: $129,793
• Equity at exit: $42,642

10-year hold

• IRR: 44.5%
• Equity multiple: 4.87×
• Total profit: $310,216
• Equity at exit: $24,727

Cash invested: $80,077 (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: 19.2×

Monthly cashflow live

• Estimated rent: $6,223 medium
• Mortgage (P&I): −$1,500
• Tax est. 1.5%: −$357 /mo · $4,290/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,307
• Net cashflow: $2,940

Break-even live

Break-even rent $2,502

Max offer price $285,990

Occupancy floor 48%

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

Units	Beds	Baths	Est. rent
1× unit	1	0.5	$1,244
▸ 3× units	3	1	$4,980
Total (4 units)			$6,223

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: $71,498
• Closing costs: $8,580
• Reserves months: —
• Total cash needed: —

Rent comps 26 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	23d	1	0.47mi
67 Parkway Dr Palm Coast, FL	4.0	2.0	2700	$2,100	$0.78	14d	1	0.63mi
80 Westfield Ln Palm Coast, FL	3.0	2.0	1945	$1,951	$1.00	21d	1	0.74mi
60 Westover Ln Unit 1261607P Palm Coast, FL	3.0	2.0	1894	$3,907	$2.06	2d	1	0.77mi
57 Wellstream Ln Palm Coast, FL	3.0	2.0	2040	$1,900	$0.93	23d	1	0.77mi
7 Walton Pl Palm Coast, FL	3.0	2.0	1929	$1,975	$1.02	14d	1	0.78mi
87 Patric Dr Palm Coast, FL	4.0	3.0	2900	$2,300	$0.79	2d	1	0.91mi
107 Whispering Pine Dr Palm Coast, FL	3.0	3.0	2507	$2,400	$0.96	11d	1	0.93mi
25 Plainview Dr Unit A Palm Coast, FL	4.0	2.0	1486	$1,695	$1.14	14d	1	1.00mi
58 Whippoorwill Dr Palm Coast, FL	3.0	2.0	1721	$1,950	$1.13	2d	1	1.04mi
155 Plainview Dr Unit B Palm Coast, FL	3.0	2.0	1672	$1,650	$0.99	2d	1	1.09mi
43 Waverly Ln Palm Coast, FL	3.0	2.0	1560	$2,100	$1.35	23d	1	1.18mi
21 Prospect Ln Unit B Palm Coast, FL	3.0	2.0	1500	$1,690	$1.13	23d	1	1.23mi
124 Plainview Dr Unit B Palm Coast, FL	3.0	2.0	1600	$1,650	$1.03	2d	1	1.23mi
78 Belvedere Ln Palm Coast, FL	3.0	2.0	1557	$1,750	$1.12	14d	1	1.25mi
12 Wheeler Ln Palm Coast, FL	4.0	2.0	2958	$3,000	$1.01	2d	1	1.27mi
20 Bressler Ln Palm Coast, FL	4.0	3.0	2141	$2,060	$0.96	23d	1	1.27mi
113 Whippoorwill Dr Unit NA Palm Coast, FL	3.0	2.0	1580	$2,100	$1.33	23d	1	1.27mi
20 Wheeler Ln Palm Coast, FL	5.0	3.0	2508	$2,500	$1.00	23d	1	1.27mi
11 Wheeler Ln Unit 1261594P Palm Coast, FL	4.0	2.0	2497	$5,248	$2.10	2d	1	1.30mi
11 Wheatfield Dr Palm Coast, FL	4.0	2.0	2242	$2,195	$0.98	23d	1	1.36mi
20 Woodford Ln Palm Coast, FL	3.0	2.0	2338	$2,875	$1.23	14d	1	1.40mi
87 Rose Dr Palm Coast, FL	3.0	2.0	2262	$1,925	$0.85	14d	1	1.43mi
87 Rose Dr Palm Coast, FL	3.0	2.0	2262	$1,925	$0.85	11d	1	1.43mi
45 Wellham Ln Unit B Palm Coast, FL	3.0	2.0	1505	$1,850	$1.23	2d	1	1.45mi
9 White Hawk Pl Palm Coast, FL	3.0	2.0	1608	$1,900	$1.18	2d	1	1.47mi

Listing history 14 events

1. 2026-06-18
   days on market $285,990 Active 98 DOM
2. 2026-06-17
   days on market $285,990 Active 97 DOM
3. 2026-06-16
   days on market $285,990 Active 96 DOM
4. 2026-06-15
   days on market $285,990 Active 95 DOM
5. 2026-06-14
   days on market $285,990 Active 93 DOM
6. 2026-06-13
   days on market $285,990 Active 92 DOM
7. 2026-06-10
   days on market $285,990 Active 90 DOM
8. 2026-06-09
   days on market $285,990 Active 89 DOM
9. 2026-06-08
   days on market $285,990 Active 88 DOM
10. 2026-06-07
    days on market $285,990 Active 87 DOM
11. 2026-06-03
    days on market $285,990 Active 83 DOM
12. 2026-06-02
    days on market $285,990 Active 82 DOM
13. 2026-06-01
    days on market $285,990 Active 81 DOM
14. 2026-05-31
    pricedays on market $285,990 Active 80 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 2/10 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: $74,676
• − Mortgage interest: −$16,020
• − Property taxes: −$4,290
• − Insurance: −$1,430
• − Repairs & maintenance: −$5,974
• − Management: −$5,974
• − Depreciation: −$8,320
• Taxable income: $32,668
• Est. tax owed @ 24.0%: −$7,840
• After-tax cash flow: $27,437/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