Liberty Plan · Palm Coast, FL 32164

$285,990

4 bd · 2.5 ba · 2,125 sqft · MultiFamily · 83 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• 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 82 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 — $456,356.

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 ($23k/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: $269k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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); 1922 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 $6,460/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 $14k 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 $128k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($269k) 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 $268,830 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.42% ✓
• Cap rate: 11.42%
• Cash-on-cash: 18.31%
• DSCR: 1.81
• GRM: 5.9

CMA / ARV

• ARV (median comp): $456,356
• List price: $285,990
• Delta: -37.33%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29 Woodholme Ln	1.46mi	3/2.0 (-1)	2,186 (+3%)	0mo	$474,000	$217	53
19 Westchester Ln	1.17mi	3/2.0 (-1)	2,215 (+4%)	0mo	$480,000	$217	51
37 Packard Ln	0.67mi	4/2.0	1,806 (-15%)	0mo	$309,990	$172	41
32 Westridge Ln	0.87mi	5/3.0 (+1)	2,338 (+10%)	0mo	$377,988	$162	41
94 Bren Mar Ln	1.44mi	3/2.0 (-1)	1,875 (-12%)	0mo	$309,000	$165	38
56 Pritchard Dr	1.41mi	3/2.0 (-1)	1,865 (-12%)	0mo	$302,000	$162	37
45 Webster Ln	0.73mi	3/2.0 (-1)	1,812 (-15%)	0mo	$350,000	$193	34
17 Green Cir	1.48mi	3/2.0 (-1)	1,745 (-18%)	0mo	$295,000	$169	33
207 Parkview Dr	1.16mi	3/2.0 (-1)	1,749 (-18%)	0mo	$280,000	$160	33
122 Wellstone Dr	1.08mi	3/2.0 (-1)	1,637 (-23%)	0mo	$384,990	$235	33
19 Westcedar Ln	1.11mi	3/2.0 (-1)	1,611 (-24%)	0mo	$346,990	$215	33
18 Wheeling Ln	1.17mi	5/3.0 (+1)	2,539 (+20%)	0mo	$365,000	$144	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: 7.9%
• Equity multiple: 1.30×
• Total profit: $38,702
• Equity at exit: $68,044

10-year hold

• IRR: 15.5%
• Equity multiple: 2.16×
• Total profit: $148,022
• Equity at exit: $39,457

Cash invested: $127,780 (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: 83 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +49.4% 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: 1922
• Price-to-rent: 18.2×

Monthly cashflow live

• Estimated rent: $6,460 medium
• Mortgage (P&I): −$2,393
• Tax est. 1.5%: −$570 /mo · $6,845/yr
• Insurance: −$190
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,357
• Net cashflow: $1,950

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

Units	Beds	Baths	Est. rent
1× unit	1	1	$1,306
▸ 3× units	3	1	$5,154
Total (4 units)			$6,460

Break-even live

Break-even rent $3,992

Max offer price $456,356

Occupancy floor 65%

Sensitivity live

Price	-10% $2,265	-5% $2,107	+0% $1,950	+5% $1,792	+10% $1,634
Rent	-10% $1,439	-5% $1,694	+0% $1,950	+5% $2,205	+10% $2,460
Rate	-1.0pp $2,179	-0.5pp $2,066	base $1,950	+0.5pp $1,831	+1.0pp $1,711

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: $114,089
• Closing costs: $13,691
• 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	164d	1	0.47mi
24 Putter Dr Palm Coast, FL	3.0	2.0	1578	$1,975	$1.25	1d	1	0.48mi
8 Wild Oak Pl Palm Coast, FL	3.0	2.0	1673	$1,891	$1.13	108d	1	0.50mi
80 Putter Dr Palm Coast, FL	4.0	2.0	2006	$2,100	$1.05	10d	1	0.58mi
26 Puritan Ln Palm Coast, FL	3.0	2.0	1657	$1,700	$1.03	2d	1	0.58mi
32 Westlawn Pl Palm Coast, FL	4.0	2.0	2107	$2,300	$1.09	21d	1	0.60mi
32 Westlawn Pl Palm Coast, FL	4.0	2.0	2107	$2,300	$1.09	20d	1	0.60mi
67 Parkway Dr Palm Coast, FL	4.0	2.0	2700	$2,100	$0.78	155d	1	0.63mi
22 Weidner Pl Palm Coast, FL	4.0	3.0	2192	$2,900	$1.32	10d	1	0.69mi
10 Wateing Pl Palm Coast, FL	4.0	2.0	1852	$2,350	$1.27	19d	1	0.73mi
80 Westfield Ln Palm Coast, FL	3.0	2.0	1945	$1,951	$1.00	162d	1	0.74mi
21 Palermo Ln Palm Coast, FL	4.0	2.0	1432	$2,350	$1.64	1d	1	0.74mi
59 Wellstream Ln Apt A Palm Coast, FL	3.0	2.0	1367	$1,650	$1.21	49d	1	0.76mi
59 Wellstream Ln Palm Coast, FL	3.0	2.0	1367	$1,650	$1.21	46d	1	0.76mi
60 Westover Ln Unit 1261607P Palm Coast, FL	3.0	2.0	1894	$3,907	$2.06	143d	1	0.77mi
57 Wellstream Ln Palm Coast, FL	3.0	2.0	2040	$1,900	$0.93	164d	1	0.77mi
7 Walton Pl Palm Coast, FL	3.0	2.0	1929	$1,975	$1.02	108d	1	0.78mi
81 Parkview Dr Palm Coast, FL	3.0	2.0	1896	$3,399	$1.79	54d	1	0.79mi
12 Walt Pl Palm Coast, FL	3.0	2.0	2090	$2,500	$1.20	10d	1	0.80mi
69 Wellesley Ln Palm Coast, FL	3.0	2.0	1857	$2,000	$1.08	46d	1	0.81mi
20 Palm Ln Palm Coast, FL	3.0	2.0	1499	$1,750	$1.17	108d	1	0.82mi
20 Palm Ln Palm Coast, FL	3.0	2.0	1499	$1,750	$1.17	123d	1	0.82mi
43 Westover Ln Palm Coast, FL	4.0	2.0	1903	$2,395	$1.26	10d	1	0.84mi
43 Westover Ln Palm Coast, FL	4.0	2.0	1903	$2,395	$1.26	22d	1	0.84mi
13 Westover Ln Palm Coast, FL	3.0	2.0	—	$6,500	—	10d	1	0.88mi
87 Patric Dr Palm Coast, FL	4.0	3.0	2900	$2,300	$0.79	143d	1	0.91mi
87 Patric Dr Palm Coast, FL	4.0	3.0	2569	$2,300	$0.90	133d	1	0.91mi
33 Westridge Ln Palm Coast, FL	3.0	2.0	1982	$2,150	$1.08	43d	1	0.93mi
107 Whispering Pine Dr Palm Coast, FL	3.0	3.0	2507	$2,400	$0.96	152d	1	0.93mi
93 Panorama Dr Palm Coast, FL	3.0	2.0	1552	$2,000	$1.29	10d	1	0.93mi
24 Wellside Ln Palm Coast, FL	4.0	2.0	1502	$1,795	$1.20	54d	1	0.95mi
24 Wellside Ln Palm Coast, FL	4.0	2.0	1502	$2,000	$1.33	133d	1	0.95mi
122 Parkview Dr Palm Coast, FL	3.0	2.0	1312	$2,200	$1.68	123d	1	0.96mi
13 Plumtree Pl Palm Coast, FL	2.0	2.0	977	$1,425	$1.46	162d	1	0.98mi
39 Providence Ln Unit B Palm Coast, FL	3.0	2.0	1188	$1,740	$1.46	108d	1	1.00mi
41 Providence Ln Unit A Palm Coast, FL	3.0	2.0	1188	$1,610	$1.36	10d	1	1.00mi
25 Plainview Dr Unit A Palm Coast, FL	4.0	2.0	1486	$1,695	$1.14	155d	1	1.00mi
25 Plainview Dr Unit B Palm Coast, FL	3.0	2.0	1486	$1,695	$1.14	10d	1	1.00mi
8 Paul Pl Palm Coast, FL	3.0	2.0	1501	$1,800	$1.20	10d	1	1.02mi
8 Paul Pl Palm Coast, FL	3.0	2.0	1501	$1,800	$1.20	17d	1	1.02mi

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. 2026-11-08
   days on market $285,990 Active 83 DOM
2. 2026-11-07
   days on market $285,990 Active 82 DOM
3. 2026-11-06
   days on market $285,990 Active 81 DOM
4. 2026-11-05
   days on market $285,990 Active 80 DOM
5. 2026-11-04
   days on market $285,990 Active 79 DOM
6. 2026-11-02
   days on market $285,990 Active 77 DOM
7. 2026-11-01
   days on market $285,990 Active 76 DOM
8. 2026-10-31
   days on market $285,990 Active 75 DOM
9. 2026-10-30
   days on market $285,990 Active 74 DOM
10. 2026-10-29
    days on market $285,990 Active 73 DOM
11. 2026-10-28
    days on market $285,990 Active 72 DOM
12. 2026-10-27
    days on market $285,990 Active 71 DOM
13. 2026-10-26
    days on market $285,990 Active 70 DOM
14. 2026-10-25
    days on market $285,990 Active 69 DOM
15. 2026-10-24
    days on market $285,990 Active 68 DOM
16. 2026-10-23
    days on market $285,990 Active 67 DOM
17. 2026-10-22
    days on market $285,990 Active 66 DOM
18. 2026-10-21
    days on market $285,990 Active 65 DOM
19. 2026-10-20
    days on market $285,990 Active 64 DOM
20. 2026-10-19
    days on market $285,990 Active 63 DOM
21. 2026-10-18
    days on market $285,990 Active 62 DOM
22. 2026-10-17
    days on market $285,990 Active 61 DOM
23. 2026-10-16
    days on market $285,990 Active 60 DOM
24. 2026-10-15
    days on market $285,990 Active 59 DOM
25. 2026-10-14
    days on market $285,990 Active 58 DOM
26. 2026-10-13
    days on market $285,990 Active 57 DOM
27. 2026-10-12
    days on market $285,990 Active 56 DOM
28. 2026-10-11
    days on market $285,990 Active 55 DOM
29. 2026-10-10
    days on market $285,990 Active 54 DOM
30. 2026-10-09
    days on market $285,990 Active 53 DOM
31. 2026-10-08
    days on market $285,990 Active 52 DOM
32. 2026-10-07
    days on market $285,990 Active 51 DOM
33. 2026-10-06
    days on market $285,990 Active 50 DOM
34. 2026-10-05
    days on market $285,990 Active 49 DOM
35. 2026-10-04
    days on market $285,990 Active 48 DOM
36. 2026-10-04
    days on market $285,990 Active 47 DOM
37. 2026-10-02
    days on market $285,990 Active 46 DOM
38. 2026-10-02
    days on market $285,990 Active 45 DOM
39. 2026-09-30
    days on market $285,990 Active 44 DOM
40. 2026-09-29
    days on market $285,990 Active 43 DOM
41. 2026-09-28
    days on market $285,990 Active 42 DOM
42. 2026-09-27
    days on market $285,990 Active 41 DOM
43. 2026-09-25
    days on market $285,990 Active 39 DOM
44. 2026-09-24
    days on market $285,990 Active 38 DOM
45. 2026-09-23
    days on market $285,990 Active 37 DOM
46. 2026-09-22
    days on market $285,990 Active 36 DOM
47. 2026-09-21
    days on market $285,990 Active 35 DOM
48. 2026-09-20
    days on market $285,990 Active 34 DOM
49. 2026-09-19
    days on market $285,990 Active 33 DOM
50. 2026-09-18
    days on market $285,990 Active 32 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: $77,520
• − Mortgage interest: −$25,563
• − Property taxes: −$6,845
• − Insurance: −$2,282
• − Repairs & maintenance: −$6,202
• − Management: −$6,202
• − Depreciation: −$13,276
• Taxable income: $17,151
• Est. tax owed @ 24.0%: −$4,116
• After-tax cash flow: $19,279/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%
• 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)