12 Louisiana Dr Unit A & B · Palm Coast, FL 32137

$457,000

6 bd · 4.0 ba · 2,483 sqft · MultiFamily · 93 Days on market

Built 2005 10,019 sqft lot Est $531k · 14% under

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Why this score? — see what drove the D+ 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).

• ARV discount +13.8/15.0
• Cash flow +11.9/30.0
• Schools +4.6/10.0
• DSCR +3.5/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Architectural Elegance Meets Investment Income — Experience an attractive find in the highly desirable L-section of Palm Coast. This meticulously maintained, turnkey duplex isn't just a rental property, it’s a premium residence upgraded with custom-home options to attract discerning tenants and enhance long-term value. - Curbside Sophistication & Premium Options –- The exterior sets the tone immediately with an upgraded stucco package featuring elegant two-tone corner quoin details and curve-top widows. Recently painted, enhancing curb appeal and reducing future maintenance. —Sophisticated Interiors — Each 3BR/2BA unit (about 1,250 sf living space) is pac

Key facts

• Curve-top windows
• Turnkey duplex
• 0.23 acre lot

Tags

• TURNKEY DUPLEX
• UPGRADED STUCCO PACKAGE
• TWO-TONE CORNER QUOIN DETAILS
• CURVE-TOP WINDOWS
• SOARING CATHEDRAL CEILINGS
• UNIQUE DISPLAY SHELVING

Property features AI

Finance

• Other: Pets allowed; Development: Matanzas Woods
• Financial info: Gross income: $36,600; Annual net income: $30,861; Annual expenses: $3,940; Total monthly expenses: $2,716; Tenant pays electricity, sewer, trash collection, and water; Lease terms include renewal option; Unit 1: Long-term tenant on annual lease (expires 12/31/2026); HVAC replaced April 2019; Unit 2: Month-to-month tenant; HVAC replaced May 2023; water heater replaced July 2025; Pro forma rents: Unit 1 $1,550; Unit 2 $1,500
• HOA & community: No association

Exterior

• Parking: Each unit includes 1 garage space (attached garage present)
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Duplex (residential income property); One building; Zoned DPX
• Construction: Concrete and stucco construction; Shingle roof; Slab foundation; Total building area 3,290 square feet
• Exterior features: Rear screened porch

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Electric water heater
• Bedrooms: Two 3-bedroom units (total 6 bedrooms)
• Flooring: Carpet; Ceramic tile
• Bathrooms: Each unit has 2 bathrooms
• Heating & cooling: Central heating; Heat pump; Central air conditioning
• Interior features: Cathedral ceilings; Ceiling fans; Open floorplan with living/dining room combo; Split bedroom layout; Thermostat
• Laundry & utility: Laundry closet; Washer hookup

What this means for you Summary

Snapshot

• This is a 2 × 3.0-bed/2.0-bath units multifamily listed at $457k.

Deal economics

• At list price, monthly cash flow is $-118 ($-1k/yr) — negative. Per door: $-59/mo.
• To cash-flow at today's rent, offer at most $440k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $385k (15.8% below list).
• Recommended offer: $385k (15.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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 flat; 1616 active listings in the ZIP; solid renter incomes; 2,588 units permitted in Flagler County in 2024 (0 in 5+ unit buildings).
• At $3,848/mo this rent would consume 55% of the median local household income ($84k/yr) (locally 816% 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.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($416k) 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $384,800 (15.8% 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 93 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.11%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $531,362
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
55 Louisiana Dr	0.30mi	6/4.0	2,622 (+6%)	1mo	$560,000	$214	76

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 · 0.85% rent growth · sell at horizon

5-year hold

• IRR: -20.5%
• Equity multiple: 0.30×
• Total profit: $-89,680
• Equity at exit: $68,140

10-year hold

• IRR: -19.4%
• Equity multiple: 0.07×
• Total profit: $-119,588
• Equity at exit: $39,513

Cash invested: $127,960 (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: 19.8×

Monthly cashflow live

• Estimated rent: $3,848 high
• Mortgage (P&I): −$2,397
• Tax est. 1.5%: −$571 /mo · $6,855/yr
• Insurance: −$190
• HOA: −$0
• Vacancy / Maint / Mgmt: −$808
• Net cashflow: $-118

Break-even live

Break-even rent $3,998

Max offer price $439,881

Occupancy floor 98%

Sensitivity live

Price	-10% $198	-5% $40	+0% $-118	+5% $-276	+10% $-434
Rent	-10% $-422	-5% $-270	+0% $-118	+5% $34	+10% $186
Rate	-1.0pp $112	-0.5pp $-2	base $-118	+0.5pp $-237	+1.0pp $-357

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

Units	Beds	Baths	Est. rent
▸ 2× units	3.0	2	$3,848
Total (2 units)			$3,848

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: $114,250
• Closing costs: $13,710
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-02
   days on market $457,000 Active 93 DOM
2. 2026-06-01
   days on market $457,000 Active 92 DOM
3. 2026-05-31
   days on market $457,000 Active 91 DOM
4. 2026-03-01
   listed $457,000 Active

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 20 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: $46,176
• − Mortgage interest: −$25,599
• − Property taxes: −$6,855
• − Insurance: −$2,285
• − Repairs & maintenance: −$3,694
• − Management: −$3,694
• − Depreciation: −$13,295
• Taxable loss: −$9,246
• Est. tax savings @ 24.0%: +$2,219
• After-tax cash flow: $799/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 event — show timeline

• 2026-03-01 Listed $457,000 Stellar MLS as Distributed by MLS Grid