35 Brunswick Ln Unit A & B · Palm Coast, FL 32137

$425,000

6 bd · 4.0 ba · 2,728 sqft · MultiFamily · 117 Days on market

Built 2005 10,019 sqft lot Est $532k · 20% 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 +15.0/15.0
• Cash flow +13.4/30.0
• Schools +4.6/10.0
• DSCR +4.0/10.0
• 1% rule +3.8/10.0
• Livability +3.5/5.0
• 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 (5+ Unit). Listing-text estimate: 2 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Income-producing duplex in a prime central Palm Coast location—perfect for an owner occupant (live on one side and rent the other) or an investor (rent both). Projected gross annual income approximately $34,800. Conveniently located near the new Advent Health hospital, shopping, dining, and major intersections for easy commuting and strong tenant demand. Each side offers a spacious 3 bedroom / 2 bathroom layout with an expansive brick exterior. Side A features carpet; Side B is tile throughout. One HVAC was replaced in 2024; the other is original. Side B is currently tenant occupied at $1,450/month from 02/13/2026 through 01/31/2027 with a $2,500 security deposit. Side B is occupied f

Key facts

• Tenant occupied
• Value add potential
• Spacious layout

Tags

• INCOME PRODUCING DUPLEX
• PRIME CENTRAL LOCATION
• SPACIOUS LAYOUT
• EXPANSIVE BRICK EXTERIOR
• TENANT OCCUPIED
• VALUE ADD POTENTIAL

Property features AI

Finance

• Other: Zoned DPX; Development: Indian Trails
• Financial info: Estimated annual market income: $39,600; Annual net income: $34,800; Unit A pro forma rent: $1,400/month; Unit B pro forma rent: $1,450/month
• HOA & community: No association

Exterior

• Parking: Two garage spaces total; Each unit has 1 attached garage space
• Utilities: Public water; Public sewer; Broadband/high-speed internet available; Cable available; Sewer connected; Water connected
• Home design: Duplex residential income property; One building containing both units; Total living area reported as 2,728 sq ft; Total building area reported as 3,402 sq ft; Lot about 0.23 acre
• Construction: Brick and frame construction; Shingle roof; Slab foundation
• Exterior features: Private mailbox; Sliding doors; Paved road access

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Two 3-bedroom units (one in each side)
• Bathrooms: Each unit has 2 bathrooms
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air conditioning
• Interior features: Open floorplan; Thermostat; Walk-in closets
• Laundry & utility: Inside laundry

🏷️ Possibly a rental listed for sale. The $425,000 price doesn't fit this home's estimated sale value (~$531,960) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $425k.

Deal economics

• At list price, monthly cash flow is $6 ($78/yr) — positive. Per door: $3/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $373k (12.3% below list).
• Recommended offer: $373k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Zoned schools: Belle Terre Elementary School (math 64% / reading 64%, grade B, #552 of 2,144 statewide, top 26%, 1,190 students, 58% FRL); Indian Trails Middle School (math 64% / reading 59%, grade B+, #124 of 571 statewide, top 22%, 1,518 students, 50% FRL); Matanzas High School (math 36% / reading 53%, grade F, #237 of 667 statewide, top 36%, 1,978 students, 48% FRL) — zoned schools at 52% FRL track the district average.
• 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 $3,726/mo this rent would consume 53% 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 $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 117 days — a 9% lower offer ($387k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $372,600 (12.3% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 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: 0.88% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.07%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $531,960
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
133 Brunswick Ln	0.41mi	6/4.0	2,613 (-4%)	2mo	$460,000	$176	72
47 Wellwood Ln	0.33mi	6/4.0	2,649 (-3%)	13mo	$410,000	$155	69
29 Brunswick Ln Unit A	0.03mi	6/6.0	2,564 (-6%)	14mo	$385,000	$150	69
91 Brunswick Ln	0.24mi	6/4.0	2,422 (-11%)	7mo	$480,000	$198	65
35 Wellham Ln	0.27mi	6/4.0	2,596 (-5%)	23mo	$529,980	$204	60
104 Wellwood Ln	0.28mi	6/4.0	2,956 (+8%)	17mo	$575,000	$195	59

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: -18.6%
• Equity multiple: 0.36×
• Total profit: $-76,292
• Equity at exit: $63,369

10-year hold

• IRR: -16.0%
• Equity multiple: 0.19×
• Total profit: $-96,690
• Equity at exit: $36,746

Cash invested: $119,000 (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: 19.0×

Monthly cashflow live

• Estimated rent: $3,726 high
• Mortgage (P&I): −$2,229
• Tax est. 1.5%: −$531 /mo · $6,375/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$782
• Net cashflow: $6

Break-even live

Break-even rent $3,718

Max offer price $425,000

Occupancy floor 95%

Sensitivity live

Price	-10% $300	-5% $153	+0% $6	+5% $-140	+10% $-287
Rent	-10% $-288	-5% $-141	+0% $6	+5% $154	+10% $301
Rate	-1.0pp $220	-0.5pp $115	base $6	+0.5pp $-104	+1.0pp $-216

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,726
Total (2 units)			$3,726

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $425,000 Active 117 DOM
2. 2026-06-18
   days on market $425,000 Active 114 DOM
3. 2026-06-17
   days on market $425,000 Active 113 DOM
4. 2026-06-16
   days on market $425,000 Active 112 DOM
5. 2026-06-15
   days on market $425,000 Active 111 DOM
6. 2026-06-14
   days on market $425,000 Active 109 DOM
7. 2026-06-13
   days on market $425,000 Active 108 DOM
8. 2026-06-10
   days on market $425,000 Active 106 DOM
9. 2026-06-09
   days on market $425,000 Active 105 DOM
10. 2026-06-08
    days on market $425,000 Active 104 DOM
11. 2026-06-07
    days on market $425,000 Active 103 DOM
12. 2026-06-03
    days on market $425,000 Active 99 DOM
13. 2026-06-02
    days on market $425,000 Active 98 DOM
14. 2026-06-01
    days on market $425,000 Active 97 DOM
15. 2026-05-31
    days on market $425,000 Active 96 DOM
16. 2026-02-24
    listed $425,000 Active
17. 2026-02-15
    historical $1,450
18. 2026-02-05
    price $1,450
19. 2025-12-27
    listed $1,500
20. 2025-11-28
    historical $1,500
21. 2025-11-06
    price $1,500
22. 2025-10-25
    listed $1,550

ⓘ 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 ≥106°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: $44,712
• − Mortgage interest: −$23,807
• − Property taxes: −$6,375
• − Insurance: −$2,125
• − Repairs & maintenance: −$3,577
• − Management: −$3,577
• − Depreciation: −$12,364
• Taxable loss: −$7,112
• Est. tax savings @ 24.0%: +$1,707
• After-tax cash flow: $1,784/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

+27319.4% since first listed

7 events — show timeline

• 2026-02-24 Listed $425,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-15 Rental Removed $1,450 APPFOLIO
• 2026-02-05 Price Changed $1,450 APPFOLIO
• 2025-12-27 Listed for Rent $1,500 APPFOLIO
• 2025-11-28 Rental Removed $1,500 APPFOLIO
• 2025-11-06 Price Changed $1,500 APPFOLIO
• 2025-10-25 Listed for Rent $1,550 APPFOLIO