87 Bressler Ln · Palm Coast, FL 32137

$349,990

4 bd · 2.0 ba · 1,806 sqft · Land · 151 Days on market

Built 2026 10,100 sqft lot

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Why this score? — see what drove the F 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 +9.6/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.5/5.0
• DSCR +2.7/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing the Sylvester, a single-story floorplan from our Value collection designed for effortless living. This family-friendly layout boasts 4 bedrooms, 2 full bathrooms, and a generous 3-car garage. The split plan of the Sylvester ensures a welcoming master suite with ample privacy from the other three bedrooms. The open concept kitchen seamlessly connects with the living and dining areas, providing a spacious and inviting environment for family gatherings and entertaining. The kitchen itself offers plenty of space with 30″ upper cabinets, while stainless steel appliances, including an insulated dishwasher, make clean-up a breeze. You'll also appreciate the stainless steel electric smooth top range and accompanying microwave complete with a ductless vent hood, light, and fan. Crafted with our unwavering commitment to quality, the Sylvester incorporates a range of energy-smart features. From the digital thermostat and heating, ventilation, and A/C system to the roof vent and soffit for efficient attic ventilation, and dual-pane energy-efficient windows, every aspect has been meticulously designed to enhance comfort and sustainability.

Key facts

• 0.23 acre lot
• 3 garage spots
• Built 2026

Property features AI

Finance

• Other: Home warranty included; Unfurnished
• HOA & community: No association listed / no HOA approval required

Exterior

• Parking: Attached garage; 3 garage spaces
• Utilities: Public water; Holding tank sewer; Water connected; Sewer connected
• Home design: Single family residence; One story; East facing; Completed/new construction
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built by Holiday Builders (model: SYLVESTER)
• Exterior features: Covered rear porch; Sliding doors; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Range
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Kitchen/family room combo; Open floorplan; Split bedroom layout; Walk-in closet(s); Double pane windows
• Laundry & utility: Laundry inside; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $350k.

Deal economics

• At list price, monthly cash flow is $-238 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $308k (12.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (34.0% below list).
• Recommended offer: $231k (34.0% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• This rent runs 33% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 151 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $120k; list at $350k implies a 192% gain — meaningful room to come down on a strong offer.

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 $230,859 (34.0% 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 151 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.66% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.92%
• DSCR: 0.87
• GRM: 12.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.85% rent growth · sell at horizon

5-year hold

• IRR: -23.3%
• Equity multiple: 0.21×
• Total profit: $-76,975
• Equity at exit: $52,185

10-year hold

• IRR: -23.7%
• Equity multiple: -0.09×
• Total profit: $-106,549
• Equity at exit: $30,261

Cash invested: $97,997 (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: 12.6×

Monthly cashflow live

• Estimated rent: $2,309 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$81 /mo · $972/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $-238

Break-even live

Break-even rent $2,610

Max offer price $307,866

Occupancy floor —

Sensitivity live

Price	-10% $-40	-5% $-139	+0% $-238	+5% $-338	+10% $-437
Rent	-10% $-421	-5% $-330	+0% $-238	+5% $-147	+10% $-56
Rate	-1.0pp $-62	-0.5pp $-149	base $-238	+0.5pp $-329	+1.0pp $-421

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: $87,498
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 Brooklyn Ln Palm Coast, FL	4.0	2.0	1862	$2,250	$1.21	21d	1	0.25mi
102 Brittany Ln Palm Coast, FL	4.0	2.0	1902	$2,450	$1.29	25d	1	0.30mi
20 Bressler Ln Palm Coast, FL	4.0	3.0	2141	$2,060	$0.96	25d	1	0.33mi
73 Bruce Ln Palm Coast, FL	3.0	3.0	2245	$2,189	$0.98	4d	1	0.36mi
55 Brittany Ln Palm Coast, FL	3.0	2.0	1281	$1,850	$1.44	21d	1	0.46mi
53 Brownstone Ln Palm Coast, FL	4.0	2.0	1582	$1,950	$1.23	4d	1	0.47mi
273 Beachway Dr Palm Coast, FL	3.0	2.0	1784	$2,450	$1.37	25d	1	0.57mi
121 Pine Lakes Pkwy N Palm Coast, FL	1.0–3.0	1.0–2.0	1090	$1,966	$1.80	4d	10	0.62mi
44 Barrington Dr Palm Coast, FL	4.0	2.0	1862	$2,250	$1.21	16d	1	0.80mi
45 Wellham Ln Unit B Palm Coast, FL	3.0	2.0	1505	$1,850	$1.23	4d	1	0.80mi
24 Barring Pl Palm Coast, FL	3.0	2.0	1668	$1,875	$1.12	25d	1	0.82mi
129 Wellwood Ln Unit B Palm Coast, FL	3.0	2.0	1287	$1,650	$1.28	25d	1	0.83mi
69 Beckner Ln Unit NA Palm Coast, FL	3.0	2.0	1412	$1,998	$1.42	4d	1	0.84mi
35 Wellham Ln Palm Coast, FL	3.0	2.0	1298	$1,750	$1.35	25d	1	0.85mi
78 Belvedere Ln Palm Coast, FL	3.0	2.0	1557	$1,750	$1.12	16d	1	0.86mi
63 Beaverdam Ln Palm Coast, FL	3.0	2.0	1591	$1,895	$1.19	4d	1	0.88mi
134 Beechwood Ln Palm Coast, FL	3.0	2.0	1368	$1,870	$1.37	23d	1	1.00mi
59 Wellstream Ln Palm Coast, FL	3.0	2.0	1367	$1,795	$1.31	25d	1	1.05mi
57 Wellstream Ln Palm Coast, FL	3.0	2.0	2040	$1,900	$0.93	25d	1	1.05mi
88 Boulder Rock Dr Palm Coast, FL	4.0	3.0	2306	$2,700	$1.17	25d	1	1.21mi
1 Fanshawe Ln Palm Coast, FL	3.0	2.5	2085	$2,350	$1.13	16d	1	1.42mi
1 Fanshawe Ln Unit 1B Palm Coast, FL	3.0	2.5	2085	$2,350	$1.13	25d	1	1.42mi
12 Bunker View Pl Palm Coast, FL	3.0	2.5	1600	$1,725	$1.08	4d	1	1.43mi

Listing history 18 events

1. 2026-06-21
   days on market $349,990 Active 151 DOM
2. 2026-06-18
   days on market $349,990 Active 148 DOM
3. 2026-06-17
   days on market $349,990 Active 147 DOM
4. 2026-06-16
   days on market $349,990 Active 146 DOM
5. 2026-06-15
   days on market $349,990 Active 145 DOM
6. 2026-06-14
   days on market $349,990 Active 143 DOM
7. 2026-06-13
   days on market $349,990 Active 142 DOM
8. 2026-06-10
   days on market $349,990 Active 140 DOM
9. 2026-06-09
   days on market $349,990 Active 139 DOM
10. 2026-06-08
    days on market $349,990 Active 138 DOM
11. 2026-06-07
    days on market $349,990 Active 137 DOM
12. 2026-06-03
    days on market $349,990 Active 133 DOM
13. 2026-06-02
    days on market $349,990 Active 132 DOM
14. 2026-06-01
    days on market $349,990 Active 131 DOM
15. 2026-05-31
    days on market $349,990 Active 130 DOM
16. 2026-01-21
    listed $349,990 Active
17. 2025-12-15
    listed $349,990 Active 1162-char remark

    Show marketing remark (1162 chars)

    Introducing the Sylvester, a single-story floorplan from our Value collection designed for effortless living. This family-friendly layout boasts 4 bedrooms, 2 full bathrooms, and a generous 3-car garage. The split plan of the Sylvester ensures a welcoming master suite with ample privacy from the other three bedrooms. The open concept kitchen seamlessly connects with the living and dining areas, providing a spacious and inviting environment for family gatherings and entertaining. The kitchen itself offers plenty of space with 30″ upper cabinets, while stainless steel appliances, including an insulated dishwasher, make clean-up a breeze. You'll also appreciate the stainless steel electric smooth top range and accompanying microwave complete with a ductless vent hood, light, and fan. Crafted with our unwavering commitment to quality, the Sylvester incorporates a range of energy-smart features. From the digital thermostat and heating, ventilation, and A/C system to the roof vent and soffit for efficient attic ventilation, and dual-pane energy-efficient windows, every aspect has been meticulously designed to enhance comfort and sustainability.

18. 2024-09-11
    soldstatus $120,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $972 · $81/mo
• Projected year-2 tax: $2,905 · $242/mo
• Expected delta: +$1,933/yr (+$161/mo · 198.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $27,703
• − Mortgage interest: −$19,605
• − Property taxes: −$972
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,216
• − Management: −$2,216
• − Depreciation: −$10,182
• Taxable loss: −$9,238
• Est. tax savings @ 24.0%: +$2,217
• After-tax cash flow: $-644/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

+191.7% since first listed

3 events — show timeline

• 2026-01-21 Listed $349,990 Stellar MLS as Distributed by MLS Grid
• 2025-12-15 Listed $349,990 Zillow
• 2024-09-11 Sold (Public Records) $120,000 Public Records

Property tax history

+16.3%/yr

Latest (2025): $972 · +78.1% YoY. Source: county tax records.