47 Springwood Dr · Palm Coast, FL 32137

$299,000

3 bd · 2.0 ba · 1,714 sqft · SingleFamily · 81 Days on market

Built 2025 6,011 sqft lot Est $314k · at est. $19/mo HOA · 1% of rent ↓ 5% since listing

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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).

• Cash flow +11.3/30.0
• ARV discount +9.6/15.0
• Schools +4.6/10.0
• Livability +3.5/5.0
• DSCR +3.3/10.0
• 1% rule +2.9/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Under Construction. * * 1st Year HOA Fees Paid! See sales agent for details! * * Welcome to Sawmill Branch! Convenient to US 1 and I-95, this new neighborhood is located minutes from fantastic shopping, dining and top-rated schools. Flagler County offers miles of pristine beaches! Enjoy beautiful parks, miles of biking trails, and beautiful weather. Residents will enjoy upcoming resort style amenities. Thoughtfully designed one and two-story open concept homes offer a fantastic and affordable new home value with smart energy-efficient features.

Key facts

• Vinyl flooring
• Plantation shutters
• Upgraded kitchen

Tags

• UPGRADED KITCHEN
• CUSTOM CABINETRY HARDWARE
• DESIGNER CUSTOM BACKSPLASH
• VINYL FLOORING
• CUSTOM BUILT-IN CLOSET SYSTEM
• PLANTATION SHUTTERS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (21.0% below list).
• Recommended offer: $236k (21.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,588 units permitted in Flagler County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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 $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.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $36k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $236,248 (21.0% 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 81 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 0.79% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.56%
• DSCR: 0.93
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $313,662
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
47 Springwood Dr	0.00mi	3/2.0	1,714 (0%)	1mo	$285,000	$166	99
11 Sawdust Ln	0.37mi	3/2.0	1,714 (0%)	2mo	$310,000	$181	82
2 Sawdust Ln	0.42mi	3/2.0	1,714 (0%)	1mo	$325,355	$190	80
60 Sawdust Ln	0.16mi	4/2.0 (+1)	1,862 (+9%)	1mo	$341,490	$183	72
1 Golden Oak Way	0.20mi	4/2.0 (+1)	1,862 (+9%)	0mo	$335,535	$180	71
26 Sawdust Ln	0.31mi	4/2.0 (+1)	1,862 (+9%)	1mo	$339,990	$183	65
1 Oakleaf Ct	0.34mi	4/2.0 (+1)	1,862 (+9%)	0mo	$333,000	$179	65
20 Sawdust Ln	0.34mi	4/2.0 (+1)	1,862 (+9%)	1mo	$348,990	$187	64
4 Golden Oak Way	0.18mi	4/2.0 (+1)	1,489 (-13%)	1mo	$311,565	$209	64
41 Sawdust Ln	0.22mi	4/2.0 (+1)	1,489 (-13%)	0mo	$307,900	$207	63
25 Rivertown Rd	0.39mi	3/2.0	1,907 (+11%)	1mo	$329,500	$173	62
2 Oakleaf Ct	0.32mi	4/2.0 (+1)	1,489 (-13%)	1mo	$298,990	$201	58

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: -21.2%
• Equity multiple: 0.28×
• Total profit: $-60,417
• Equity at exit: $44,582

10-year hold

• IRR: -20.4%
• Equity multiple: 0.03×
• Total profit: $-81,296
• Equity at exit: $25,852

Cash invested: $83,720 (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: 10.5×

Monthly cashflow live

• Estimated rent: $2,362 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$264 /mo · $3,165/yr
• Insurance: −$125
• HOA: −$19
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $-109

Break-even live

Break-even rent $2,500

Max offer price $279,745

Occupancy floor 100%

Sensitivity live

Price	-10% $60	-5% $-24	+0% $-109	+5% $-194	+10% $-278
Rent	-10% $-296	-5% $-202	+0% $-109	+5% $-16	+10% $78
Rate	-1.0pp $42	-0.5pp $-33	base $-109	+0.5pp $-186	+1.0pp $-265

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
76 Rivertown Rd Palm Coast, FL	3.0	2.0	1770	$2,300	$1.30	4d	1	0.30mi
68 Rivertown Rd Palm Coast, FL	3.0	2.0	1770	$2,300	$1.30	4d	1	0.31mi
80 Oakleaf Way Palm Coast, FL	3.0	2.0	1557	$2,150	$1.38	25d	1	0.35mi
25 Rivertown Rd Palm Coast, FL	3.0	2.0	1907	$2,450	$1.28	25d	1	0.36mi
11 Louvet Ln Unit A Palm Coast, FL	3.0	2.0	1198	$1,725	$1.44	13d	1	1.40mi
25 Louisville Dr Unit A Palm Coast, FL	3.0	2.0	1677	$1,700	$1.01	25d	1	1.45mi
55 Louisiana Dr Unit A Palm Coast, FL	3.0	2.0	1311	$1,950	$1.49	13d	1	1.48mi

HOA detail

• Monthly dues: $19 · $228/yr

Listing history 8 events

1. 2026-04-21
   status Pending
2. 2026-04-02
   price $299,000
3. 2026-03-12
   price $314,900
4. 2026-02-06
   price $324,900
5. 2026-01-29
   listed $334,900 Active
6. 2025-05-08
   soldstatus $304,990 Closed 554-char remark

   Show marketing remark (554 chars)

   Under Construction. * * 1st Year HOA Fees Paid! See sales agent for details! * * Welcome to Sawmill Branch! Convenient to US 1 and I-95, this new neighborhood is located minutes from fantastic shopping, dining and top-rated schools. Flagler County offers miles of pristine beaches! Enjoy beautiful parks, miles of biking trails, and beautiful weather. Residents will enjoy upcoming resort style amenities. Thoughtfully designed one and two-story open concept homes offer a fantastic and affordable new home value with smart energy-efficient features.

7. 2025-02-24
   status Pending 554-char remark

   Show marketing remark (554 chars)

   Under Construction. * * 1st Year HOA Fees Paid! See sales agent for details! * * Welcome to Sawmill Branch! Convenient to US 1 and I-95, this new neighborhood is located minutes from fantastic shopping, dining and top-rated schools. Flagler County offers miles of pristine beaches! Enjoy beautiful parks, miles of biking trails, and beautiful weather. Residents will enjoy upcoming resort style amenities. Thoughtfully designed one and two-story open concept homes offer a fantastic and affordable new home value with smart energy-efficient features.

8. 2025-01-30
   listed $314,990 Active 554-char remark

   Show marketing remark (554 chars)

   Under Construction. * * 1st Year HOA Fees Paid! See sales agent for details! * * Welcome to Sawmill Branch! Convenient to US 1 and I-95, this new neighborhood is located minutes from fantastic shopping, dining and top-rated schools. Flagler County offers miles of pristine beaches! Enjoy beautiful parks, miles of biking trails, and beautiful weather. Residents will enjoy upcoming resort style amenities. Thoughtfully designed one and two-story open concept homes offer a fantastic and affordable new home value with smart energy-efficient features.

ⓘ 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: $3,165 · $264/mo
• Projected year-2 tax: $3,165 · $264/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $28,350
• − Mortgage interest: −$16,749
• − Property taxes: −$3,165
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,268
• − Management: −$2,268
• − HOA: −$228
• − Depreciation: −$8,698
• Taxable loss: −$6,521
• Est. tax savings @ 24.0%: +$1,565
• After-tax cash flow: $257/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

-5.1% since first listed

8 events — show timeline

• 2026-04-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-02 Price Changed $299,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Price Changed $314,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-06 Price Changed $324,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-29 Listed $334,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-08 Sold (MLS) $304,990 Stellar MLS as Distributed by MLS Grid
• 2025-02-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-01-30 Listed $314,990 Stellar MLS as Distributed by MLS Grid

Property tax history

+15.2%/yr

Latest (2025): $3,165 · +15.2% YoY. Source: county tax records.