57 Ararat Dr · Palm Coast, FL 32137

$362,990

4 bd · 2.0 ba · 1,817 sqft · Land · 88 Days on market

Built 2026 6,500 sqft lot $16/mo HOA · 1% of rent ↓ 2% 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 +13.1/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• DSCR +3.9/10.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand new, energy-efficient home available! The Azalea offers an open concept plan with 4 bedrooms, 2 bathrooms, and a 2-car garage. Prepare dinner from this home's open kitchen which overlooks a large great room and dining area. Colbert Landings offers single-family homes in the highly desirable city of Palm Coast. Located less than three miles from Flagler Beach, this community is just a 10-minute bike ride from beaches and fun waterfront restaurants. Residents will enjoy access to community amenities including a pool, cabana, and pickleball courts, as well as convenient access to Palm Coast trails at the front of the community. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

Key facts

• Community amenities
• 6,500 sq ft lot
• 2 garage spots

Tags

• ENERGY EFFICIENT HOME
• INTEGRATED COVERED LANAI
• COMMUNITY AMENITIES
• ACCESS TO PALM COAST TRAILS

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $363k.

Deal economics

• At list price, monthly cash flow is $-11 ($-137/yr) — negative.
• To cash-flow at today's rent, offer at most $361k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $300k (17.2% below list).
• Recommended offer: $300k (17.2% 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: Old Kings Elementary School (math 74% / reading 72%, grade A, #271 of 2,144 statewide, top 13%, 979 students, 52% FRL); Flagler-Palm Coast High School (math 36% / reading 51%, grade F, #248 of 667 statewide, top 38%, 2,523 students, 52% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: Rents flat; 1600 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 43% 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 $3k of loan paydown is wiped out by about $11k 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 88 days — a 6% lower offer ($341k) 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.

Recommended offer $300,406 (17.2% 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 88 days. Have you received any prior offers? Is the seller open to a 17% 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: 0.83% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.14%
• DSCR: 0.99
• GRM: 10.1

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: -18.9%
• Equity multiple: 0.35×
• Total profit: $-65,942
• Equity at exit: $54,123

10-year hold

• IRR: -16.2%
• Equity multiple: 0.18×
• Total profit: $-83,490
• Equity at exit: $31,385

Cash invested: $101,637 (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: 1600
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $3,004 high
• Mortgage (P&I): −$1,904
• Tax from tax record: −$314 /mo · $3,766/yr
• Insurance: −$151
• HOA: −$16
• Vacancy / Maint / Mgmt: −$631
• Net cashflow: $-11

Break-even live

Break-even rent $3,019

Max offer price $360,968

Occupancy floor 95%

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: $90,748
• Closing costs: $10,890
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Henry Cir Flagler Beach, FL	1.0–3.0	1.0–2.0	1002	$2,127	$2.12	2d	14	0.94mi
60 Del Palma Dr Palm Coast, FL	3.0	3.0	1839	$3,450	$1.88	2d	1	0.95mi
60 Del Palma Dr Palm Coast, FL	3.0	2.0	1837	$3,450	$1.88	14d	1	0.95mi
89 Signet Cir Flagler Beach, FL	4.0	3.0	2240	$2,995	$1.34	2d	1	1.10mi
20 Del Palma Dr Palm Coast, FL	3.0	3.0	1937	$3,000	$1.55	23d	1	1.11mi
65 Signet Cir Flagler Beach, FL	3.0	2.0	1541	$2,500	$1.62	14d	1	1.16mi
55 Signet Cir Flagler Beach, FL	3.0	2.0	1541	$2,550	$1.65	23d	1	1.18mi
53 Signet Cir Flagler Beach, FL	4.0	2.0	2003	$2,800	$1.40	23d	1	1.18mi

HOA detail

• Monthly dues: $16 · $192/yr
• Likely covers: waterpool

Listing history 6 events

1. 2026-04-21
   status Pending

   Show marketing remark (797 chars)

   Brand new, energy-efficient home available! The Azalea offers an open concept plan with 4 bedrooms, 2 bathrooms, and a 2-car garage. Prepare dinner from this home's open kitchen which overlooks a large great room and dining area. Colbert Landings offers single-family homes in the highly desirable city of Palm Coast. Located less than three miles from Flagler Beach, this community is just a 10-minute bike ride from beaches and fun waterfront restaurants. Residents will enjoy access to community amenities including a pool, cabana, and pickleball courts, as well as convenient access to Palm Coast trails at the front of the community. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

2. 2026-04-21
   status Pending 797-char remark

   Show marketing remark (797 chars)

   Brand new, energy-efficient home available! The Azalea offers an open concept plan with 4 bedrooms, 2 bathrooms, and a 2-car garage. Prepare dinner from this home's open kitchen which overlooks a large great room and dining area. Colbert Landings offers single-family homes in the highly desirable city of Palm Coast. Located less than three miles from Flagler Beach, this community is just a 10-minute bike ride from beaches and fun waterfront restaurants. Residents will enjoy access to community amenities including a pool, cabana, and pickleball courts, as well as convenient access to Palm Coast trails at the front of the community. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

3. 2026-03-11
   price $362,990

   Show marketing remark (797 chars)

   Brand new, energy-efficient home available! The Azalea offers an open concept plan with 4 bedrooms, 2 bathrooms, and a 2-car garage. Prepare dinner from this home's open kitchen which overlooks a large great room and dining area. Colbert Landings offers single-family homes in the highly desirable city of Palm Coast. Located less than three miles from Flagler Beach, this community is just a 10-minute bike ride from beaches and fun waterfront restaurants. Residents will enjoy access to community amenities including a pool, cabana, and pickleball courts, as well as convenient access to Palm Coast trails at the front of the community. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

4. 2026-03-11
   price $362,990 797-char remark

   Show marketing remark (797 chars)

   Brand new, energy-efficient home available! The Azalea offers an open concept plan with 4 bedrooms, 2 bathrooms, and a 2-car garage. Prepare dinner from this home's open kitchen which overlooks a large great room and dining area. Colbert Landings offers single-family homes in the highly desirable city of Palm Coast. Located less than three miles from Flagler Beach, this community is just a 10-minute bike ride from beaches and fun waterfront restaurants. Residents will enjoy access to community amenities including a pool, cabana, and pickleball courts, as well as convenient access to Palm Coast trails at the front of the community. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

5. 2026-02-04
   listed $369,990 Active 797-char remark

   Show marketing remark (797 chars)

   Brand new, energy-efficient home available! The Azalea offers an open concept plan with 4 bedrooms, 2 bathrooms, and a 2-car garage. Prepare dinner from this home's open kitchen which overlooks a large great room and dining area. Colbert Landings offers single-family homes in the highly desirable city of Palm Coast. Located less than three miles from Flagler Beach, this community is just a 10-minute bike ride from beaches and fun waterfront restaurants. Residents will enjoy access to community amenities including a pool, cabana, and pickleball courts, as well as convenient access to Palm Coast trails at the front of the community. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

6. 2026-01-23
   listed $369,990 Active

ⓘ 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: $3,766 · $314/mo
• Projected year-2 tax: $3,766 · $314/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: $36,049
• − Mortgage interest: −$20,333
• − Property taxes: −$3,766
• − Insurance: −$1,815
• − Repairs & maintenance: −$2,884
• − Management: −$2,884
• − HOA: −$192
• − Depreciation: −$10,560
• Taxable loss: −$6,385
• Est. tax savings @ 24.0%: +$1,532
• After-tax cash flow: $1,395/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

-1.9% since first listed

6 events — show timeline

• 2026-04-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Pending — realMLS
• 2026-03-11 Price Changed $362,990 Stellar MLS as Distributed by MLS Grid
• 2026-03-11 Price Changed $362,990 realMLS
• 2026-02-04 Listed $369,990 realMLS
• 2026-01-23 Listed $369,990 Stellar MLS as Distributed by MLS Grid

Property tax history

+18.8%/yr

Latest (2025): $3,766 · +18.8% YoY. Source: county tax records.