32 Fort Caroline Ln · Palm Coast, FL 32137

$249,900

3 bd · 2.0 ba · 1,540 sqft · SingleFamily public records · 33 Days on market

Built 1980 0.27 ac lot Est $388k · 36% under

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Why this score? — see what drove the C- 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 +14.0/30.0
• Schools +4.6/10.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity is Knocking! 3 bedroom, 2 bathroom, 2 car garage in the Palm Harbor subdivision of Palm Coast. This home needs some love, but that gives you the chance to make it your own. Laminate in formal dining, entry, halls, Kitchen, breakfast nook and carpet in the living room and bedrooms. Bathrooms have tile flooring. Property is an estate; furnishings can be negotiated whether it goes or stays. Hurry to check out this home. Perfectly situated near parks, shopping, schools, restaurants and entertainment. Let's not forget you would be within 15 minutes to the beautiful Atlantic Ocean. 30 minutes South to arrive at the world-famous Daytona Beach or 30 minutes North to the oldest city in A

Key facts

• Near schools
• Near shopping
• Near restaurants

Tags

• PALM HARBOR SUBDIVISION
• NEAR PARKS
• NEAR SHOPPING
• NEAR SCHOOLS
• NEAR RESTAURANTS
• NEAR ENTERTAINMENT

Property features AI

Finance

• Other: Property type: Single Family Residence; Zoning: SFR2; Total acreage: between 1/4 and less than 1/2 acre
• HOA & community: No association; Development: Palm Harbor

Exterior

• Parking: Driveway; Attached 2-car garage
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Single-family residence; One story; Southeast facing; Residential property
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on 0.27-acre lot
• Exterior features: Private mailbox; Paved lot

Interior

• Kitchen: Dishwasher; Range; Range hood; Tankless water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Blinds
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry room inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $32 ($380/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (10.9% below list).
• Recommended offer: $223k (10.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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); 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 50% FRL track the district average.
• Market conditions: Rents flat; 1616 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 32% 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 $7k 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 33 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $77k; list at $250k implies a 225% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,617 (10.9% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.89% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.54%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $388,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
62 Fort Caroline Ln	0.12mi	3/2.0	1,629 (+6%)	1mo	$365,000	$224	84
57 Folson Ln	0.14mi	3/2.0	1,412 (-8%)	1mo	$265,000	$188	78
7 Carry Ct	0.37mi	3/2.0	1,571 (+2%)	3mo	$525,000	$334	77
73 Fort Caroline Ln	0.18mi	2/2.0 (-1)	1,356 (-12%)	1mo	$265,000	$195	66
52 Fleming Ct	0.17mi	3/2.0	1,309 (-15%)	3mo	$500,000	$382	64
77 Forsythe Ln	0.40mi	3/2.0	1,706 (+11%)	1mo	$430,000	$252	63
12 Ferris Ln	0.44mi	2/2.0 (-1)	1,443 (-6%)	3mo	$287,500	$199	62
39 Flagler Pl	0.62mi	3/2.0	1,470 (-4%)	2mo	$427,000	$290	62
89 Foster Ln	0.36mi	2/2.0 (-1)	1,378 (-10%)	2mo	$265,000	$192	59
2 Clarendon Ct S	0.54mi	2/2.0 (-1)	1,426 (-7%)	3mo	$380,000	$266	55
7 Clarendon Ct S	0.55mi	3/2.0	1,766 (+15%)	3mo	$610,000	$345	48
78 Freeport Ln	0.72mi	3/2.0	1,311 (-15%)	2mo	$220,000	$168	40

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: -17.9%
• Equity multiple: 0.38×
• Total profit: $-43,158
• Equity at exit: $37,261

10-year hold

• IRR: -14.8%
• Equity multiple: 0.24×
• Total profit: $-53,377
• Equity at exit: $21,607

Cash invested: $69,972 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,226 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,748/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $32

Break-even live

Break-even rent $2,186

Max offer price $249,900

Occupancy floor 94%

Sensitivity live

Price	-10% $204	-5% $118	+0% $32	+5% $-55	+10% $-141
Rent	-10% $-144	-5% $-56	+0% $32	+5% $120	+10% $208
Rate	-1.0pp $158	-0.5pp $95	base $32	+0.5pp $-33	+1.0pp $-99

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31 Folson Ln Palm Coast, FL	3.0	1.0	1481	$1,639	$1.11	25d	1	0.12mi
57 Florida Park Dr Palm Coast, FL	3.0	2.0	1966	$2,500	$1.27	16d	1	0.23mi
70 Forrester Pl Palm Coast, FL	3.0	2.0	1700	$2,000	$1.18	4d	1	0.25mi
11 Ferris Ln Palm Coast, FL	3.0	2.0	1500	$2,800	$1.87	4d	1	0.42mi
58 Club House Dr Palm Coast, FL	2.0	1.5	1216	$1,795	$1.48	25d	1	0.52mi
20 Clarendon Ct N Palm Coast, FL	3.0	2.0	1883	$2,675	$1.42	4d	1	0.64mi
15 Florida Park Dr #6 Palm Coast, FL	2.0	1.5	1159	$1,450	$1.25	4d	1	0.73mi
24 Claridge Ct S Palm Coast, FL	3.0	2.0	1817	$3,600	$1.98	25d	1	0.80mi
13 Freemont Ct Palm Coast, FL	3.0	2.0	1637	$2,300	$1.41	4d	1	0.80mi
214 Coral Reef Ct N Unit B Palm Coast, FL	4.0	2.0	1300	$1,850	$1.42	4d	1	0.87mi
27 Cooper Ln Palm Coast, FL	3.0	2.0	1446	$6,500	$4.50	25d	1	0.88mi
87 Club House Dr Palm Coast, FL	3.0	2.0	1265	$2,500	$1.98	25d	1	0.90mi
10 Cormorant Ct Palm Coast, FL	3.0	2.0	1902	$2,800	$1.47	13d	1	0.94mi
27 Classic Ct S Palm Coast, FL	3.0	2.0	2073	$3,200	$1.54	25d	1	0.97mi
16 Courtney Pl Palm Coast, FL	2.0	2.0	1510	$2,100	$1.39	25d	1	0.98mi
13 Courtney Pl Palm Coast, FL	2.0	2.0	1292	$1,700	$1.32	4d	1	1.02mi
42 Farmsworth Dr Unit A Palm Coast, FL	3.0	2.0	1338	$1,995	$1.49	4d	1	1.04mi
14 Colechester Ln Palm Coast, FL	3.0	2.0	2033	$3,000	$1.48	25d	1	1.05mi
1 Fanshawe Ln Unit 1B Palm Coast, FL	3.0	2.5	2085	$2,350	$1.13	25d	1	1.07mi
1 Fanshawe Ln Palm Coast, FL	3.0	2.5	2085	$2,350	$1.13	16d	1	1.07mi
179 Misty Harbor Trce Palm Coast, FL	3.0	2.5	1941	$2,300	$1.18	16d	1	1.08mi
90a Farmsworth Dr Palm Coast, FL	2.0	2.0	1125	$1,400	$1.24	4d	1	1.08mi
9 Collinson Ct Palm Coast, FL	3.0	2.0	1276	$2,250	$1.76	4d	1	1.13mi
59 Fallen Oak Ln Unit 1261618P Palm Coast, FL	3.0	3.0	1797	$3,355	$1.87	16d	1	1.15mi
2 Pinehurst Pl Palm Coast, FL	2.0	2.0	1177	$1,475	$1.25	25d	1	1.16mi
2 Pinehurst Pl Palm Coast, FL	2.0	2.0	1177	$1,475	$1.25	23d	1	1.16mi
2 Pinehurst Pl #2 Palm Coast, FL	2.0	2.0	1177	$1,575	$1.34	25d	1	1.16mi
51 Blairsville Dr Palm Coast, FL	2.0	2.0	1240	$1,750	$1.41	25d	1	1.18mi
14 Cedarview Ct Palm Coast, FL	3.0	2.0	1462	$2,200	$1.50	25d	1	1.18mi
35 Captains Walk Palm Coast, FL	3.0	2.5	1565	$2,400	$1.53	25d	1	1.20mi
3 Fairways Cir Unit 3 Palm Coast, FL	2.0	2.0	1150	$1,395	$1.21	25d	1	1.22mi
15 Columbia Ln Unit A Palm Coast, FL	3.0	2.0	1260	$1,650	$1.31	25d	1	1.22mi
21 Farnell Ln Unit B Palm Coast, FL	3.0	2.0	1211	$1,550	$1.28	16d	1	1.23mi
7 Blairton Ct Palm Coast, FL	2.0	2.0	1263	$1,500	$1.19	13d	1	1.28mi
36 Oxford Ln Palm Coast, FL	2.0	2.0	1098	$1,595	$1.45	25d	1	1.28mi
13 Surrey Ct Palm Coast, FL	3.0	2.0	1338	$1,600	$1.20	25d	1	1.29mi
101 Palm Harbor Pkwy Unit A404 Palm Coast, FL	2.0	1.5	1600	$1,700	$1.06	25d	1	1.29mi
13 Surrey Ct #13 Palm Coast, FL	3.0	2.0	1338	$1,650	$1.23	25d	1	1.29mi
115 Riverview Bnd S #2145 Palm Coast, FL	3.0	2.0	1575	$3,000	$1.90	16d	1	1.30mi
115 Riverview Bnd S #2145 Palm Coast, FL	3.0	2.0	1575	$3,000	$1.90	4d	1	1.30mi

Listing history 18 events

1. 2026-06-21
   days on market $249,900 Active 33 DOM
2. 2026-06-18
   days on market $249,900 Active 30 DOM
3. 2026-06-17
   days on market $249,900 Active 29 DOM
4. 2026-06-16
   days on market $249,900 Active 28 DOM
5. 2026-06-15
   days on market $249,900 Active 27 DOM
6. 2026-06-14
   days on market $249,900 Active 25 DOM
7. 2026-06-13
   days on market $249,900 Active 24 DOM
8. 2026-06-10
   days on market $249,900 Active 22 DOM
9. 2026-06-09
   days on market $249,900 Active 21 DOM
10. 2026-06-08
    days on market $249,900 Active 20 DOM
11. 2026-06-07
    days on market $249,900 Active 19 DOM
12. 2026-06-03
    days on market $249,900 Active 15 DOM
13. 2026-06-02
    days on market $249,900 Active 14 DOM
14. 2026-06-01
    days on market $249,900 Active 13 DOM
15. 2026-05-31
    days on market $249,900 Active 12 DOM
16. 2026-05-20
    listed $249,900 Active
17. 2001-12-19
    soldstatus $76,900
18. 1981-01-01
    soldstatus $65,000

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 21 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: $26,714
• − Mortgage interest: −$13,998
• − Property taxes: −$3,748
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,137
• − Management: −$2,137
• − Depreciation: −$7,270
• Taxable loss: −$3,826
• Est. tax savings @ 24.0%: +$918
• After-tax cash flow: $1,298/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

+284.5% since first listed

3 events — show timeline

• 2026-05-20 Listed $249,900 Stellar MLS as Distributed by MLS Grid
• 2001-12-19 Sold (Public Records) $76,900 Public Records
• 1981-01-01 Sold (Public Records) $65,000 Public Records

Property tax history

-12.4%/yr

Latest (2025): $381 · +4.0% YoY. Source: county tax records.