30 Oriole Rd · Palm Coast, FL 32164

$249,989

3 bd · 2.0 ba · 1,401 sqft · Land · 176 Days on market

Built 2025 $98/mo HOA · 5% of rent ↓ 14% since listing

---

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 +15.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Schools +4.6/10.0
• 1% rule +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Starlight Homes at Sabal Preserve at Town Center! Introducing the stunning Enterprise floor plan thoughtfully designed 3-bedroom, 2-bathroom home offering 1,401 sq. ft. of comfortable living space on a desirable corner lot in one of Palm Coast's most sought-after communities. This home features 9-foot ceilings and an inviting open-concept layout, perfect for both everyday living and entertaining. The modern kitchen is equipped with granite countertops, GE stainless steel appliances, and ample cabinetry, seamlessly flowing into the spacious living and dining areas filled with natural light. The primary bedroom provides a walk-in closet and a beautiful bathroom with quartz counter

Key facts

• Modern kitchen
• Granite countertops
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• MODERN KITCHEN
• GRANITE COUNTERTOPS
• GE STAINLESS STEEL APPLIANCES
• GENEROUS CLOSET SPACE
• BEAUTIFULLY APPOINTED BATH

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $98; Community features include maintenance of grounds, park, playground, and sidewalks; CDD fee applicable (approx. $64.56)

Exterior

• Parking: Garage; 2-car garage
• Utilities: Public sewer; Electricity connected; Sewer connected
• Home design: Single-family residence; One story; Home faces south
• Construction: Fiber cement and frame construction; Shingle roof
• Exterior features: Community pool (not private); Sprinklers in front; Private road frontage with asphalt surface

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms (primary bedroom downstairs)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Kitchen island; Open floorplan; Pantry; Primary bathroom with shower (no tub); Split bedroom layout; Walk-in closet(s)
• Laundry & utility: In-unit laundry; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $101 ($1k/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 $214k (14.5% below list).
• Recommended offer: $214k (14.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Rymfire Elementary School (math 55% / reading 55%, grade C, #872 of 2,144 statewide, top 42%, 892 students, 67% FRL); Buddy Taylor Middle School (math 50% / reading 45%, grade C-, #288 of 571 statewide, top 51%, 1,343 students, 63% FRL); Flagler-Palm Coast High School (math 36% / reading 51%, grade F, #248 of 667 statewide, top 38%, 2,523 students, 52% FRL).
• Market conditions: Rents rising (+1.2%/yr); 1380 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 34% of the median local income ($76k/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 $8k 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 176 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.

Recommended offer $213,855 (14.5% below list)

Questions for the listing agent

1. It's been on market 176 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.86% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.74%
• DSCR: 1.08
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.18% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.46×
• Total profit: $-37,960
• Equity at exit: $37,274

10-year hold

• IRR: -10.2%
• Equity multiple: 0.43×
• Total profit: $-40,185
• Equity at exit: $21,614

Cash invested: $69,997 (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 32164

• Home prices YoY: -6.3%
• Rents YoY: 1.2%
• Active inventory: 1380
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,139 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$75 /mo · $901/yr
• Insurance: −$104
• HOA: −$98
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $101

Break-even live

Break-even rent $2,010

Max offer price $249,989

Occupancy floor 90%

Sensitivity live

Price	-10% $243	-5% $172	+0% $101	+5% $31	+10% $-40
Rent	-10% $-68	-5% $17	+0% $101	+5% $186	+10% $270
Rate	-1.0pp $227	-0.5pp $165	base $101	+0.5pp $36	+1.0pp $-29

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: $62,497
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Oriole Rd Palm Coast, FL	3.0	2.0	1401	$2,400	$1.71	16d	1	0.11mi
8 Oriole Rd Palm Coast, FL	3.0	2.0	1339	$2,400	$1.79	5d	1	0.11mi
746 Town Center Blvd Palm Coast, FL	2.0	2.0	1170	$1,612	$1.38	5d	15	0.57mi
3 Port Ln Palm Coast, FL	3.0	2.0	1442	$1,750	$1.21	5d	1	0.92mi
15 Postman Ln Palm Coast, FL	4.0	2.0	1728	$1,975	$1.14	5d	1	0.96mi
11 Postman Ln Palm Coast, FL	3.0	2.0	1215	$1,873	$1.54	25d	1	0.97mi
85 Pony Express Dr Palm Coast, FL	3.0	2.0	1287	$1,675	$1.30	5d	1	1.14mi
65 Pony Express Dr Unit B Palm Coast, FL	3.0	2.0	1250	$1,520	$1.22	25d	1	1.15mi
57 Pilgrim Dr Palm Coast, FL	3.0	2.0	1680	$2,049	$1.22	5d	1	1.16mi
65B Pony Express Dr Palm Coast, FL	3.0	2.0	1250	$1,495	$1.20	23d	1	1.16mi
33 Pinwheel Ln Palm Coast, FL	3.0	2.0	1500	$2,400	$1.60	25d	1	1.18mi
29 Pony Ln Unit A Palm Coast, FL	3.0	2.0	1311	$1,625	$1.24	5d	1	1.20mi
30 Pony Ln Unit A Palm Coast, FL	3.0	2.0	1198	$1,600	$1.34	23d	1	1.20mi
100 Wilton Cir Palm Coast, FL	1.0–3.0	1.0–2.0	1017	$2,430	$2.39	5d	24	1.21mi
27 Ponderosa Ln Palm Coast, FL	2.0	2.0	977	$1,500	$1.54	5d	1	1.21mi
57 Pony Express Dr Palm Coast, FL	2.0	2.0	977	$1,475	$1.51	16d	1	1.22mi
53 Pony Express Dr Palm Coast, FL	3.0	2.0	1305	$1,595	$1.22	25d	1	1.25mi
17 Ponderosa Ln Palm Coast, FL	3.0	2.0	1287	$1,575	$1.22	25d	1	1.29mi
56 Pine Brook Dr Palm Coast, FL	3.0	2.0	1500	$1,895	$1.26	16d	1	1.31mi
101 Brookhaven Ct N Palm Coast, FL	2.0–3.0	2.0–2.5	1178	$1,832	$1.55	5d	10	1.31mi
11 Pony Ln Unit B Palm Coast, FL	3.0	2.0	1226	$1,680	$1.37	25d	1	1.35mi
43 Ponce Deleon Dr Unit B Palm Coast, FL	3.0	2.0	1298	$1,800	$1.39	5d	1	1.35mi
402 Tuscan Reserve Dr Palm Coast, FL	1.0–3.0	1.0–2.0	997	$2,076	$2.08	5d	10	1.36mi
10 Pontiac Ln Unit B Palm Coast, FL	4.0	2.0	1524	$1,825	$1.20	5d	1	1.36mi
3 Pinwheel Ln Palm Coast, FL	3.0	2.0	1270	$2,100	$1.65	25d	1	1.41mi
101 Haven Blvd Palm Coast, FL	2.0–3.0	2.0	1115	$2,069	$1.86	5d	22	1.42mi
13 Pilgrim Dr Palm Coast, FL	4.0	2.0	1617	$2,060	$1.27	23d	1	1.42mi
9 Pony Express Dr Palm Coast, FL	2.0	2.0	1400	$1,450	$1.04	25d	1	1.45mi
7 Pony Express Dr Unit A Palm Coast, FL	3.0	2.0	1350	$1,750	$1.30	25d	1	1.45mi
32 Emerson Dr Palm Coast, FL	3.0	2.0	1510	$2,150	$1.42	5d	1	1.48mi

HOA detail

• Monthly dues: $98 · $1,176/yr

Listing history 12 events

1. 2026-05-08
   status Pending
2. 2026-04-30
   price $249,989
3. 2026-03-25
   price $249,990
4. 2026-03-14
   price $270,990
5. 2026-03-03
   price $280,990
6. 2026-02-27
   price $270,990
7. 2026-02-26
   price $282,990
8. 2026-02-04
   price $292,990
9. 2026-01-12
   price $269,990
10. 2025-12-09
    price $291,990
11. 2025-12-03
    price $292,990
12. 2025-11-07
    listed $291,990 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: $901 · $75/mo
• Projected year-2 tax: $2,075 · $173/mo
• Expected delta: +$1,174/yr (+$98/mo · 130.3%)

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

Taxation est. · year 1

• Rental income: $25,663
• − Mortgage interest: −$14,003
• − Property taxes: −$901
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,053
• − Management: −$2,053
• − HOA: −$1,176
• − Depreciation: −$7,272
• Taxable loss: −$3,046
• Est. tax savings @ 24.0%: +$731
• After-tax cash flow: $1,946/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): 56,658
• Household income: $76,399
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 1291.0

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 (65%)
• Race & ethnicity: White 65% Hispanic / Latino 14% Black 13% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 2%
• Common ancestry: Romanian 3% Russian 2% Slovak 2%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 81% English-only · Spanish 9% Russian/Polish/Slavic 3% Other Indo-European 3%

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: ▼ -19.89%
• Current HPI: 297.4942
• Rent YoY: ▲ 1.18%
• 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

-14.4% since first listed

12 events — show timeline

• 2026-05-08 Pending — realMLS
• 2026-04-30 Price Changed $249,989 realMLS
• 2026-03-25 Price Changed $249,990 realMLS
• 2026-03-14 Price Changed $270,990 realMLS
• 2026-03-03 Price Changed $280,990 realMLS
• 2026-02-27 Price Changed $270,990 realMLS
• 2026-02-26 Price Changed $282,990 realMLS
• 2026-02-04 Price Changed $292,990 realMLS
• 2026-01-12 Price Changed $269,990 realMLS
• 2025-12-09 Price Changed $291,990 realMLS
• 2025-12-03 Price Changed $292,990 realMLS
• 2025-11-07 Listed $291,990 realMLS