9 Blackberry Pl · Palm Coast, FL 32137

$279,900

3 bd · 2.0 ba · 2,043 sqft · SingleFamily public records · 24 Days on market

Built 1988 10,019 sqft lot Est $343k · 18% under

---

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).

• Cash flow +19.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• Schools +4.6/10.0
• 1% rule +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Alert! Handyman special.

Key facts

• Screened patio
• Open floor plan
• Laminate flooring

Tags

• SCREENED PATIO
• FENCED YARD
• STRONG FOUNDATION
• WALKING AND BIKING TRAILS
• OPEN FLOOR PLAN
• LAMINATE FLOORING

Property features AI

Finance

• Other: Homestead exempt; No lease restrictions
• HOA & community: Pets allowed: cats and dogs; Located in the Woodlands development

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public sewer; Water connected; Electricity connected; Cable available; Phone available; Broadband/high-speed internet available; Public utilities
• Home design: Single family residence; One-story home; North-facing
• Construction: Stucco construction; Tile roof; Slab foundation; Built as completed (residence)
• Exterior features: Rain gutters; Asphalt road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Ceiling fans; Walk-in closet(s)
• Laundry & utility: Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/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 $258k (7.8% below list).
• Recommended offer: $258k (7.8% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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 24d 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 37% 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 $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 24 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y ago 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 $160k; list at $280k implies a 75% 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 $258,055 (7.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.92% ✗
• Cap rate: 7.58%
• Cash-on-cash: 4.58%
• DSCR: 1.20
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $343,224
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Black Oak Ct	0.08mi	4/2.0 (+1)	2,107 (+3%)	4mo	$295,000	$140	83
81 Black Bear Ln	0.14mi	4/2.0 (+1)	2,015 (-1%)	15mo	$328,000	$163	74
20 Blakeshire Pl	0.40mi	3/2.0	2,086 (+2%)	11mo	$250,000	$120	69
1 Blakeshire Pl	0.45mi	3/2.0	2,084 (+2%)	12mo	$350,000	$168	66
108 Black Bear Ln	0.11mi	3/2.0	1,810 (-11%)	13mo	$280,000	$155	64
7 Blackthorn Ct	0.12mi	3/2.0	1,761 (-14%)	10mo	$239,000	$136	63
59 Blakeport Ln	0.52mi	4/2.0 (+1)	2,036 (-0%)	10mo	$330,000	$162	62
58 Blare Castle Dr	0.60mi	4/2.5 (+1)	2,086 (+2%)	1mo	$355,000	$170	61
4 Blakeview Ct	0.47mi	3/2.0	1,781 (-13%)	1mo	$355,000	$199	56
30 Blakeshire Pl	0.39mi	4/2.0 (+1)	1,907 (-7%)	13mo	$377,000	$198	55
20 Blare Dr	0.30mi	3/2.0	1,769 (-13%)	13mo	$342,500	$194	53
17 Blakeshire Pl	0.43mi	3/2.0	1,804 (-12%)	12mo	$302,500	$168	51

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: -11.4%
• Equity multiple: 0.59×
• Total profit: $-31,839
• Equity at exit: $41,734

10-year hold

• IRR: -5.4%
• Equity multiple: 0.68×
• Total profit: $-24,986
• Equity at exit: $24,201

Cash invested: $78,372 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,581 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$155 /mo · $1,858/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $299

Break-even live

Break-even rent $2,202

Max offer price $279,900

Occupancy floor 83%

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Blackfoot Ct Palm Coast, FL	4.0	2.0	2231	$2,900	$1.30	23d	1	0.11mi
8 Blare Dr Palm Coast, FL	2.0	2.0	1428	$1,650	$1.16	11d	1	0.32mi
18 Preston Ln Palm Coast, FL	3.0	2.0	1832	$2,200	$1.20	3d	1	1.08mi
16 Courtney Pl Palm Coast, FL	2.0	2.0	1510	$2,100	$1.39	23d	1	1.20mi
27 Cooper Ln Palm Coast, FL	3.0	2.0	1446	$6,500	$4.50	23d	1	1.30mi
87 Patric Dr Palm Coast, FL	4.0	3.0	2900	$2,300	$0.79	3d	1	1.37mi
1200 Canopy Walk Ln #1235 Palm Coast, FL	3.0	2.0	1712	$2,550	$1.49	23d	1	1.44mi
124 Plainview Dr Unit B Palm Coast, FL	3.0	2.0	1600	$1,650	$1.03	3d	1	1.49mi

Listing history 29 events

1. 2026-06-18
   days on market $279,900 Active 24 DOM
2. 2026-06-17
   days on market $279,900 Active 23 DOM
3. 2026-06-16
   days on market $279,900 Active 22 DOM
4. 2026-06-15
   days on market $279,900 Active 21 DOM
5. 2026-06-14
   days on market $279,900 Active 19 DOM
6. 2026-06-13
   days on market $279,900 Active 18 DOM
7. 2026-06-10
   days on market $279,900 Active 16 DOM
8. 2026-06-09
   days on market $279,900 Active 15 DOM
9. 2026-06-08
   days on market $279,900 Active 14 DOM
10. 2026-06-07
    days on market $279,900 Active 13 DOM
11. 2026-06-03
    days on market $279,900 Active 9 DOM
12. 2026-06-02
    days on market $279,900 Active 8 DOM
13. 2026-06-01
    days on market $279,900 Active 7 DOM
14. 2026-05-31
    days on market $279,900 Active 6 DOM
15. 2026-05-31
    days on market $279,900 Active 5 DOM
16. 2026-05-25
    listed $279,900 Active
17. 2026-05-11
    historical
18. 2026-04-14
    listed $285,000 Active
19. 2020-03-18
    soldstatus $160,000
20. 2020-03-11
    soldstatus $160,000 33-char remark

    Show marketing remark (33 chars)

    Investor Alert! Handyman special.

21. 2020-02-15
    listed $179,500 33-char remark

    Show marketing remark (33 chars)

    Investor Alert! Handyman special.

22. 2015-01-07
    soldstatus $120,000
23. 2015-01-06
    soldstatus $120,000
24. 2014-10-04
    listed $127,900
25. 2014-08-14
    listed $127,900
26. 2014-07-14
    soldstatus $92,000
27. 2014-07-11
    soldstatus $92,000
28. 2013-11-25
    listed $96,000
29. 1988-12-01
    soldstatus $92,500

ⓘ 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: $1,858 · $155/mo
• Projected year-2 tax: $2,323 · $194/mo
• Expected delta: +$465/yr (+$39/mo · 25.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 47% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $30,967
• − Mortgage interest: −$15,679
• − Property taxes: −$1,858
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,477
• − Management: −$2,477
• − Depreciation: −$8,143
• Taxable loss: −$1,067
• Est. tax savings @ 24.0%: +$256
• After-tax cash flow: $3,848/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

+202.6% since first listed

14 events — show timeline

• 2026-05-25 Listed $279,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Listed $285,000 Stellar MLS as Distributed by MLS Grid
• 2020-03-18 Sold (Public Records) $160,000 Public Records
• 2020-03-11 Sold (MLS) $160,000 Stellar MLS as Distributed by MLS Grid
• 2020-02-15 Listed $179,500 Stellar MLS as Distributed by MLS Grid
• 2015-01-07 Sold (Public Records) $120,000 Public Records
• 2015-01-06 Sold (MLS) $120,000 Stellar MLS as Distributed by MLS Grid
• 2014-10-04 Listed $127,900 Daytona MLS
• 2014-08-14 Listed $127,900 Stellar MLS as Distributed by MLS Grid
• 2014-07-14 Sold (Public Records) $92,000 Public Records
• 2014-07-11 Sold (MLS) $92,000 Stellar MLS as Distributed by MLS Grid
• 2013-11-25 Listed $96,000 Stellar MLS as Distributed by MLS Grid
• 1988-12-01 Sold (Public Records) $92,500 Public Records

Property tax history

-1.2%/yr

Latest (2025): $1,858 · +4.0% YoY. Source: county tax records.