16 Pine Hurst Ln · Palm Coast, FL 32164

$395,000

6 bd · 4.0 ba · 2,631 sqft · MultiFamily · 104 Days on market

Built 2001 Good condition 10,018 sqft lot 3-car garage $150/sqft · 10% below area Est $438k · 10% 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).

• Cash flow +14.9/30.0
• ARV discount +12.0/15.0
• Schools +4.9/10.0
• DSCR +4.6/10.0
• 1% rule +4.1/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Excellent investment opportunity in the heart of Palm Coast! This well-maintained duplex offers a total of 6 bedrooms, 4 bathrooms, and over 2,630 sq ft of living space, along with ample parking. Priced at $150 per square foot, this is a rare find, perfect for investors seeking strong rental potential or owner-occupants looking to offset their mortgage by living in one unit and renting the other. Each spacious unit features 3 bedrooms, 2 bathrooms, and a one-and-a-half car garage. Durable concrete block construction, enhanced with recent upgrades and finishes, including new water heaters and air conditioners. This property offers long-term value and peace of mind.

Key facts

• Easy access to i95
• 0.23 acre lot
• 3 garage spots

Tags

• WELL MAINTAINED DUPLEX
• RECENT UPDATES AND FINISHES
• EASY ACCESS TO I95

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $395k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $118 ($1k/yr) — positive. Per door: $59/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $360k (8.7% below list).
• Recommended offer: $359k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 3.7% 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: Lewis E. Wadsworth Elementary (math 54% / reading 57%, grade C, #855 of 2,144 statewide, top 41%, 743 students, 68% 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); 1737 active listings in the ZIP; solid renter incomes; 2,588 units permitted in Flagler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 104 days — a 9% lower offer ($359k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 3→9/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $359,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.91% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.28%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (median comp): $438,380
• List price: $395,000
• Delta: -9.90%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Pine Hurst Ln Unit A&B	0.02mi	6/4.0	2,503 (-5%)	12mo	$372,000	$149	81
5 Rainstone Ln	0.41mi	6/4.0	2,575 (-2%)	3mo	$472,500	$183	75
20 Pine Hill Ln	0.06mi	6/4.0	2,956 (+12%)	7mo	$550,000	$186	70
35 Pine Hill Ln Unit A	0.18mi	6/4.0	2,464 (-6%)	16mo	$435,000	$177	68
6 Rainbow Ln	0.39mi	6/4.0	2,735 (+4%)	11mo	$550,000	$201	66
25 Rainstone Ln	0.52mi	6/4.0	2,752 (+5%)	5mo	$425,000	$154	64
2 Rainbow Ln Unit A&B	0.37mi	6/4.0	2,377 (-10%)	4mo	$510,000	$215	63
6 Ponderosa Ln Unit A & B	0.59mi	6/4.0	2,732 (+4%)	9mo	$407,000	$149	59
3 Prosperity Ln Unit A/B	0.73mi	6/4.0	2,732 (+4%)	1mo	$370,000	$135	58
37 Ponce Deleon Dr #A	0.63mi	6/4.0	2,769 (+5%)	7mo	$570,000	$206	56
16 Prospect Ln	0.67mi	6/4.0	2,462 (-6%)	9mo	$370,000	$150	50
11 Prospect Ln	0.69mi	6/4.0	2,400 (-9%)	15mo	$543,000	$226	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 · 1.18% rent growth · sell at horizon

5-year hold

• IRR: -16.3%
• Equity multiple: 0.43×
• Total profit: $-62,909
• Equity at exit: $58,896

10-year hold

• IRR: -11.6%
• Equity multiple: 0.36×
• Total profit: $-70,518
• Equity at exit: $34,152

Cash invested: $110,600 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active · 4 under contract
• Months of supply: 7.5 mo (13%/mo absorbed)
• Median asking: $465,000 ($187/sqft)
• Median days on market: 193 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -11.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32164

• Home prices YoY: -6.3%
• Rents YoY: 1.2%
• Active inventory: 1737
• Price-to-rent: 18.3×

Monthly cashflow live

• Estimated rent: $3,605 high
• Mortgage (P&I): −$2,071
• Tax est. 1.5%: −$494 /mo · $5,925/yr
• Insurance: −$165
• HOA: −$0
• Vacancy / Maint / Mgmt: −$757
• Net cashflow: $118

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,606
Total (2 units)			$3,605

Break-even live

Break-even rent $3,455

Max offer price $395,000

Occupancy floor 92%

Sensitivity live

Price	-10% $391	-5% $255	+0% $118	+5% $-18	+10% $-155
Rent	-10% $-167	-5% $-24	+0% $118	+5% $261	+10% $403
Rate	-1.0pp $317	-0.5pp $219	base $118	+0.5pp $16	+1.0pp $-88

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: $98,750
• Closing costs: $11,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22 Pine Hill Ln Palm Coast, FL	2.0	2.0	977	$1,399	$1.43	117d	1	0.06mi
2 Pine Hurst Ln Unit 2 Palm Coast, FL	2.0	2.0	1177	$1,475	$1.25	119d	1	0.11mi
5 Pine Haven Dr Palm Coast, FL	3.0	2.0	1635	$1,850	$1.13	110d	1	0.14mi
3 Pine Haven Dr Palm Coast, FL	3.0	2.0	1162	$1,850	$1.59	98d	1	0.14mi
27 Pine Haven Dr Palm Coast, FL	2.0	2.0	977	$1,525	$1.56	9d	1	0.14mi
14 Pitt Ln Palm Coast, FL	3.0	2.0	1481	$1,650	$1.11	9d	1	0.16mi
38 Pine Hill Ln Unit B Palm Coast, FL	3.0	2.0	1400	$1,700	$1.21	88d	1	0.17mi
38 Pine Hill Ln Palm Coast, FL	3.0	2.0	1400	$1,750	$1.25	110d	1	0.17mi
38 Pine Hurst Ln Unit B Palm Coast, FL	3.0	2.0	1291	$1,600	$1.24	119d	1	0.18mi
38 Pine Hurst Ln Palm Coast, FL	3.0	2.0	1291	$1,600	$1.24	9d	1	0.18mi
37 Pine Hill Ln Unit B Palm Coast, FL	3.0	2.0	1245	$1,500	$1.20	9d	1	0.18mi
26 Pitt Ln Palm Coast, FL	3.0	2.0	1502	$1,995	$1.33	110d	1	0.20mi
42 Pine Hill Ln Palm Coast, FL	2.0	2.0	977	$1,375	$1.41	88d	1	0.20mi
25 Radium Ln Palm Coast, FL	3.0	2.0	1211	$1,795	$1.48	63d	1	0.31mi
38 Pinelynn Dr Palm Coast, FL	4.0	2.0	1617	$1,985	$1.23	119d	1	0.32mi
27 Princess Rose Dr Palm Coast, FL	3.0	2.0	1249	$1,789	$1.43	63d	1	0.33mi
2 Rainbow Ln Unit A Palm Coast, FL	3.0	2.0	1185	$1,700	$1.43	78d	1	0.39mi
2 Rainbow Ln Unit A Palm Coast, FL	3.0	2.0	1209	$1,700	$1.41	107d	1	0.39mi
2 Rainbow Ln Unit B Palm Coast, FL	3.0	2.0	1185	$1,700	$1.43	98d	1	0.39mi
2 Rainbow Ln Unit B Palm Coast, FL	3.0	2.0	1185	$1,800	$1.52	119d	1	0.39mi
34 Raintree Pl Palm Coast, FL	3.0	2.0	1327	$1,700	$1.28	9d	1	0.41mi
17 Rainbow Ln Unit B Palm Coast, FL	3.0	2.0	1190	$1,750	$1.47	119d	1	0.47mi
10 Rainstone Ln Palm Coast, FL	3.0	2.0	1200	$1,550	$1.29	9d	1	0.47mi
18 Rainbow Ln Palm Coast, FL	2.0	2.0	977	$1,475	$1.51	63d	1	0.48mi
44 Pinetree Dr Palm Coast, FL	3.0	2.0	2357	$2,000	$0.85	63d	1	0.49mi
20 Rainstone Ln Unit B Palm Coast, FL	4.0	2.0	1535	$1,750	$1.14	6d	1	0.53mi
9 White Hawk Pl Palm Coast, FL	3.0	2.0	1608	$1,900	$1.18	98d	1	0.54mi
131 Rae Dr Palm Coast, FL	4.0	2.0	1738	$2,150	$1.24	98d	1	0.54mi
7 Pritchard Dr Palm Coast, FL	3.0	2.0	1287	$1,525	$1.18	9d	1	0.54mi
24 Prosperity Ln Unit B Palm Coast, FL	3.0	2.0	1187	$1,750	$1.47	98d	1	0.55mi
23 Pony Express Dr Palm Coast, FL	2.0	2.0	977	$1,525	$1.56	9d	1	0.55mi
21 Pony Express Dr Unit A Palm Coast, FL	3.0	2.0	1287	$1,700	$1.32	9d	1	0.56mi
58 Raleigh Dr Palm Coast, FL	4.0	3.0	2623	$2,795	$1.07	88d	1	0.56mi
13 Pinetree Dr Palm Coast, FL	3.0	2.0	1326	$1,900	$1.43	9d	1	0.57mi
4 Pin Oak Dr Palm Coast, FL	4.0	2.0	2236	$2,200	$0.98	63d	1	0.58mi
9 Pony Express Dr Palm Coast, FL	2.0	2.0	1400	$1,450	$1.04	119d	1	0.59mi
21 Prospect Ln Unit B Palm Coast, FL	3.0	2.0	1500	$1,450	$0.97	0d	1	0.59mi
7 Pony Express Dr Unit A Palm Coast, FL	3.0	2.0	1350	$1,750	$1.30	119d	1	0.59mi
3 Pinwheel Ln Palm Coast, FL	3.0	2.0	1270	$2,100	$1.65	119d	1	0.60mi
5 Pontiac Ln Unit B Palm Coast, FL	3.0	2.0	1306	$1,350	$1.03	9d	1	0.62mi

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Parking: Total of 11 parking spacesAttached 3-car garageAdditional parking and off-street parkingGarage with door opener
• Utilities: Cable availableElectricity connectedWater connectedSewer connected
• Home design: Duplex (residential income property)Approximately 3,447 total finished area
• Exterior features: 0.23-acre lotSubdivision: Palm Coast Sec 20

Interior

• Bathrooms: Four full bathrooms
• Heating & cooling: Central heatingCentral air conditioningSeparate meters for cooling
• Interior features: Multi-family/residential income use (duplex)Split possible lot

Listing history 29 events

1. 2026-07-07
   days on market $395,000 Active 104 DOM
2. 2026-07-06
   days on market $395,000 Active 103 DOM
3. 2026-07-05
   days on market $395,000 Active 102 DOM
4. 2026-07-03
   days on market $395,000 Active 100 DOM
5. 2026-07-02
   days on market $395,000 Active 99 DOM
6. 2026-07-01
   days on market $395,000 Active 98 DOM
7. 2026-06-30
   days on market $395,000 Active 97 DOM
8. 2026-06-29
   days on market $395,000 Active 96 DOM
9. 2026-06-28
   days on market $395,000 Active 95 DOM
10. 2026-06-28
    days on market $395,000 Active 94 DOM
11. 2026-06-27
    days on market $395,000 Active 93 DOM
12. 2026-06-25
    days on market $395,000 Active 91 DOM
13. 2026-06-23
    days on market $395,000 Active 89 DOM
14. 2026-06-21
    days on market $395,000 Active 88 DOM
15. 2026-06-18
    days on market $395,000 Active 85 DOM
16. 2026-06-17
    days on market $395,000 Active 84 DOM
17. 2026-06-16
    days on market $395,000 Active 83 DOM
18. 2026-06-15
    days on market $395,000 Active 82 DOM
19. 2026-06-14
    days on market $395,000 Active 80 DOM
20. 2026-06-13
    days on market $395,000 Active 79 DOM
21. 2026-06-10
    days on market $395,000 Active 77 DOM
22. 2026-06-09
    days on market $395,000 Active 76 DOM
23. 2026-06-08
    days on market $395,000 Active 75 DOM
24. 2026-06-07
    days on market $395,000 Active 74 DOM
25. 2026-06-03
    days on market $395,000 Active 70 DOM
26. 2026-06-02
    days on market $395,000 Active 69 DOM
27. 2026-06-01
    days on market $395,000 Active 68 DOM
28. 2026-05-31
    days on market $395,000 Active 67 DOM
29. 2026-03-25
    listed $395,000 Active

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 3 d/yr ≥106°F today · 9 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: $43,260
• − Mortgage interest: −$22,126
• − Property taxes: −$5,925
• − Insurance: −$1,975
• − Repairs & maintenance: −$3,461
• − Management: −$3,461
• − Depreciation: −$11,491
• Taxable loss: −$5,179
• Est. tax savings @ 24.0%: +$1,243
• After-tax cash flow: $2,661/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab Est. rehab $13,155–$39,465 screening

This well-maintained and recently updated duplex is ready for immediate occupancy and investment. It offers a good return on investment with minimal maintenance required.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace old appliances — Modernizes the kitchen and improves rental appeal ↑
• Both Update bathroom fixtures — Enhances the bathroom's appearance and rental appeal ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 49/100

Zoned Schools

Elementary Lewis E. Wadsworth Elementary C FL #855/2,144 Nat'l #9,513/41,679 Middle Buddy Taylor Middle School C- FL #288/571 Nat'l #4,042/14,009 High Flagler-Palm Coast High School F FL #248/667 Nat'l #7,376/17,239

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

C Composite livability gradescore 69/100

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 · 123,474 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: 20% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Parking: Total of 11 parking spacesAttached 3-car garageAdditional parking and off-street parkingGarage with door opener
• Utilities: Cable availableElectricity connectedWater connectedSewer connected
• Home design: Duplex (residential income property)Approximately 3,447 total finished area
• Exterior features: 0.23-acre lotSubdivision: Palm Coast Sec 20

Interior

• Bathrooms: Four full bathrooms
• Heating & cooling: Central heatingCentral air conditioningSeparate meters for cooling
• Interior features: Multi-family/residential income use (duplex)Split possible lot

Price history

1 event — show timeline

• 2026-03-25 Listed $395,000 Daytona MLS