6 Indian Trl · Ormond Beach, FL 32174

$239,900

2 bd · 2.0 ba · 1,439 sqft · Townhouse public records · 8 Days on market

Built 1982 2,975 sqft lot $165/mo HOA · 8% of rent

---

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 +11.9/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• DSCR +3.5/10.0
• 1% rule +3.3/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

THE TRAILS in Ormond Beach! Highly desirable single story end unit. Block construction- this 2bed/2bath is flooded with natural light & features an open floor plan. Beautiful stone fireplace is the focal point of the living area. Eat in kitchen w/ bar that is open to the dining area. Perfect layout for entertaining guests! French doors lead to screened porch which is great for enjoying the Florida Lifestyle allowing for indoor/outdoor enjoyment. Primary suite features walk-in closet and private patio and is fully fenced. Guest bedroom is completely separate and adjacent to full bath. Covered screened & secured entry leads from garage to front door. Well maintained home- Roof &a

Key facts

• Open floor plan
• Eat in kitchen
• Private patio

Tags

• OPEN FLOOR PLAN
• STONE FIREPLACE
• EAT IN KITCHEN
• SCREENED PORCH
• WALK IN CLOSET
• PRIVATE PATIO

Property features AI

Finance

• Other: Pets allowed
• Financial info: Association fees listed quarterly (multiple fee entries recorded)
• HOA & community: Homeowners association membership required; Quarterly HOA fees (derived monthly approx. $87); Community amenities include clubhouse, pool, jogging path, RV/boat storage, and grounds maintenance (grounds maintenance included in fee)

Exterior

• Parking: Detached features not specified; 2-car garage with garage door opener
• Security: Other security features
• Utilities: Public water; Public sewer; Electricity connected; Cable available and connected; Water and sewer connected
• Home design: Townhouse (attached); One story, entry level 1; Faces south
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built/recorded square footage: 2184
• Exterior features: Front porch; Rear porch; Patio; Screened porch; Privacy wood fencing; Paved public-maintained road access (city street)

Interior

• Kitchen: Refrigerator; Microwave; Electric range/oven; Dishwasher
• Bedrooms: Bedroom information not separately provided; total rooms listed as 7
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Ceiling fans; Eat-in kitchen; Open floor plan; Solar tubes; Vaulted ceilings; Walk-in closets; Wood-burning fireplace (1)
• Laundry & utility: In-unit laundry with washer and dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $240k.

Deal economics

• At list price, monthly cash flow is $-61 ($-730/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (17.0% below list).
• Recommended offer: $199k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.9% in Ormond Beach — 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 83/100 on livability (#55 in FL, #965 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, housing A+, health & safety A+; Watch: commute F.
• Volusia (suburban): math 44% / reading 49% proficiency, ranked #47 of 73 in FL (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.6%/yr); 986 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 34% of the median local income ($71k/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.
• Volusia County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y 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 $110k; list at $240k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $199,080 (17.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.83% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.09%
• DSCR: 0.95
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.64% rent growth · sell at horizon

5-year hold

• IRR: -19.6%
• Equity multiple: 0.32×
• Total profit: $-45,419
• Equity at exit: $35,770

10-year hold

• IRR: -15.5%
• Equity multiple: 0.18×
• Total profit: $-55,207
• Equity at exit: $20,742

Cash invested: $67,172 (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 32174

• Rents YoY: 1.6%
• Active inventory: 986
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,991 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$111 /mo · $1,326/yr
• Insurance: −$100
• HOA: −$165
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $-61

Break-even live

Break-even rent $2,068

Max offer price $229,160

Occupancy floor 98%

Sensitivity live

Price	-10% $75	-5% $7	+0% $-61	+5% $-129	+10% $-197
Rent	-10% $-218	-5% $-139	+0% $-61	+5% $18	+10% $96
Rate	-1.0pp $60	-0.5pp $0	base $-61	+0.5pp $-123	+1.0pp $-186

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1088 W Granada Blvd Ormond Beach, FL	1.0–2.0	1.0–2.0	950	$1,570	$1.65	12d	8	0.27mi
51 Brookwood Dr Ormond Beach, FL	3.0	2.0	1791	$2,100	$1.17	24d	1	0.32mi
67 Brookwood Dr Ormond Beach, FL	3.0	2.0	1602	$2,500	$1.56	24d	1	0.35mi
35 Magnolia Ave Unit 35 Ormond Beach, FL	2.0	2.0	1300	$1,800	$1.38	24d	1	0.47mi
162 Pine Cone Trl Ormond Beach, FL	3.0	2.0	1555	$2,100	$1.35	15d	1	0.48mi
7 Stone Haven Trl Ormond Beach, FL	3.0	2.0	1678	$2,200	$1.31	20d	1	0.76mi
500 Shadow Lakes Blvd Ormond Beach, FL	1.0–2.0	1.0–2.0	856	$1,645	$1.92	12d	15	1.06mi
3 Glen Arbor Park Ormond Beach, FL	2.0	1.5	1200	$1,700	$1.42	24d	1	1.09mi
145 Green Forest Dr Ormond Beach, FL	3.0	2.0	1625	$2,200	$1.35	24d	1	1.19mi

HOA detail

• Monthly dues: $165 · $1,980/yr

Listing history 6 events

1. 2026-06-18
   days on market $239,900 Active 8 DOM
2. 2026-06-17
   days on market $239,900 Active 7 DOM
3. 2026-06-16
   days on market $239,900 Active 6 DOM
4. 2026-06-15
   days on market $239,900 Active 5 DOM
5. 2026-06-14
   remarks 691-char remark
6. 2026-06-14
   listed $239,900 Active 3 DOM

ⓘ 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: $1,326 · $111/mo
• Projected year-2 tax: $1,991 · $166/mo
• Expected delta: +$665/yr (+$55/mo · 50.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,890
• − Mortgage interest: −$13,438
• − Property taxes: −$1,326
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,911
• − Management: −$1,911
• − HOA: −$1,980
• − Depreciation: −$6,979
• Taxable loss: −$4,855
• Est. tax savings @ 24.0%: +$1,165
• After-tax cash flow: $436/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: Volusia
• NCES district ID: 1201920
• Math proficiency: 44% ▼ -9.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $42,946
• Composite: 39.2/100
• National rank: #4019
• State rank: #47 of 73 in FL

Livability — Ormond Beach

• Score: 83/100
• State rank: #55
• US rank: #965

Category grades

Amenities A+ Commute F Cost of living A Crime B+ Employment B- Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ormond Beach, FL
• County: Volusia County · 556,871 people
• City population: 69,624
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• Population (ZIP): 54,783
• Household income: $71,011
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 1158.0

Population outlook (Volusia County) Hauer SSP2

• Today (2025): 572,749 people
• By 2030: 598,695 · +4.5%
• By 2040: 644,880 · +12.6%
• By 2050: 681,451 · +19.0%
• By 2075: 759,957 · +32.7%
• By 2100: 778,902 · +36.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 6% Hispanic / Latino 5% Two or more races 5% Asian 3%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 3%
• Foreign-born: 7% · Canada, China
• Languages at home: 91% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Volusia

• 2024 margin: Strong R (+21.8) · D 38.7% · R 60.5%
• 2008→2024 swing: -27.4pp toward R · 2008: 5.7pp · 2024: -21.8pp
• All cycles: 2024: R+21.8 2020: R+14.1 2016: R+13.1 2012: R+1.2 2008: D+5.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -327.97%
• Current HPI: 271.92
• Rent YoY: ▲ 1.64%
• 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

+336.2% since first listed

9 events — show timeline

• 2026-06-09 Listed $239,900 Daytona MLS
• 2025-11-15 Listing Removed — Daytona MLS
• 2025-10-29 Listed $249,900 Daytona MLS
• 2012-05-03 Sold (Public Records) $110,000 Public Records
• 2012-01-26 Listing Removed — Daytona MLS
• 2012-01-13 Listed $114,900 Daytona MLS
• 1995-10-02 Sold (Public Records) $80,000 Public Records
• 1994-08-08 Sold (Public Records) $27,500 Public Records
• 1994-08-08 Sold (Public Records) $55,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,326 · +4.7% YoY. Source: county tax records.