3366 Monaco Blvd · New Smyrna Beach, FL 32168

$349,990

4 bd · 2.0 ba · 1,785 sqft · Land · 41 Days on market

7,832 sqft lot $134/mo HOA · 5% of rent ↓ 13% since listing

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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 +14.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Rent growth +3.9/5.0
• Schools +3.9/10.0
• Livability +3.5/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the desirable natural gas community of Ardisia Park in New Smyrna Beach, this beautifully designed home offers easy access to I-95, Daytona, and Port Orange. Inside, enjoy an open-concept layout with elegant tray ceilings in the foyer and primary suite. The stylish kitchen features navy blue cabinets, bronze finishes, and upgraded lighting inspired by the AW Collection Sapphire. The spacious primary suite includes a walk-in closet and a tiled shower with a heavy glass enclosure. Relax on the front porch or unwind on the back porch overlooking a peaceful green space.

Key facts

• Bronze finishes
• Upgraded lighting
• Walk-in closet

Tags

• OPEN-CONCEPT LAYOUT
• TRAY CEILINGS
• NAVY BLUE CABINETS
• BRONZE FINISHES
• UPGRADED LIGHTING
• WALK-IN CLOSET

Property features AI

Finance

• HOA & community: Homeowners association with a monthly fee of $134

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Sewer/water connected; Electricity connected; Cable available
• Home design: Single-family residence; Residential property; New construction
• Construction: New construction
• Exterior features: Public water; Cable available; Electricity connected; Water connected; Lot is approximately 0.18 acres

Interior

• Kitchen: Microwave; Gas Range; Disposal; Dishwasher
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air (electric); Electric heating with heat pump
• Interior features: Microwave; Gas Range; Disposal; Dishwasher; Central electric cooling; Electric heat with heat pump

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $350k.

Deal economics

• At list price, monthly cash flow is $59 ($703/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 $286k (18.4% below list).
• Recommended offer: $286k (18.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#474 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment B; Watch: amenities F, commute F, health & safety D-.
• 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.
• Zoned schools: Chisholm Elementary School (math 72% / reading 63%, grade B+, #435 of 2,144 statewide, top 21%, 491 students, 47% FRL); New Smyrna Beach Middle School (math 43% / reading 43%, grade D-, #331 of 571 statewide, top 59%, 1,037 students, 53% FRL); New Smyrna Beach High School (math 34% / reading 52%, grade F, #255 of 667 statewide, top 39%, 1,810 students, 41% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: Rents rising fast (+5.6%/yr); 607 active listings in the ZIP; 6 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; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 44% of the median local income ($77k/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 $10k 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

• It's been on market 41 days — a 3% lower offer ($339k) is reasonable based on typical stale-listing flexibility.

Recommended offer $285,508 (18.4% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 18% 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. 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: 0.82% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.72%
• DSCR: 1.03
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.6% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.54×
• Total profit: $-45,411
• Equity at exit: $52,185

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-1,948
• Equity at exit: $30,261

Cash invested: $97,997 (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 32168

• Home prices YoY: -27.0%
• Rents YoY: 5.6%
• Active inventory: 607
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,855 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$82 /mo · $980/yr
• Insurance: −$146
• HOA: −$134
• Vacancy / Maint / Mgmt: −$600
• Net cashflow: $59

Break-even live

Break-even rent $2,781

Max offer price $349,990

Occupancy floor 93%

Sensitivity live

Price	-10% $257	-5% $158	+0% $59	+5% $-40	+10% $-140
Rent	-10% $-167	-5% $-54	+0% $59	+5% $171	+10% $284
Rate	-1.0pp $235	-0.5pp $148	base $59	+0.5pp $-32	+1.0pp $-124

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: $87,498
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
524 Venetian Palms Blvd New Smyrna Beach, FL	3.0	2.5	2070	$2,700	$1.30	25d	1	0.63mi
426 Venetian Palms Blvd New Smyrna Beach, FL	3.0	2.5	1758	$2,300	$1.31	25d	1	0.66mi
3451 Medici Blvd New Smyrna Beach, FL	4.0	3.5	2372	$2,800	$1.18	16d	1	0.68mi
419 Luna Bella Ln New Smyrna Beach, FL	1.0–3.0	1.0–2.0	1061	$2,657	$2.50	16d	23	0.75mi
3036 Meleto Blvd New Smyrna Beach, FL	3.0	2.5	1672	$3,000	$1.79	25d	1	0.75mi
2641 Neverland Dr New Smyrna Beach, FL	4.0	2.0	1855	$2,500	$1.35	16d	1	1.22mi

HOA detail

• Monthly dues: $134 · $1,608/yr
• Likely covers: gas

Listing history 4 events

1. 2026-05-11
   status Pending
2. 2026-05-05
   price $349,990
3. 2026-04-28
   price $379,990
4. 2026-03-31
   listed $399,990 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: $980 · $82/mo
• Projected year-2 tax: $2,905 · $242/mo
• Expected delta: +$1,925/yr (+$160/mo · 196.4%)

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

Taxation est. · year 1

• Rental income: $34,261
• − Mortgage interest: −$19,605
• − Property taxes: −$980
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,741
• − Management: −$2,741
• − HOA: −$1,608
• − Depreciation: −$10,182
• Taxable loss: −$5,345
• Est. tax savings @ 24.0%: +$1,283
• After-tax cash flow: $1,986/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 — New Smyrna Beach

• Score: 69/100
• State rank: #474
• US rank: #8577

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Smyrna Beach, FL
• County: Volusia County · 556,871 people
• City population: 42,039
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• Population (ZIP): 31,847
• Household income: $77,083
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 1139.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 6% Black 5% Two or more races 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Romanian 4% Italian 3% Lithuanian 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 5% Other Indo-European 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: ▼ -129.58%
• Current HPI: 350.4259
• Rent YoY: ▲ 5.60%
• 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

-12.5% since first listed

4 events — show timeline

• 2026-05-11 Pending — Daytona MLS
• 2026-05-05 Price Changed $349,990 Daytona MLS
• 2026-04-28 Price Changed $379,990 Daytona MLS
• 2026-03-31 Listed $399,990 Daytona MLS