1346 Middle Lake Dr · Ormond Beach, FL 32174

$349,000

4 bd · 2.0 ba · 1,846 sqft · SingleFamily public records · 125 Days on market

Built 2023 7,501 sqft lot $189/sqft · 37% below area Est $500k · 30% under $65/mo HOA · 2% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +7.9/30.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +2.9/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller is now offering $5000 towards closing costs! Nearly new lakefront living with stunning fountain views and unforgettable sunsets. .. without the wait, stress, or added expense of new construction. Built in 2023 and positioned on a peaceful water setting in one of the newer sections of Halifax Plantation, this beautifully maintained home offers the perfect combination of modern design, move-in ready convenience, and Florida lifestyle. The open, light-filled floor plan is designed for both everyday comfort and entertaining, featuring a stylish kitchen with quality cabinetry, modern finishes, and a spacious island that flows seamlessly into the main living area, all overlooking the tranquil lake and fountain. Large windows bring in natural light and create a bright, welcoming atmosphere throughout. The primary suite provides a relaxing private retreat with water views, generous space, and a well-appointed bath, while additional bedrooms offer flexibility for guests, (continue) . .. . a home office, or hobbies. Integrated smart home features (cont)Integrated smart home features including a smart doorbell, smart thermostat, remote keyless entry, and smart lighting add comfort, security, and convenience throughout the home. Step outside to the covered lanai where evenings are best spent enjoying colorful sunsets reflecting across the water. Located within the sought-after Halifax Plantation community, residents enjoy optional golf, clubhouse dining, fitness, tennis, and scenic surroundings just minutes from The Loop, area beaches, and everyday conveniences. Homes offering this combination of newer construction, water views, and move-in ready condition rarely become available at this price point. Why wait to build when you can move right in and start enjoying the lifestyle immediately? Square footage received from builder. All information recorded in the MLS intended to be accurate but cannot be guaranteed.

Key facts

• Spacious kitchen
• Covered lanai
• Peaceful lake

Tags

• ABUNDANT NATURAL LIGHT
• UPGRADED WOOD-LOOK TILE FLOORS
• SPACIOUS KITCHEN
• COVERED LANAI
• PEACEFUL LAKE
• STUNNING GOLF COURSE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $349k.

Deal economics

• At list price, monthly cash flow is $-370 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (18.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $267k (23.5% below list).
• Recommended offer: $267k (23.5% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.9% in Ormond Beach — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 985 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• At $2,671/mo this rent would consume 45% of the median local household income ($71k/yr) (locally 1158% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 125 days — a 12% lower offer ($307k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $31k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $267,141 (23.5% 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. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 0.77% ✗
• Cap rate: 5.02%
• Cash-on-cash: -4.54%
• DSCR: 0.80
• GRM: 10.9

CMA / ARV

• ARV (median comp): $499,850
• List price: $349,000
• Delta: -30.18%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -25.5%
• Equity multiple: 0.14×
• Total profit: $-83,631
• Equity at exit: $52,037

10-year hold

• IRR: -26.8%
• Equity multiple: -0.20×
• Total profit: $-117,220
• Equity at exit: $30,175

Cash invested: $97,720 (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: 985
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,671 high
• Mortgage (P&I): −$1,830
• Tax from tax record: −$440 /mo · $5,275/yr
• Insurance: −$145
• HOA: −$65
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $-370

Break-even live

Break-even rent $3,140

Max offer price $283,671

Occupancy floor —

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1326 Middle Lake Dr Ormond Beach, FL	4.0	2.0	1846	$2,600	$1.41	23d	1	0.12mi
1028 Kilkenny Ln Ormond Beach, FL	3.0	2.0	1501	$2,400	$1.60	3d	1	0.64mi
1427 Carlow Cir Ormond Beach, FL	3.0	2.0	1684	$2,059	$1.22	23d	1	0.72mi
3132 Connemara Dr Ormond Beach, FL	3.0	2.0	1670	$2,200	$1.32	19d	1	1.15mi
1033 Hampstead Ln Ormond Beach, FL	3.0	2.5	2591	$4,000	$1.54	3d	1	1.20mi
3209 Bailey Ann Dr Ormond Beach, FL	3.0	2.0	2331	$2,395	$1.03	3d	1	1.25mi

HOA detail

• Monthly dues: $65 · $780/yr
• Likely covers: watersecurity

Listing history 21 events

1. 2026-06-18
   days on market $349,000 Active 125 DOM
2. 2026-06-17
   days on market $349,000 Active 124 DOM
3. 2026-06-16
   days on market $349,000 Active 123 DOM
4. 2026-06-15
   days on market $349,000 Active 122 DOM
5. 2026-06-14
   pricedays on market $349,000 Active 120 DOM
6. 2026-06-10
   days on market $354,000 Active 117 DOM
7. 2026-06-09
   days on market $354,000 Active 116 DOM
8. 2026-06-08
   days on market $354,000 Active 115 DOM
9. 2026-06-07
   days on market $354,000 Active 114 DOM
10. 2026-06-05
    days on market $354,000 Active 111 DOM
11. 2026-06-03
    days on market $354,000 Active 110 DOM
12. 2026-06-03
    pricedays on market $354,000 Active 109 DOM
13. 2026-06-01
    days on market $364,999 Active 108 DOM
14. 2026-05-31
    days on market $364,999 Active 107 DOM
15. 2026-05-31
    days on market $364,999 Active 106 DOM
16. 2026-04-28
    price $364,999 1940-char remark

    Show marketing remark (1940 chars)

    Seller is now offering $5000 towards closing costs! Nearly new lakefront living with stunning fountain views and unforgettable sunsets. .. without the wait, stress, or added expense of new construction. Built in 2023 and positioned on a peaceful water setting in one of the newer sections of Halifax Plantation, this beautifully maintained home offers the perfect combination of modern design, move-in ready convenience, and Florida lifestyle. The open, light-filled floor plan is designed for both everyday comfort and entertaining, featuring a stylish kitchen with quality cabinetry, modern finishes, and a spacious island that flows seamlessly into the main living area, all overlooking the tranquil lake and fountain. Large windows bring in natural light and create a bright, welcoming atmosphere throughout. The primary suite provides a relaxing private retreat with water views, generous space, and a well-appointed bath, while additional bedrooms offer flexibility for guests, (continue) . .. . a home office, or hobbies. Integrated smart home features (cont)Integrated smart home features including a smart doorbell, smart thermostat, remote keyless entry, and smart lighting add comfort, security, and convenience throughout the home. Step outside to the covered lanai where evenings are best spent enjoying colorful sunsets reflecting across the water. Located within the sought-after Halifax Plantation community, residents enjoy optional golf, clubhouse dining, fitness, tennis, and scenic surroundings just minutes from The Loop, area beaches, and everyday conveniences. Homes offering this combination of newer construction, water views, and move-in ready condition rarely become available at this price point. Why wait to build when you can move right in and start enjoying the lifestyle immediately? Square footage received from builder. All information recorded in the MLS intended to be accurate but cannot be guaranteed.

17. 2026-03-11
    price $369,900 1940-char remark

    Show marketing remark (1940 chars)

    Seller is now offering $5000 towards closing costs! Nearly new lakefront living with stunning fountain views and unforgettable sunsets. .. without the wait, stress, or added expense of new construction. Built in 2023 and positioned on a peaceful water setting in one of the newer sections of Halifax Plantation, this beautifully maintained home offers the perfect combination of modern design, move-in ready convenience, and Florida lifestyle. The open, light-filled floor plan is designed for both everyday comfort and entertaining, featuring a stylish kitchen with quality cabinetry, modern finishes, and a spacious island that flows seamlessly into the main living area, all overlooking the tranquil lake and fountain. Large windows bring in natural light and create a bright, welcoming atmosphere throughout. The primary suite provides a relaxing private retreat with water views, generous space, and a well-appointed bath, while additional bedrooms offer flexibility for guests, (continue) . .. . a home office, or hobbies. Integrated smart home features (cont)Integrated smart home features including a smart doorbell, smart thermostat, remote keyless entry, and smart lighting add comfort, security, and convenience throughout the home. Step outside to the covered lanai where evenings are best spent enjoying colorful sunsets reflecting across the water. Located within the sought-after Halifax Plantation community, residents enjoy optional golf, clubhouse dining, fitness, tennis, and scenic surroundings just minutes from The Loop, area beaches, and everyday conveniences. Homes offering this combination of newer construction, water views, and move-in ready condition rarely become available at this price point. Why wait to build when you can move right in and start enjoying the lifestyle immediately? Square footage received from builder. All information recorded in the MLS intended to be accurate but cannot be guaranteed.

18. 2026-02-13
    listed $379,900 Active 1940-char remark

    Show marketing remark (1940 chars)

    Seller is now offering $5000 towards closing costs! Nearly new lakefront living with stunning fountain views and unforgettable sunsets. .. without the wait, stress, or added expense of new construction. Built in 2023 and positioned on a peaceful water setting in one of the newer sections of Halifax Plantation, this beautifully maintained home offers the perfect combination of modern design, move-in ready convenience, and Florida lifestyle. The open, light-filled floor plan is designed for both everyday comfort and entertaining, featuring a stylish kitchen with quality cabinetry, modern finishes, and a spacious island that flows seamlessly into the main living area, all overlooking the tranquil lake and fountain. Large windows bring in natural light and create a bright, welcoming atmosphere throughout. The primary suite provides a relaxing private retreat with water views, generous space, and a well-appointed bath, while additional bedrooms offer flexibility for guests, (continue) . .. . a home office, or hobbies. Integrated smart home features (cont)Integrated smart home features including a smart doorbell, smart thermostat, remote keyless entry, and smart lighting add comfort, security, and convenience throughout the home. Step outside to the covered lanai where evenings are best spent enjoying colorful sunsets reflecting across the water. Located within the sought-after Halifax Plantation community, residents enjoy optional golf, clubhouse dining, fitness, tennis, and scenic surroundings just minutes from The Loop, area beaches, and everyday conveniences. Homes offering this combination of newer construction, water views, and move-in ready condition rarely become available at this price point. Why wait to build when you can move right in and start enjoying the lifestyle immediately? Square footage received from builder. All information recorded in the MLS intended to be accurate but cannot be guaranteed.

19. 2023-04-14
    soldstatus $353,990 Closed 914-char remark

    Show marketing remark (914 chars)

    This spacious 3-bedroom 2 bath 1 story block constructed home will take your breath away, tile throughout the first floor and wet areas, granite counter tops, stainless Steel appliances, smart home system and much more. Save money with this energy efficient new completed with 15 seer AC, dual panel low E windows and builder warranty. * Photos are of similar model but not that of exact house. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation. Please note that no representations or warranties are made regarding school districts or school assignments; you should conduct your own investigation regarding current and future schools and school boundaries. *

20. 2022-12-06
    status Pending 914-char remark

    Show marketing remark (914 chars)

    This spacious 3-bedroom 2 bath 1 story block constructed home will take your breath away, tile throughout the first floor and wet areas, granite counter tops, stainless Steel appliances, smart home system and much more. Save money with this energy efficient new completed with 15 seer AC, dual panel low E windows and builder warranty. * Photos are of similar model but not that of exact house. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation. Please note that no representations or warranties are made regarding school districts or school assignments; you should conduct your own investigation regarding current and future schools and school boundaries. *

21. 2022-12-05
    listed $353,990 Active 914-char remark

    Show marketing remark (914 chars)

    This spacious 3-bedroom 2 bath 1 story block constructed home will take your breath away, tile throughout the first floor and wet areas, granite counter tops, stainless Steel appliances, smart home system and much more. Save money with this energy efficient new completed with 15 seer AC, dual panel low E windows and builder warranty. * Photos are of similar model but not that of exact house. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation. Please note that no representations or warranties are made regarding school districts or school assignments; you should conduct your own investigation regarding current and future schools and school boundaries. *

ⓘ 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: $5,275 · $440/mo
• Projected year-2 tax: $5,275 · $440/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 22 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: $32,057
• − Mortgage interest: −$19,549
• − Property taxes: −$5,275
• − Insurance: −$1,745
• − Repairs & maintenance: −$2,565
• − Management: −$2,565
• − HOA: −$780
• − Depreciation: −$10,153
• Taxable loss: −$10,575
• Est. tax savings @ 24.0%: +$2,538
• After-tax cash flow: $-1,900/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

• 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

+3.1% since first listed

6 events — show timeline

• 2026-04-28 Price Changed $364,999 Daytona MLS
• 2026-03-11 Price Changed $369,900 Daytona MLS
• 2026-02-13 Listed $379,900 Daytona MLS
• 2023-04-14 Sold (MLS) $353,990 Daytona MLS
• 2022-12-06 Pending — Daytona MLS
• 2022-12-05 Listed $353,990 Daytona MLS

Property tax history

+315.6%/yr

Latest (2025): $5,275 · -5.5% YoY. Source: county tax records.