4 Bogey Cir · New Smyrna Beach, FL 32168

$150,000

2 bd · 2.0 ba · 1,038 sqft · SingleFamily public records · 53 Days on market

Built 1981 3,049 sqft lot $24/mo HOA · 1% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Rent growth +3.9/5.0
• Schools +3.9/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This redecorated, move-in-ready home is centrally located and has upgrades you'll love! Stylishly updated with fresh paint, new tile floors, contemporary bathrooms, and stainless steel refrigerator and dishwasher, this super clean 2 bedroom, 2 bathroom home will delight you with its inviting and sunny open floor plan, a private all-weather back patio and single car garage. The Fairgreen HOA is a centrally located golf community that is only a short drive to the beach and to restaurants, nightlife and community events on Canal St. and Flagler Ave. Fairgreen also has a community heated pool with optional membership available for purchase outside of closing. Annual dues are $170 and include a termite bond on the home. Don't let this one get away - its a great home at a great price! ; Water: City

Key facts

• Attached garage
• Enclosed rear patio
• 3,049 sq ft lot

Tags

• ATTACHED GARAGE
• ENCLOSED REAR PATIO

Property features AI

Finance

• Other:
• Financial info:
• HOA & community: Homeowners association with an annual fee of $285 (about $23.75/month)

Exterior

• Parking: Attached garage (1 space)
• Security:
• Utilities: Public water; Electricity connected; Sewer connected; Water connected
• Home design: Single-family residence; Residential property; Attached property
• Construction:
• Exterior features: Lot zoned residential; Lot dimensions approximately 42 ft x 73 ft

Interior

• Kitchen: No appliances included
• Bedrooms:
• Flooring:
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Fixer condition; Total of 2 rooms
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $563 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.

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.
• Market conditions: Rents rising fast (+5.6%/yr); 601 active listings in the ZIP; 6 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; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 34% 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 $1k of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 5.6% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 29y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% 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. 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.
6. 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.
7. 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: 1.45% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.09%
• DSCR: 1.72
• GRM: 5.8

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: 10.2%
• Equity multiple: 1.42×
• Total profit: $17,490
• Equity at exit: $22,365

10-year hold

• IRR: 21.5%
• Equity multiple: 3.07×
• Total profit: $87,044
• Equity at exit: $12,969

Cash invested: $42,000 (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: 601
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,170 high
• Mortgage (P&I): −$787
• Tax from tax record: −$278 /mo · $3,335/yr
• Insurance: −$62
• HOA: −$24
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $563

Break-even live

Break-even rent $1,457

Max offer price $150,000

Occupancy floor 69%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 Birdie Dr New Smyrna Beach, FL	2.0	2.0	1046	$2,600	$2.49	23d	1	0.11mi
14 Birdie Dr New Smyrna Beach, FL	2.0	2.0	1060	$1,775	$1.67	23d	1	0.12mi
1054 Claudia St New Smyrna Beach, FL	2.0	2.0	1005	$1,750	$1.74	23d	1	0.65mi
527 Terriere Way New Smyrna Beach, FL	3.0	2.0	1490	$2,400	$1.61	11d	1	0.74mi
907 Hamilton St New Smyrna Beach, FL	3.0	2.0	1336	$2,085	$1.56	11d	1	0.75mi
618 N Duss St New Smyrna Beach, FL	3.0	2.0	1500	$1,999	$1.33	19d	1	0.95mi

HOA detail

• Monthly dues: $24 · $288/yr
• Likely covers: waterpool

Listing history 17 events

1. 2026-05-15
   status Pending
2. 2026-04-23
   price $150,000
3. 2026-04-16
   status Active
4. 2026-04-09
   status Pending
5. 2026-03-16
   listed $160,000 Active
6. 2019-12-02
   soldstatus $163,000
7. 2019-11-27
   soldstatus $163,000 803-char remark

   Show marketing remark (789 chars)

   This redecorated, move-in-ready home is centrally located and has upgrades you'll love! Stylishly updated with fresh paint, new tile floors, contemporary bathrooms, and stainless steel refrigerator and dishwasher, this super clean 2 bedroom, 2 bathroom home will delight you with its inviting and sunny open floor plan, a private all-weather back patio and single car garage. The Fairgreen HOA is a centrally located golf community that is only a short drive to the beach and to restaurants, nightlife and community events on Canal St. and Flagler Ave. Fairgreen also has a community heated pool with optional membership available for purchase outside of closing. Annual dues are $170 and include a termite bond on the home. Don't let this one get away - its a great home at a great price!

8. 2019-11-27
   soldstatus $163,000 Closed 789-char remark

   Show marketing remark (789 chars)

   This redecorated, move-in-ready home is centrally located and has upgrades you'll love! Stylishly updated with fresh paint, new tile floors, contemporary bathrooms, and stainless steel refrigerator and dishwasher, this super clean 2 bedroom, 2 bathroom home will delight you with its inviting and sunny open floor plan, a private all-weather back patio and single car garage. The Fairgreen HOA is a centrally located golf community that is only a short drive to the beach and to restaurants, nightlife and community events on Canal St. and Flagler Ave. Fairgreen also has a community heated pool with optional membership available for purchase outside of closing. Annual dues are $170 and include a termite bond on the home. Don't let this one get away - its a great home at a great price!

9. 2019-10-28
   historical Contingent 789-char remark

   Show marketing remark (789 chars)

   This redecorated, move-in-ready home is centrally located and has upgrades you'll love! Stylishly updated with fresh paint, new tile floors, contemporary bathrooms, and stainless steel refrigerator and dishwasher, this super clean 2 bedroom, 2 bathroom home will delight you with its inviting and sunny open floor plan, a private all-weather back patio and single car garage. The Fairgreen HOA is a centrally located golf community that is only a short drive to the beach and to restaurants, nightlife and community events on Canal St. and Flagler Ave. Fairgreen also has a community heated pool with optional membership available for purchase outside of closing. Annual dues are $170 and include a termite bond on the home. Don't let this one get away - its a great home at a great price!

10. 2019-10-03
    listed $163,000 803-char remark

    Show marketing remark (789 chars)

    This redecorated, move-in-ready home is centrally located and has upgrades you'll love! Stylishly updated with fresh paint, new tile floors, contemporary bathrooms, and stainless steel refrigerator and dishwasher, this super clean 2 bedroom, 2 bathroom home will delight you with its inviting and sunny open floor plan, a private all-weather back patio and single car garage. The Fairgreen HOA is a centrally located golf community that is only a short drive to the beach and to restaurants, nightlife and community events on Canal St. and Flagler Ave. Fairgreen also has a community heated pool with optional membership available for purchase outside of closing. Annual dues are $170 and include a termite bond on the home. Don't let this one get away - its a great home at a great price!

11. 2019-10-03
    listed $163,000 Active 789-char remark

    Show marketing remark (789 chars)

    This redecorated, move-in-ready home is centrally located and has upgrades you'll love! Stylishly updated with fresh paint, new tile floors, contemporary bathrooms, and stainless steel refrigerator and dishwasher, this super clean 2 bedroom, 2 bathroom home will delight you with its inviting and sunny open floor plan, a private all-weather back patio and single car garage. The Fairgreen HOA is a centrally located golf community that is only a short drive to the beach and to restaurants, nightlife and community events on Canal St. and Flagler Ave. Fairgreen also has a community heated pool with optional membership available for purchase outside of closing. Annual dues are $170 and include a termite bond on the home. Don't let this one get away - its a great home at a great price!

12. 2018-03-26
    soldstatus $145,000
13. 1997-06-04
    soldstatus $57,000
14. 1997-06-03
    soldstatus $57,000
15. 1997-06-03
    soldstatus $57,000
16. 1997-02-15
    listed $59,900
17. 1997-02-15
    listed $59,900

ⓘ 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: $3,335 · $278/mo
• Projected year-2 tax: $3,335 · $278/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 6/10 Major FEMA zone X (shaded) · 58% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,039
• − Mortgage interest: −$8,402
• − Property taxes: −$3,335
• − Insurance: −$750
• − Repairs & maintenance: −$2,083
• − Management: −$2,083
• − HOA: −$288
• − Depreciation: −$4,364
• Taxable income: $4,734
• Est. tax owed @ 24.0%: −$1,136
• After-tax cash flow: $5,622/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

+150.4% since first listed

17 events — show timeline

• 2026-05-15 Pending — Daytona MLS
• 2026-04-23 Price Changed $150,000 Daytona MLS
• 2026-04-16 Relisted — Daytona MLS
• 2026-04-09 Pending — Daytona MLS
• 2026-03-16 Listed $160,000 Daytona MLS
• 2019-12-02 Sold (Public Records) $163,000 Public Records
• 2019-11-27 Sold (MLS) $163,000 NSBMLS
• 2019-11-27 Sold (MLS) $163,000 Stellar MLS as Distributed by MLS Grid
• 2019-10-28 Contingent — NSBMLS
• 2019-10-03 Listed $163,000 NSBMLS
• 2019-10-03 Listed $163,000 Stellar MLS as Distributed by MLS Grid
• 2018-03-26 Sold (Public Records) $145,000 Public Records
• 1997-06-04 Sold (Public Records) $57,000 Public Records
• 1997-06-03 Sold (MLS) $57,000 Stellar MLS as Distributed by MLS Grid
• 1997-06-03 Sold (MLS) $57,000 NSBMLS
• 1997-02-15 Listed $59,900 Stellar MLS as Distributed by MLS Grid
• 1997-02-15 Listed $59,900 NSBMLS

Property tax history

+14.8%/yr

Latest (2025): $3,335 · +4175.9% YoY. Source: county tax records.