122 Life Blvd · Ormond Beach, FL 32174

$132,900

2 bd · 2.0 ba · 1,568 sqft · SingleFamily · 203 Days on market

Built 2025 Excellent condition $85/sqft · 46% below area Est $244k · 46% under $560/mo HOA · 29% of rent

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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 +16.0/30.0
• ARV discount +15.0/15.0
• 1% rule +9.7/10.0
• DSCR +4.9/10.0
• Schools +4.9/10.0
• Condition / age +4.8/5.0
• Livability +4.2/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bed 2 bath home with a front porch, 2-tone siding, and oversized screen room and carport has blow-you-away curb appeal. The interior of this home is highly-optioned with fully taped and textured walls, painted accent walls in the living areas and bedrooms, pendant lights above the kitchen island, stainless steel appliances with built in microwave, and so much more!

Key facts

• 2-tone siding
• Painted accent walls
• Front porch

Tags

• FRONT PORCH
• 2-TONE SIDING
• OVERSIZED SCREEN ROOM
• CARPORT
• FULLY TAPED AND TEXTURED WALLS
• PAINTED ACCENT WALLS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $133k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $65 ($781/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $133k).
• Recommended offer: $117k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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.
• Zoned schools: Tomoka Elementary School (math 62% / reading 61%, grade B, #634 of 2,144 statewide, top 30%, 709 students, 50% FRL); David C. Hinson Sr. Middle School (math 52% / reading 49%, grade C, #246 of 571 statewide, top 44%, 950 students, 52% FRL); Mainland High School (math 30% / reading 37%, grade F, #400 of 667 statewide, top 61%, 1,855 students, 64% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: Rents rising (+1.6%/yr); 1349 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 42d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% of comp listings sitting > 30 days — soft ceiling on asking rent; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 33% 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 $919 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.

Negotiation context

• It's been on market 203 days — a 12% lower offer ($117k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.

Recommended offer $116,952 (12.0% below list)

Questions for the listing agent

1. It's been on market 203 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.47% ✓
• Cap rate: 6.88%
• Cash-on-cash: 2.10%
• DSCR: 1.09
• GRM: 5.7

CMA / ARV

• ARV (median comp): $244,500
• List price: $132,900
• Delta: -45.64%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50 Woodlands Blvd	0.57mi	2/2.0	1,598 (+2%)	0mo	$200,000	$125	70
45 Nightingale Ln	1.36mi	3/2.0 (+1)	1,703 (+9%)	0mo	$325,000	$191	45
196 Deer Lake Cir	1.03mi	2/2.0	1,331 (-15%)	0mo	$245,000	$184	40
1738 Palm Rd	1.20mi	3/2.0 (+1)	1,923 (+23%)	0mo	$335,000	$174	35
1929 Linda Ave	0.72mi	3/1.5 (+1)	1,300 (-17%)	0mo	$200,000	$154	34
1836 Linda Ave	0.91mi	3/1.0 (+1)	1,235 (-21%)	0mo	$210,000	$170	31

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 · 1.64% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.47×
• Total profit: $-19,655
• Equity at exit: $19,816

10-year hold

• IRR: -10.0%
• Equity multiple: 0.44×
• Total profit: $-20,793
• Equity at exit: $11,491

Cash invested: $37,212 (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: 15 active · 20 under contract
• Months of supply: 30.0 mo (3%/mo absorbed)
• Median asking: $295,000 ($179/sqft)
• Median days on market: 96 d
• This list price: 13% of active listings are priced below it
• ARV vs active asking: -13.0% vs current asking $/sqft

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

ZIP-level market 32174

• Rents YoY: 1.6%
• Active inventory: 1349
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,954 high
• Mortgage (P&I): −$697
• Tax est. 1.5%: −$166 /mo · $1,994/yr
• Insurance: −$55
• HOA: −$560
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $65

Break-even live

Break-even rent $1,871

Max offer price $132,900

Occupancy floor 92%

Sensitivity live

Price	-10% $157	-5% $111	+0% $65	+5% $19	+10% $-27
Rent	-10% $-89	-5% $-12	+0% $65	+5% $142	+10% $219
Rate	-1.0pp $132	-0.5pp $99	base $65	+0.5pp $31	+1.0pp $-4

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: $33,225
• Closing costs: $3,987
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
51 Misty Falls Dr Ormond Beach, FL	2.0	2.0	1289	$1,700	$1.32	32d	1	0.07mi
67 Brookwood Dr Ormond Beach, FL	3.0	2.0	1602	$2,350	$1.47	41d	1	0.66mi
559 Cameo Dr Ormond Beach, FL	3.0	2.5	1668	$2,310	$1.38	72d	1	0.70mi
29 Reflections Village Dr Ormond Beach, FL	2.0	2.0	2075	$2,300	$1.11	16d	1	0.70mi
51 Brookwood Dr Ormond Beach, FL	3.0	2.0	1791	$2,100	$1.17	72d	1	0.71mi
11 Greenfern Cir Ormond Beach, FL	3.0	2.0	1216	$1,970	$1.62	32d	1	0.72mi
35 Magnolia Ave Unit 35 Ormond Beach, FL	2.0	2.0	1300	$1,800	$1.38	72d	1	0.79mi
1088 W Granada Blvd Ormond Beach, FL	2.0	2.0	1100	$1,522	$1.38	16d	5	0.88mi
36 Spring Meadows Dr Ormond Beach, FL	3.0	2.0	2036	$2,700	$1.33	72d	1	0.91mi
145 Green Forest Dr Ormond Beach, FL	3.0	2.0	1625	$2,200	$1.35	72d	1	0.99mi
145 Pinion Cir Ormond Beach, FL	3.0	2.0	1473	$2,300	$1.56	41d	1	0.99mi
25 Cherokee Trl Ormond Beach, FL	3.0	3.0	2056	$2,500	$1.22	32d	1	1.03mi
765 W Granada Blvd Ormond Beach, FL	1.0–3.0	1.0–2.0	1022	$1,148	$1.12	41d	1	1.12mi
450 Tomoka Ave Unit 215 Ormond Beach, FL	2.0	1.5	1150	$1,650	$1.43	41d	1	1.22mi
450 Tomoka Ave Apt 212 Ormond Beach, FL	2.0	1.0	1100	$1,475	$1.34	41d	1	1.22mi
136 Pine Cone Trl Ormond Beach, FL	2.0	2.5	1664	$1,780	$1.07	41d	1	1.26mi
500 Shadow Lakes Blvd Ormond Beach, FL	1.0–2.0	1.0–2.0	856	$1,645	$1.92	15d	18	1.27mi
162 Pine Cone Trl Ormond Beach, FL	3.0	2.0	1555	$2,100	$1.35	63d	1	1.28mi
5 Timberline Trl Unit C Ormond Beach, FL	3.0	2.0	1476	$2,175	$1.47	31d	1	1.31mi
7 Stone Haven Trl Ormond Beach, FL	3.0	2.0	1678	$2,150	$1.28	16d	1	1.31mi
402 Fleming Ave Ormond Beach, FL	3.0	2.0	1495	$2,335	$1.56	16d	1	1.35mi
1435 Atlanta Dr Daytona Beach, FL	3.0	1.0	1200	$1,800	$1.50	72d	1	1.36mi
1235 Alcazar St Daytona Beach, FL	3.0	2.0	1498	$2,100	$1.40	72d	1	1.45mi

Listing history 11 events

1. 2026-06-10
   days on market $132,900 Active 203 DOM
2. 2026-06-09
   days on market $132,900 Active 202 DOM
3. 2026-06-08
   days on market $132,900 Active 201 DOM
4. 2026-06-07
   days on market $132,900 Active 200 DOM
5. 2026-06-05
   days on market $132,900 Active 197 DOM
6. 2026-06-03
   days on market $132,900 Active 196 DOM
7. 2026-06-03
   days on market $132,900 Active 195 DOM
8. 2026-06-01
   days on market $132,900 Active 194 DOM
9. 2026-05-31
   days on market $132,900 Active 193 DOM
10. 2026-05-31
    days on market $132,900 Active 192 DOM
11. 2025-11-19
    listed $132,900 Active 374-char remark

    Show marketing remark (374 chars)

    This 3 bed 2 bath home with a front porch, 2-tone siding, and oversized screen room and carport has blow-you-away curb appeal. The interior of this home is highly-optioned with fully taped and textured walls, painted accent walls in the living areas and bedrooms, pendant lights above the kitchen island, stainless steel appliances with built in microwave, and so much more!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,446
• − Mortgage interest: −$7,444
• − Property taxes: −$1,994
• − Insurance: −$664
• − Repairs & maintenance: −$1,876
• − Management: −$1,876
• − HOA: −$6,720
• − Depreciation: −$3,866
• Taxable loss: −$994
• Est. tax savings @ 24.0%: +$239
• After-tax cash flow: $1,020/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 · 12 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs or maintenance needed. It has a modern kitchen, well-maintained bathrooms, and a clean exterior. The home is highly optioned and has a great curb appeal, making it a great investment.

Value-add opportunities

• Both Painting the exterior and interior walls — Painting can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters. ↑
• Both Landscaping the front yard — Landscaping can improve the curb appeal and add value to the home, making it more attractive to potential buyers and renters. ↑

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Tomoka Elementary School B FL #634/2,144 Nat'l #6,818/41,679 Middle David C. Hinson Sr. Middle School C FL #246/571 Nat'l #3,367/14,009 High Mainland High School F FL #400/667 Nat'l #10,191/17,239

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

A Composite livability gradescore 83/100

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 · 572,749 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: 19% of renters

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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%

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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%

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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

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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

Price history

1 event — show timeline

• 2025-11-19 Listed $132,900 Zillow