2910 Meleto Blvd · New Smyrna Beach, FL 32168

$319,990

3 bd · 2.5 ba · 1,754 sqft · SingleFamily public records · 197 Days on market

Built 2020 Good condition 3,625 sqft lot $182/sqft · 18% below area Est $394k · 19% under $178/mo HOA · 7% of rent ↓ 11% 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).

• ARV discount +15.0/15.0
• Cash flow +8.3/30.0
• Schools +5.1/10.0
• Condition / age +4.0/5.0
• Rent growth +3.9/5.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated home in the highly desirable Palms at Venetian Bay community in New Smyrna Beach. Built in 2020 by Meritage Homes, this residence features the popular Angelou floor plan, offering a thoughtfully designed two-story layout with modern finishes, energy-efficient construction, and comfortable living spaces throughout. This spacious home offers 3 bedrooms, 2.5 bathrooms, and approximately 1,754 square feet of well-designed living space. As you enter the home, you are greeted by a bright and open floor plan with abundant natural light and a seamless flow between the main living areas, making it ideal for both everyday living and entertaining. The kitchen has been recently remodeled and now features brand-new quartz countertops, new appliances, and contemporary finishes that create a stylish and functional cooking space. The kitchen opens directly to the dining and living areas, forming the heart of the home and providing the perfect setting for hosting family and friends. Upstairs, the Angelou floor plan provides a spacious primary suite designed as a comfortable private retreat. The suite includes a large walk-in closet and an en-suite bathroom with modern fixtures and ample storage. Two additional bedrooms and a full bathroom are also located on the second floor, offering flexibility for family members, guests, or a home office setup. A convenient half bathroom is located on the first floor for visitors. Additional highlights include energy-efficient features typical of Meritage Homes construction, a private garage, modern building standards, and a low-maintenance design that makes this property ideal as a primary residence, second home, or investment property. The home has been thoughtfully refreshed and is move-in ready with key upgrades already completed. Located within the master-planned Venetian Bay community, residents enjoy beautifully maintained surroundings, scenic walking and biking trails, nearby parks, golf, and convenient access to shopping, dining, and everyday amenities. The property is just a short drive from the world-famous beaches of New Smyrna Beach and offers easy access to I-95, making commuting to Daytona Beach, Port Orange, and Orlando simple and convenient. This is a wonderful opportunity to own a recently updated home featuring the sought-after Angelou floor plan by Meritage Homes in one of New Smyrna Beach’s most popular communities. Schedule your private showing today.

Key facts

• Quartz countertops
• Remodeled kitchen
• Private garage

Tags

• UPDATED HOME
• ANGELOU FLOOR PLAN
• ENERGY EFFICIENT CONSTRUCTION
• REMODELED KITCHEN
• QUARTZ COUNTERTOPS
• PRIVATE GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $320k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-419 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (23.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $266k (17.0% below list).
• Recommended offer: $246k (23.1% below list) — sets the bar for cash-flow.
• Cap rate 5.2% vs local median 2.8% in New Smyrna 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 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); 786 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 41% 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 197 days — a 12% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 4y ago; this cycle's ask is 28% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,050 (23.1% 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 197 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 5.19%
• Cash-on-cash: -3.93%
• DSCR: 0.83
• GRM: 10.0

CMA / ARV

• ARV (median comp): $393,500
• List price: $319,990
• Delta: -17.41%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
287 Caryota Ct	0.16mi	3/2.0	1,653 (-6%)	1mo	$363,000	$220	80
3451 Poneta Ave	0.52mi	3/2.0	1,754 (0%)	1mo	$398,000	$227	73
553 Venetian Palms Blvd	0.38mi	3/2.5	1,916 (+9%)	1mo	$389,000	$203	66
211 Caryota Ct	0.44mi	3/2.0	1,614 (-8%)	2mo	$379,000	$235	63
3015 Portofino Blvd	0.31mi	3/2.0	1,986 (+13%)	0mo	$600,000	$302	62
3106 Borassus Dr	0.49mi	3/2.0	1,505 (-14%)	0mo	$342,500	$228	52

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 · 5.6% rent growth · sell at horizon

5-year hold

• IRR: -22.5%
• Equity multiple: 0.21×
• Total profit: $-71,156
• Equity at exit: $47,712

10-year hold

• IRR: -10.5%
• Equity multiple: 0.28×
• Total profit: $-64,519
• Equity at exit: $27,667

Cash invested: $89,597 (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: 32 active · 26 under contract
• Months of supply: 19.2 mo (5%/mo absorbed)
• Median asking: $387,000 ($218/sqft)
• Median days on market: 85 d
• This list price: 16% of active listings are priced below it
• ARV vs active asking: +2.9% vs current asking $/sqft

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

ZIP-level market 32168

• Home prices YoY: -27.0%
• Rents YoY: 5.6%
• Active inventory: 786
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,655 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$402 /mo · $4,819/yr
• Insurance: −$133
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$178
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $-419

Break-even live

Break-even rent $3,185

Max offer price $246,050

Occupancy floor —

Sensitivity live

Price	-10% $-237	-5% $-328	+0% $-419	+5% $-509	+10% $-600
Rent	-10% $-628	-5% $-523	+0% $-419	+5% $-314	+10% $-209
Rate	-1.0pp $-257	-0.5pp $-337	base $-419	+0.5pp $-501	+1.0pp $-586

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: $79,998
• Closing costs: $9,600
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
326 Caryota Ct New Smyrna Beach, FL	3.0	2.0	2508	$2,495	$0.99	5d	1	0.07mi
3109 King Palm Dr New Smyrna Beach, FL	3.0	2.0	1519	$2,099	$1.38	78d	1	0.12mi
3036 Meleto Blvd New Smyrna Beach, FL	3.0	2.5	1672	$3,000	$1.79	119d	1	0.20mi
409 Venetian Palms Blvd New Smyrna Beach, FL	3.0	3.0	1778	$2,300	$1.29	6d	1	0.24mi
426 Venetian Palms Blvd New Smyrna Beach, FL	3.0	2.5	1758	$2,300	$1.31	119d	1	0.25mi
524 Venetian Palms Blvd New Smyrna Beach, FL	3.0	2.5	2070	$2,700	$1.30	119d	1	0.29mi
3069 Borassus Dr New Smyrna Beach, FL	3.0	2.0	1709	$3,650	$2.14	6d	1	0.34mi
3130 Meleto Blvd New Smyrna Beach, FL	3.0	2.5	1916	$3,200	$1.67	6d	1	0.41mi
3062 Isles Way New Smyrna Beach, FL	4.0	2.5	2092	$3,400	$1.63	5d	1	0.54mi
419 Luna Bella Ln New Smyrna Beach, FL	1.0–3.0	1.0–2.0	1061	$2,599	$2.45	0d	28	0.72mi
424 Luna Bella Ln #424 New Smyrna Beach, FL	2.0	2.0	1575	$2,200	$1.40	62d	1	0.78mi
3451 Medici Blvd New Smyrna Beach, FL	4.0	3.5	2372	$2,800	$1.18	110d	1	0.81mi
434 Luna Bella Ln New Smyrna Beach, FL	1.0–3.0	1.0–2.0	1006	$2,563	$2.55	2d	28	1.01mi

Listing history 50 events

1. 2026-09-24
   pricedays on market $319,990 Active 197 DOM
2. 2026-09-22
   days on market $324,990 Active 195 DOM
3. 2026-09-21
   days on market $324,990 Active 194 DOM
4. 2026-09-20
   days on market $324,990 Active 193 DOM
5. 2026-09-19
   days on market $324,990 Active 192 DOM
6. 2026-09-18
   days on market $324,990 Active 191 DOM
7. 2026-09-17
   days on market $324,990 Active 190 DOM
8. 2026-09-16
   days on market $324,990 Active 189 DOM
9. 2026-09-15
   days on market $324,990 Active 188 DOM
10. 2026-09-14
    days on market $324,990 Active 187 DOM
11. 2026-09-13
    days on market $324,990 Active 186 DOM
12. 2026-09-12
    days on market $324,990 Active 185 DOM
13. 2026-09-11
    days on market $324,990 Active 184 DOM
14. 2026-09-05
    days on market $324,990 Active 178 DOM
15. 2026-09-04
    days on market $324,990 Active 177 DOM
16. 2026-09-03
    days on market $324,990 Active 176 DOM
17. 2026-08-31
    days on market $324,990 Active 173 DOM
18. 2026-08-29
    days on market $324,990 Active 171 DOM
19. 2026-08-28
    days on market $324,990 Active 170 DOM
20. 2026-08-27
    days on market $324,990 Active 169 DOM
21. 2026-08-26
    days on market $324,990 Active 168 DOM
22. 2026-08-25
    days on market $324,990 Active 167 DOM
23. 2026-08-24
    days on market $324,990 Active 166 DOM
24. 2026-08-23
    price $324,990 Active 165 DOM
25. 2026-08-23
    days on market $329,990 Active 165 DOM
26. 2026-08-21
    days on market $329,990 Active 163 DOM
27. 2026-08-20
    days on market $329,990 Active 162 DOM
28. 2026-08-19
    days on market $329,990 Active 161 DOM
29. 2026-08-18
    days on market $329,990 Active 160 DOM
30. 2026-08-17
    days on market $329,990 Active 159 DOM
31. 2026-08-16
    days on market $329,990 Active 158 DOM
32. 2026-08-15
    days on market $329,990 Active 157 DOM
33. 2026-08-15
    days on market $329,990 Active 156 DOM
34. 2026-08-13
    days on market $329,990 Active 155 DOM
35. 2026-08-12
    days on market $329,990 Active 154 DOM
36. 2026-08-11
    days on market $329,990 Active 153 DOM
37. 2026-08-10
    days on market $329,990 Active 152 DOM
38. 2026-08-09
    days on market $329,990 Active 151 DOM
39. 2026-08-08
    days on market $329,990 Active 150 DOM
40. 2026-08-07
    days on market $329,990 Active 149 DOM
41. 2026-08-06
    days on market $329,990 Active 148 DOM
42. 2026-08-05
    days on market $329,990 Active 147 DOM
43. 2026-08-04
    days on market $329,990 Active 146 DOM
44. 2026-08-03
    days on market $329,990 Active 145 DOM
45. 2026-07-31
    days on market $329,990 Active 142 DOM
46. 2026-07-30
    days on market $329,990 Active 140 DOM
47. 2026-07-28
    days on market $329,990 Active 139 DOM
48. 2026-07-26
    days on market $329,990 Active 137 DOM
49. 2026-07-25
    days on market $329,990 Active 136 DOM
50. 2026-07-24
    days on market $329,990 Active 135 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: $4,819 · $402/mo
• Projected year-2 tax: $4,819 · $402/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 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,863
• − Mortgage interest: −$17,924
• − Property taxes: −$4,819
• − Insurance: −$3,102
• − Repairs & maintenance: −$2,549
• − Management: −$2,549
• − HOA: −$2,136
• − Depreciation: −$9,309
• Taxable loss: −$10,526
• Est. tax savings @ 24.0%: +$2,526
• After-tax cash flow: $-2,496/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

Good 80/100 Cosmetic rehab Est. rehab $8,770–$26,310 screening

This well-maintained and updated home in the Palms at Venetian Bay community is move-in ready with a good condition score and minimal repairs needed.

Value-add opportunities

• Both Paint the exterior siding — Painting the exterior siding can improve curb appeal and add value to the home. ↑
• Both Clean the gutters — Clean gutters can prevent water damage and improve the home's overall appearance. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 51/100

Zoned Schools

Elementary Chisholm Elementary School B+ FL #435/2,144 Nat'l #4,272/41,679 Middle New Smyrna Beach Middle School D- FL #331/571 Nat'l #5,160/14,009 High New Smyrna Beach High School F FL #255/667 Nat'l #7,439/17,239

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

C Composite livability gradescore 69/100

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 · 572,749 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: 14% 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 (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%

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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: ▼ -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

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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

-10.9% since first listed

28 events — show timeline

• 2026-05-07 Price Changed $334,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-26 Price Changed $339,990 Stellar MLS as Distributed by MLS Grid
• 2026-03-28 Price Changed $344,990 Stellar MLS as Distributed by MLS Grid
• 2026-03-11 Price Changed $349,990 Stellar MLS as Distributed by MLS Grid
• 2026-03-11 Listed $249,990 Stellar MLS as Distributed by MLS Grid
• 2025-01-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-12-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-11-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-10-29 Price Changed $378,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-08-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-06-27 Listed $389,000 Stellar MLS as Distributed by MLS Grid
• 2023-03-02 Sold (Public Records) $377,000 Public Records
• 2023-02-24 Sold (MLS) $377,000 Stellar MLS as Distributed by MLS Grid
• 2023-01-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-01-13 Price Changed $385,000 Stellar MLS as Distributed by MLS Grid
• 2022-12-22 Listed $399,000 Stellar MLS as Distributed by MLS Grid
• 2022-12-22 Sold (MLS) $376,130 Stellar MLS as Distributed by MLS Grid
• 2022-12-22 Sold (MLS) $376,130 Stellar MLS as Distributed by MLS Grid
• 2022-12-22 Sold (MLS) $376,130 NSBMLS
• 2022-12-22 Sold (MLS) $376,130 Daytona MLS
• 2022-07-20 Pending — Daytona MLS
• 2022-07-20 Contingent — NSBMLS
• 2022-07-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-07-15 Listed $376,130 Stellar MLS as Distributed by MLS Grid
• 2022-07-15 Listed $376,130 NSBMLS
• 2022-07-15 Listed $376,130 Daytona MLS
• 2022-07-13 Listed $376,130 Stellar MLS as Distributed by MLS Grid

Property tax history

+49.1%/yr

Latest (2025): $4,819 · -7.9% YoY. Source: county tax records.