Sawyer Plan · Ormond Beach, FL 32174

$289,240

3 bd · 2.0 ba · 1,454 sqft · SingleFamily · 370 Days on market

Good condition ↓ 4% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.0/30.0
• Schools +5.8/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +2.9/5.0
• 1% rule +1.3/10.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Retreat to the cozy primary suite tucked away in the back with a spacious bathroom and walk-in closet.

Key facts

• Walk-in closet
• Primary suite
• Spacious bathroom

Tags

• PRIMARY SUITE
• SPACIOUS BATHROOM
• WALK-IN CLOSET

🏗️ New construction. The $289,240 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $364,990.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $289k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-697 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (8.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (20.1% below list).
• Recommended offer: $231k (20.1% below list) — sets the bar for 1% rule.

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: Pine Trail Elementary School (math 77% / reading 72%, grade A, #230 of 2,144 statewide, top 12%, 688 students, 45% FRL); Ormond Beach Middle School (math 57% / reading 55%, grade B-, #175 of 571 statewide, top 31%, 990 students, 48% FRL); Seabreeze High School (math 31% / reading 56%, grade F, #248 of 667 statewide, top 38%, 1,654 students, 41% FRL).
• Market conditions: Rents rising (+1.6%/yr); 1349 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 39% 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 $3k of loan paydown is wiped out by about $11k 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 370 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.

Recommended offer $231,055 (20.1% 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 370 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.63% ✗
• Cap rate: 4.00%
• Cash-on-cash: -8.18%
• DSCR: 0.64
• GRM: 13.2

CMA / ARV

• ARV (median comp): $364,990
• List price: $289,240
• Delta: -20.75%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
179 Parkhaven Dr	0.31mi	3/2.0	1,572 (+8%)	0mo	$299,990	$191	72
1456 Morning Walk Dr	1.62mi	4/2.0 (+1)	1,498 (+3%)	0mo	$319,960	$214	55
1451 Morning Walk Dr	1.60mi	4/2.0 (+1)	1,828 (+26%)	0mo	$364,990	$200	35

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: -32.2%
• Equity multiple: -0.04×
• Total profit: $-106,623
• Equity at exit: $54,421

10-year hold

• IRR: -45.6%
• Equity multiple: -0.59×
• Total profit: $-162,324
• Equity at exit: $31,558

Cash invested: $102,197 (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: 19 active · 7 under contract
• Months of supply: 114.0 mo (1%/mo absorbed)
• Median asking: $289,240 ($194/sqft)
• Median days on market: 534 d
• This list price: 47% of active listings are priced below it
• ARV vs active asking: +29.1% above 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: 10.4×

Monthly cashflow live

• Estimated rent: $2,311 medium
• Mortgage (P&I): −$1,914
• Tax est. 1.5%: −$456 /mo · $5,475/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $-697

Break-even live

Break-even rent $3,193

Max offer price $264,129

Occupancy floor —

Sensitivity live

Price	-10% $-445	-5% $-571	+0% $-697	+5% $-823	+10% $-949
Rent	-10% $-880	-5% $-788	+0% $-697	+5% $-606	+10% $-514
Rate	-1.0pp $-513	-0.5pp $-604	base $-697	+0.5pp $-792	+1.0pp $-888

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: $91,248
• Closing costs: $10,950
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
80 Bella Vita Way Ormond Beach, FL	3.0	2.5	1736	$2,300	$1.32	16d	1	0.40mi
12 Bella Vita Way Ormond Beach, FL	3.0	2.5	1687	$2,000	$1.19	16d	1	0.40mi

Listing history 50 events

1. 2026-08-08
   days on market $289,240 Active 370 DOM
2. 2026-08-07
   days on market $289,240 Active 369 DOM
3. 2026-08-06
   days on market $289,240 Active 368 DOM
4. 2026-08-05
   days on market $289,240 Active 367 DOM
5. 2026-08-04
   days on market $289,240 Active 366 DOM
6. 2026-08-03
   days on market $289,240 Active 365 DOM
7. 2026-07-31
   days on market $289,240 Active 362 DOM
8. 2026-07-30
   days on market $289,240 Active 360 DOM
9. 2026-07-28
   pricedays on market $289,240 Active 359 DOM
10. 2026-07-26
    days on market $297,240 Active 357 DOM
11. 2026-07-25
    days on market $297,240 Active 356 DOM
12. 2026-07-24
    days on market $297,240 Active 355 DOM
13. 2026-07-23
    days on market $297,240 Active 354 DOM
14. 2026-07-22
    days on market $297,240 Active 353 DOM
15. 2026-07-21
    days on market $297,240 Active 352 DOM
16. 2026-07-16
    days on market $297,240 Active 347 DOM
17. 2026-07-16
    days on market $297,240 Active 346 DOM
18. 2026-07-14
    days on market $297,240 Active 345 DOM
19. 2026-07-14
    days on market $297,240 Active 344 DOM
20. 2026-07-12
    days on market $297,240 Active 343 DOM
21. 2026-07-11
    days on market $297,240 Active 342 DOM
22. 2026-07-10
    days on market $297,240 Active 341 DOM
23. 2026-07-09
    days on market $297,240 Active 340 DOM
24. 2026-07-07
    days on market $297,240 Active 338 DOM
25. 2026-07-06
    days on market $297,240 Active 337 DOM
26. 2026-07-05
    days on market $297,240 Active 336 DOM
27. 2026-07-03
    days on market $297,240 Active 334 DOM
28. 2026-07-01
    days on market $297,240 Active 332 DOM
29. 2026-06-30
    days on market $297,240 Active 331 DOM
30. 2026-06-29
    days on market $297,240 Active 330 DOM
31. 2026-06-28
    pricedays on market $297,240 Active 329 DOM
32. 2026-06-28
    days on market $295,440 Active 328 DOM
33. 2026-06-27
    days on market $295,440 Active 327 DOM
34. 2026-06-25
    days on market $295,440 Active 325 DOM
35. 2026-06-23
    days on market $295,440 Active 323 DOM
36. 2026-06-22
    days on market $295,440 Active 322 DOM
37. 2026-06-18
    days on market $295,440 Active 319 DOM
38. 2026-06-17
    days on market $295,440 Active 318 DOM
39. 2026-06-16
    days on market $295,440 Active 317 DOM
40. 2026-06-15
    days on market $295,440 Active 316 DOM
41. 2026-06-14
    days on market $295,440 Active 314 DOM
42. 2026-06-10
    days on market $295,440 Active 311 DOM
43. 2026-06-09
    days on market $295,440 Active 310 DOM
44. 2026-06-08
    days on market $295,440 Active 309 DOM
45. 2026-06-07
    days on market $295,440 Active 308 DOM
46. 2026-06-05
    days on market $295,440 Active 305 DOM
47. 2026-06-03
    days on market $295,440 Active 304 DOM
48. 2026-06-03
    days on market $295,440 Active 303 DOM
49. 2026-06-01
    days on market $295,440 Active 302 DOM
50. 2026-05-31
    days on market $295,440 Active 301 DOM

ⓘ 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: $27,727
• − Mortgage interest: −$20,445
• − Property taxes: −$5,475
• − Insurance: −$1,825
• − Repairs & maintenance: −$2,218
• − Management: −$2,218
• − Depreciation: −$10,618
• Taxable loss: −$15,072
• Est. tax savings @ 24.0%: +$3,617
• After-tax cash flow: $-4,747/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 · 5 photos

Good 80/100 Cosmetic rehab Est. rehab $7,270–$21,810 screening

This home is in good condition with a modern and well-maintained interior and exterior. It has the potential to be enhanced with some cosmetic updates to further increase its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve the home's curb appeal and attract more potential buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase the home's value by making it more energy-efficient and convenient for potential buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modern, high-end appliances can make the kitchen more appealing and functional for potential buyers/tenants. ↑

ⓘ 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 58/100

Zoned Schools

Elementary Pine Trail Elementary School A FL #230/2,144 Nat'l #2,202/41,679 Middle Ormond Beach Middle School B- FL #175/571 Nat'l #2,362/14,009 High Seabreeze High School F FL #248/667 Nat'l #7,376/17,239

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

-3.7% since first listed

19 events — show timeline

• 2026-04-27 Price Changed $291,800 Zillow
• 2026-04-15 Price Changed $279,555 Zillow
• 2026-04-02 Price Changed $279,990 Zillow
• 2026-03-30 Price Changed $291,850 Zillow
• 2026-03-01 Price Changed $291,700 Zillow
• 2026-02-25 Price Changed $291,425 Zillow
• 2026-02-04 Price Changed $291,700 Zillow
• 2026-01-28 Price Changed $288,500 Zillow
• 2025-11-19 Price Changed $289,935 Zillow
• 2025-10-31 Price Changed $295,935 Zillow
• 2025-10-24 Price Changed $302,990 Zillow
• 2025-09-27 Price Changed $295,935 Zillow
• 2025-09-26 Price Changed $307,165 Zillow
• 2025-09-24 Price Changed $295,935 Zillow
• 2025-09-18 Price Changed $299,875 Zillow
• 2025-09-05 Price Changed $307,165 Zillow
• 2025-08-15 Price Changed $310,935 Zillow
• 2025-08-10 Price Changed $319,785 Zillow
• 2025-08-04 Listed $302,990 Zillow