154 Sunset Point Dr · Ormond Beach, FL 32174

$334,900

4 bd · 2.0 ba · 1,846 sqft · SingleFamily public records · 426 Days on market

Built 2021 $102/mo HOA · 4% of rent

---

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).

• Cash flow +11.8/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

SELLER MOTIVATED. Seller offering 5,000 in seller concessions towards buyers closing cost. Welcome to your lakefront dream home in the sought-after Pineland subdivision of Ormond Beach! This spacious 4-bedroom, 2-bathroom home offers the perfect blend of comfort and modern living, open floor plan and stylish finishes throughout. Step inside to find a bright and airy living space, perfect for entertaining. The gourmet kitchen boasts stainless steel appliances, granite countertops, a large island, large walk in pantry, and ample cabinet space. The primary suite is a true retreat with a his and hers walk-in closets and a luxurious en-suite bath featuring dual vanities and a walk-in shower. Thr

Key facts

• Gourmet kitchen
• Lakefront dream home
• Granite countertops

Tags

• LAKEFRONT DREAM HOME
• GOURMET KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• LARGE WALK IN PANTRY
• SCREENED IN PATIO

Property features AI

Finance

• Other: Located in the Pineland subdivision
• HOA & community: Homeowners association with community pool; HOA fee $306 quarterly (about $102/month); HOA fee includes grounds maintenance

Exterior

• Parking: Attached garage with 2 spaces
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Single-family residence; One story; Updated / remodeled; Residential use
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as single-family home
• Exterior features: Patio with screened area; Lakefront waterfront; Waterfront view; Asphalt road access

Interior

• Kitchen: Refrigerator; Microwave; Convection oven; Dishwasher; Disposal
• Bedrooms: Bedrooms with walk-in closets
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Ceiling fans; Kitchen island; Smart thermostat; Walk-in closets; 6 total rooms
• Laundry & utility: In-unit laundry (washer and dryer included)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $318k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (16.5% below list).
• Recommended offer: $280k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.8% 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: 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); 989 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• At $2,797/mo this rent would consume 47% 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 426 days — a 12% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 13569% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: 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 $279,706 (16.5% 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 426 days. Have you received any prior offers? Is the seller open to a 16% 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: 0.84% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.21%
• DSCR: 0.95
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -19.8%
• Equity multiple: 0.32×
• Total profit: $-64,009
• Equity at exit: $49,935

10-year hold

• IRR: -15.8%
• Equity multiple: 0.16×
• Total profit: $-78,396
• Equity at exit: $28,956

Cash invested: $93,772 (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: 989
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,797 medium
• Mortgage (P&I): −$1,756
• Tax from tax record: −$306 /mo · $3,673/yr
• Insurance: −$140
• HOA: −$102
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $-94

Break-even live

Break-even rent $2,916

Max offer price $318,259

Occupancy floor 98%

Sensitivity live

Price	-10% $95	-5% $1	+0% $-94	+5% $-189	+10% $-284
Rent	-10% $-315	-5% $-205	+0% $-94	+5% $16	+10% $127
Rate	-1.0pp $74	-0.5pp $-9	base $-94	+0.5pp $-181	+1.0pp $-269

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: $83,725
• Closing costs: $10,047
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
298 Sunset Point Dr Ormond Beach, FL	4.0	2.0	1846	$2,495	$1.35	25d	1	0.32mi
356 Seminole Dr Ormond Beach, FL	4.0	3.0	1604	$3,295	$2.05	16d	1	1.26mi
322 Oak Fern Cir Ormond Beach, FL	3.0	2.0	2268	$2,750	$1.21	25d	1	1.28mi
21 Pergola Pl Ormond Beach, FL	3.0	2.5	2529	$3,395	$1.34	4d	1	1.31mi

HOA detail

• Monthly dues: $102 · $1,224/yr

Listing history 13 events

1. 2026-05-10
   historical $2,450
2. 2026-05-08
   status Pending
3. 2026-05-05
   listed $2,450
4. 2026-05-01
   historical $2,450
5. 2026-04-02
   price $334,900
6. 2026-03-06
   price $339,900
7. 2026-02-24
   listed $2,450
8. 2025-11-06
   price $360,000
9. 2025-08-04
   price $370,000
10. 2025-06-17
    price $375,000
11. 2025-05-06
    price $385,000
12. 2025-03-07
    listed $415,000 Active
13. 2020-09-21
    soldstatus $638,133

ⓘ 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: $3,673 · $306/mo
• Projected year-2 tax: $3,673 · $306/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,565
• − Mortgage interest: −$18,760
• − Property taxes: −$3,673
• − Insurance: −$1,674
• − Repairs & maintenance: −$2,685
• − Management: −$2,685
• − HOA: −$1,224
• − Depreciation: −$9,743
• Taxable loss: −$6,879
• Est. tax savings @ 24.0%: +$1,651
• After-tax cash flow: $521/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

• Census place: Ormond Beach, FL
• 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

-99.6% since first listed

13 events — show timeline

• 2026-05-10 Rental Removed $2,450 TENANTTURNER2
• 2026-05-08 Pending — Daytona MLS
• 2026-05-05 Listed for Rent $2,450 TENANTTURNER2
• 2026-05-01 Rental Removed $2,450 DMLS
• 2026-04-02 Price Changed $334,900 Daytona MLS
• 2026-03-06 Price Changed $339,900 Daytona MLS
• 2026-02-24 Listed for Rent $2,450 DMLS
• 2025-11-06 Price Changed $360,000 Daytona MLS
• 2025-08-04 Price Changed $370,000 Daytona MLS
• 2025-06-17 Price Changed $375,000 Daytona MLS
• 2025-05-06 Price Changed $385,000 Daytona MLS
• 2025-03-07 Listed $415,000 Daytona MLS
• 2020-09-21 Sold (Public Records) $638,133 Public Records

Property tax history

+59.3%/yr

Latest (2025): $3,673 · +4.2% YoY. Source: county tax records.