2701 Brookline Ave · New Smyrna Beach, FL 32168

$219,000

2 bd · 1.0 ba · 855 sqft · SingleFamily public records · 140 Days on market

Built 1948 9,180 sqft lot

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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).

• Cash flow +15.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +4.0/10.0
• 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

Minutes to New Smyrna Beach!! This three bedroom home was recently upgraded and sits on an oversized lot. The kitchen features new shaker cabinetry, granite countertops and a new stainless steel appliance package. Luxury vinyl flooring throughout. Fully permitted garage addition along with new concrete driveway completed June 2024. New HVAC system installed February 2024. The roof was replaced August 2023. Fully fenced in. This home is affordable, solid, and ready for immediate occupancy. Call today for more details.

Key facts

• New shaker cabinetry
• Replaced roof
• Granite countertops

Tags

• NEW SHAKER CABINETRY
• GRANITE COUNTERTOPS
• LUXURY VINYL FLOORING
• NEW CONCRETE DRIVEWAY
• NEW HVAC SYSTEM
• REPLACED ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (9.7% below list).
• Recommended offer: $193k (12.0% 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; 1 comparable units currently listed for rent nearby; solid renter incomes; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 31% 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 $7k 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 140 days — a 12% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $165k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.90% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.67%
• DSCR: 1.07
• GRM: 9.2

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: -10.8%
• Equity multiple: 0.60×
• Total profit: $-24,738
• Equity at exit: $32,654

10-year hold

• IRR: 1.7%
• Equity multiple: 1.14×
• Total profit: $8,450
• Equity at exit: $18,935

Cash invested: $61,320 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,977 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$236 /mo · $2,837/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $85

Break-even live

Break-even rent $1,868

Max offer price $219,000

Occupancy floor 91%

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1007 Conrad Dr New Smyrna Beach, FL	2.0	2.0	1100	$2,400	$2.18	23d	1	0.44mi

Listing history 34 events

1. 2026-06-18
   days on market $219,000 Active 140 DOM
2. 2026-06-17
   days on market $219,000 Active 139 DOM
3. 2026-06-16
   days on market $219,000 Active 138 DOM
4. 2026-06-15
   days on market $219,000 Active 137 DOM
5. 2026-06-14
   days on market $219,000 Active 135 DOM
6. 2026-06-10
   days on market $219,000 Active 132 DOM
7. 2026-06-09
   days on market $219,000 Active 131 DOM
8. 2026-06-08
   days on market $219,000 Active 130 DOM
9. 2026-06-07
   days on market $219,000 Active 129 DOM
10. 2026-06-05
    days on market $219,000 Active 126 DOM
11. 2026-06-03
    days on market $219,000 Active 125 DOM
12. 2026-06-03
    days on market $219,000 Active 124 DOM
13. 2026-06-01
    days on market $219,000 Active 123 DOM
14. 2026-05-31
    days on market $219,000 Active 122 DOM
15. 2026-05-31
    days on market $219,000 Active 121 DOM
16. 2026-01-29
    listed $219,000 Active 522-char remark

    Show marketing remark (522 chars)

    Minutes to New Smyrna Beach!! This three bedroom home was recently upgraded and sits on an oversized lot. The kitchen features new shaker cabinetry, granite countertops and a new stainless steel appliance package. Luxury vinyl flooring throughout. Fully permitted garage addition along with new concrete driveway completed June 2024. New HVAC system installed February 2024. The roof was replaced August 2023. Fully fenced in. This home is affordable, solid, and ready for immediate occupancy. Call today for more details.

17. 2023-04-20
    soldstatus $165,000
18. 2023-04-18
    soldstatus $165,000 Closed 668-char remark

    Show marketing remark (668 chars)

    THIS BRIGHT AND CHEERFUL 3/1 HOME SITS IN THE QUIET PEACEFUL NO HOA NEIGHBORHGOOD OF TURNBULL SHORES. NEW CARPET THROUGH-OUT, NEW WINDOWS, UPDATED ELECTRICAL, NEW PLUMBING, NEW TANKLESS GAS WATER HEATER, NEW PAINT INSIDE AND OUT AND THE BATHROOM HAS BEEN COMPLETELY REMODELED. APPLIANCES ON NATURAL GAS. PERFECT STARTER HOME OR WOULD MAKE A GREAT RENTAL. METAL ROOF 2OO5. YOU ARE JUST MINUTES FROM NEARBY BEAUTIFUL NEW SMYRNA BEACH, SHOPPING, GOLF COURSES, ENTERTAINMENT, CANAL STREET HISTORIC DISTRICT AND FLAGLER AVENUE. ON THE PROPERTY IS A VARIETY OF FRUIT TREES INCLUDING A PICKERING MANGO AND DRAGON FRUIT. LARGE CORNER LOT PLENTY OF ROOM FOR EXTRA PARKING/RV.

19. 2023-04-17
    soldstatus $165,000
20. 2023-04-17
    soldstatus $165,000 Closed
21. 2023-04-02
    status Pending 668-char remark

    Show marketing remark (668 chars)

    THIS BRIGHT AND CHEERFUL 3/1 HOME SITS IN THE QUIET PEACEFUL NO HOA NEIGHBORHGOOD OF TURNBULL SHORES. NEW CARPET THROUGH-OUT, NEW WINDOWS, UPDATED ELECTRICAL, NEW PLUMBING, NEW TANKLESS GAS WATER HEATER, NEW PAINT INSIDE AND OUT AND THE BATHROOM HAS BEEN COMPLETELY REMODELED. APPLIANCES ON NATURAL GAS. PERFECT STARTER HOME OR WOULD MAKE A GREAT RENTAL. METAL ROOF 2OO5. YOU ARE JUST MINUTES FROM NEARBY BEAUTIFUL NEW SMYRNA BEACH, SHOPPING, GOLF COURSES, ENTERTAINMENT, CANAL STREET HISTORIC DISTRICT AND FLAGLER AVENUE. ON THE PROPERTY IS A VARIETY OF FRUIT TREES INCLUDING A PICKERING MANGO AND DRAGON FRUIT. LARGE CORNER LOT PLENTY OF ROOM FOR EXTRA PARKING/RV.

22. 2023-04-02
    historical Contingent

    Show marketing remark (668 chars)

    THIS BRIGHT AND CHEERFUL 3/1 HOME SITS IN THE QUIET PEACEFUL NO HOA NEIGHBORHGOOD OF TURNBULL SHORES. NEW CARPET THROUGH-OUT, NEW WINDOWS, UPDATED ELECTRICAL, NEW PLUMBING, NEW TANKLESS GAS WATER HEATER, NEW PAINT INSIDE AND OUT AND THE BATHROOM HAS BEEN COMPLETELY REMODELED. APPLIANCES ON NATURAL GAS. PERFECT STARTER HOME OR WOULD MAKE A GREAT RENTAL. METAL ROOF 2OO5. YOU ARE JUST MINUTES FROM NEARBY BEAUTIFUL NEW SMYRNA BEACH, SHOPPING, GOLF COURSES, ENTERTAINMENT, CANAL STREET HISTORIC DISTRICT AND FLAGLER AVENUE. ON THE PROPERTY IS A VARIETY OF FRUIT TREES INCLUDING A PICKERING MANGO AND DRAGON FRUIT. LARGE CORNER LOT PLENTY OF ROOM FOR EXTRA PARKING/RV.

23. 2023-03-09
    listed $194,500
24. 2023-03-09
    listed $194,500 Active
25. 2023-03-08
    listed $194,500 Active 668-char remark

    Show marketing remark (668 chars)

    THIS BRIGHT AND CHEERFUL 3/1 HOME SITS IN THE QUIET PEACEFUL NO HOA NEIGHBORHGOOD OF TURNBULL SHORES. NEW CARPET THROUGH-OUT, NEW WINDOWS, UPDATED ELECTRICAL, NEW PLUMBING, NEW TANKLESS GAS WATER HEATER, NEW PAINT INSIDE AND OUT AND THE BATHROOM HAS BEEN COMPLETELY REMODELED. APPLIANCES ON NATURAL GAS. PERFECT STARTER HOME OR WOULD MAKE A GREAT RENTAL. METAL ROOF 2OO5. YOU ARE JUST MINUTES FROM NEARBY BEAUTIFUL NEW SMYRNA BEACH, SHOPPING, GOLF COURSES, ENTERTAINMENT, CANAL STREET HISTORIC DISTRICT AND FLAGLER AVENUE. ON THE PROPERTY IS A VARIETY OF FRUIT TREES INCLUDING A PICKERING MANGO AND DRAGON FRUIT. LARGE CORNER LOT PLENTY OF ROOM FOR EXTRA PARKING/RV.

26. 2016-03-29
    soldstatus $65,000
27. 2016-03-25
    soldstatus $65,000 Closed
28. 2016-02-29
    historical Contingent
29. 2016-02-05
    listed $70,000 Active
30. 2015-06-15
    soldstatus $57,500
31. 2015-06-10
    soldstatus $57,500
32. 2015-06-10
    soldstatus $57,500
33. 2015-03-22
    listed $59,000
34. 2015-03-22
    listed $59,000

ⓘ 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: $2,837 · $236/mo
• Projected year-2 tax: $2,837 · $236/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 (unshaded) · 57% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,718
• − Mortgage interest: −$12,267
• − Property taxes: −$2,837
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,897
• − Management: −$1,897
• − Depreciation: −$6,371
• Taxable loss: −$2,646
• Est. tax savings @ 24.0%: +$635
• After-tax cash flow: $1,660/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

+271.2% since first listed

19 events — show timeline

• 2026-01-29 Listed $219,000 Stellar MLS as Distributed by MLS Grid
• 2023-04-20 Sold (Public Records) $165,000 Public Records
• 2023-04-18 Sold (MLS) $165,000 Daytona MLS
• 2023-04-17 Sold (MLS) $165,000 NSBMLS
• 2023-04-17 Sold (MLS) $165,000 Stellar MLS as Distributed by MLS Grid
• 2023-04-02 Pending — Daytona MLS
• 2023-04-02 Contingent — NSBMLS
• 2023-03-09 Listed $194,500 NSBMLS
• 2023-03-09 Listed $194,500 Stellar MLS as Distributed by MLS Grid
• 2023-03-08 Listed $194,500 Daytona MLS
• 2016-03-29 Sold (Public Records) $65,000 Public Records
• 2016-03-25 Sold (MLS) $65,000 Daytona MLS
• 2016-02-29 Contingent — Daytona MLS
• 2016-02-05 Listed $70,000 Daytona MLS
• 2015-06-15 Sold (Public Records) $57,500 Public Records
• 2015-06-10 Sold (MLS) $57,500 Stellar MLS as Distributed by MLS Grid
• 2015-06-10 Sold (MLS) $57,500 NSBMLS
• 2015-03-22 Listed $59,000 Stellar MLS as Distributed by MLS Grid
• 2015-03-22 Listed $59,000 NSBMLS

Property tax history

+10.4%/yr

Latest (2025): $2,837 · +4.3% YoY. Source: county tax records.