199 Rosewood Ave · Ormond Beach, FL 32174

$349,900

3 bd · 2.0 ba · 1,480 sqft · SingleFamily public records · 164 Days on market

Built 1956 0.34 ac lot

---

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 +7.1/30.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• 1% rule +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Endless possibilities await at this exceptional Ormond Beach property, ideally positioned just two blocks from the prestigious Millionaire's Row along the Halifax River. Enjoy a highly walkable lifestyle with Granada Boulevard's renowned dining, shopping, and Cassen Park only a short stroll away, all while being nestled in one of the area's most desirable and established neighborhoods. The main residence offers four generously sized bedrooms and one-and-a-half bathrooms, with a thoughtfully designed layout that allows for the easy addition of a second full bath—providing flexibility to enhance both comfort and long-term value. An attached in-law suite features a spacious one-bedroom, one-bath configuration, perfectly suited for multigenerational living, extended guests, or an excellent opportunity to offset your mortgage through potential rental income. Set on an oversized lot, the property provides ample outdoor space and abundant storage, creating endless options for customization and expansion. A private pool, currently filled in, can be restored to its former pristine condition, offering the opportunity to create your own backyard oasis. Whether you envision a primary residence with room to grow, a multi-generational compound, or an investment with income-producing potential, this unique Ormond Beach home delivers location, versatility, and opportunity in one compelling package.

Key facts

• Ample outdoor space
• Private pool
• Oversized lot

Tags

• ATTACHED IN-LAW SUITE
• OVERSIZED LOT
• AMPLE OUTDOOR SPACE
• PRIVATE POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-568 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (28.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (42.8% below list).
• Recommended offer: $200k (42.8% 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.
• Market conditions: Rents rising (+1.6%/yr); 986 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 34% 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 $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 164 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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 $113k; list at $350k implies a 210% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1956 — 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,076 (42.8% 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 164 days. Have you received any prior offers? Is the seller open to a 43% concession, seller financing, or rate buy-down credit?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.57% ✗
• Cap rate: 4.57%
• Cash-on-cash: -6.14%
• DSCR: 0.73
• GRM: 14.6

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: -29.7%
• Equity multiple: 0.02×
• Total profit: $-95,692
• Equity at exit: $52,171

10-year hold

• IRR: -36.9%
• Equity multiple: -0.44×
• Total profit: $-141,220
• Equity at exit: $30,253

Cash invested: $97,972 (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: 986
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $2,001 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$101 /mo · $1,213/yr
• Insurance: −$146
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-568

Break-even live

Break-even rent $2,719

Max offer price $249,616

Occupancy floor —

Sensitivity live

Price	-10% $-370	-5% $-469	+0% $-568	+5% $-667	+10% $-766
Rent	-10% $-726	-5% $-647	+0% $-568	+5% $-489	+10% $-410
Rate	-1.0pp $-391	-0.5pp $-479	base $-568	+0.5pp $-658	+1.0pp $-751

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
81 Tomoka Ave Ormond Beach, FL	2.0	2.5	1500	$1,950	$1.30	24d	1	0.60mi
450 Tomoka Ave Unit 215 Ormond Beach, FL	2.0	1.5	1150	$1,750	$1.52	15d	1	0.84mi
500 Shadow Lakes Blvd Ormond Beach, FL	1.0–2.0	1.0–2.0	856	$1,645	$1.92	12d	15	1.00mi
3 Glen Arbor Park Ormond Beach, FL	2.0	1.5	1200	$1,700	$1.42	24d	1	1.25mi
55 Vining Ct Apt 204 Ormond Beach, FL	2.0	1.5	930	$1,450	$1.56	24d	1	1.28mi
7 Stone Haven Trl Ormond Beach, FL	3.0	2.0	1678	$2,200	$1.31	20d	1	1.39mi
410 Sauls St Ormond Beach, FL	3.0	1.0	990	$1,500	$1.52	24d	1	1.50mi

Listing history 17 events

1. 2026-06-09
   status $349,900 Pending 164 DOM
2. 2026-06-08
   days on market $349,900 Active 164 DOM
3. 2026-06-07
   days on market $349,900 Active 163 DOM
4. 2026-06-05
   days on market $349,900 Active 160 DOM
5. 2026-06-03
   days on market $349,900 Active 159 DOM
6. 2026-06-03
   days on market $349,900 Active 158 DOM
7. 2026-06-01
   days on market $349,900 Active 157 DOM
8. 2026-05-31
   days on market $349,900 Active 156 DOM
9. 2026-05-31
   days on market $349,900 Active 155 DOM
10. 2025-12-26
    listed $349,900 Active 1411-char remark

    Show marketing remark (1411 chars)

    Endless possibilities await at this exceptional Ormond Beach property, ideally positioned just two blocks from the prestigious Millionaire's Row along the Halifax River. Enjoy a highly walkable lifestyle with Granada Boulevard's renowned dining, shopping, and Cassen Park only a short stroll away, all while being nestled in one of the area's most desirable and established neighborhoods. The main residence offers four generously sized bedrooms and one-and-a-half bathrooms, with a thoughtfully designed layout that allows for the easy addition of a second full bath—providing flexibility to enhance both comfort and long-term value. An attached in-law suite features a spacious one-bedroom, one-bath configuration, perfectly suited for multigenerational living, extended guests, or an excellent opportunity to offset your mortgage through potential rental income. Set on an oversized lot, the property provides ample outdoor space and abundant storage, creating endless options for customization and expansion. A private pool, currently filled in, can be restored to its former pristine condition, offering the opportunity to create your own backyard oasis. Whether you envision a primary residence with room to grow, a multi-generational compound, or an investment with income-producing potential, this unique Ormond Beach home delivers location, versatility, and opportunity in one compelling package.

11. 2025-12-26
    listed $349,900 Active 1411-char remark

    Show marketing remark (1411 chars)

    Endless possibilities await at this exceptional Ormond Beach property, ideally positioned just two blocks from the prestigious Millionaire's Row along the Halifax River. Enjoy a highly walkable lifestyle with Granada Boulevard's renowned dining, shopping, and Cassen Park only a short stroll away, all while being nestled in one of the area's most desirable and established neighborhoods. The main residence offers four generously sized bedrooms and one-and-a-half bathrooms, with a thoughtfully designed layout that allows for the easy addition of a second full bath—providing flexibility to enhance both comfort and long-term value. An attached in-law suite features a spacious one-bedroom, one-bath configuration, perfectly suited for multigenerational living, extended guests, or an excellent opportunity to offset your mortgage through potential rental income. Set on an oversized lot, the property provides ample outdoor space and abundant storage, creating endless options for customization and expansion. A private pool, currently filled in, can be restored to its former pristine condition, offering the opportunity to create your own backyard oasis. Whether you envision a primary residence with room to grow, a multi-generational compound, or an investment with income-producing potential, this unique Ormond Beach home delivers location, versatility, and opportunity in one compelling package.

12. 2025-11-21
    historical
13. 2025-07-22
    price $370,000
14. 2025-04-21
    listed $376,000 Active
15. 2003-06-20
    soldstatus $112,900
16. 2003-06-11
    soldstatus $112,900
17. 2003-03-10
    listed $119,900

ⓘ 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: $1,213 · $101/mo
• Projected year-2 tax: $2,904 · $242/mo
• Expected delta: +$1,691/yr (+$141/mo · 139.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 21 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: $24,009
• − Mortgage interest: −$19,600
• − Property taxes: −$1,213
• − Insurance: −$2,547
• − Repairs & maintenance: −$1,921
• − Management: −$1,921
• − Depreciation: −$10,179
• Taxable loss: −$13,372
• Est. tax savings @ 24.0%: +$3,209
• After-tax cash flow: $-3,603/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

+191.8% since first listed

8 events — show timeline

• 2025-12-26 Listed $349,900 Daytona MLS
• 2025-12-26 Listed $349,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-21 Listing Removed — Daytona MLS
• 2025-07-22 Price Changed $370,000 Daytona MLS
• 2025-04-21 Listed $376,000 Daytona MLS
• 2003-06-20 Sold (Public Records) $112,900 Public Records
• 2003-06-11 Sold (MLS) $112,900 Daytona MLS
• 2003-03-10 Listed $119,900 Daytona MLS

Property tax history

+0.1%/yr

Latest (2025): $1,213 · -1.3% YoY. Source: county tax records.