26 Birdie Dr · New Smyrna Beach, FL 32168

$199,900

2 bd · 2.0 ba · 1,004 sqft · SingleFamily public records · 414 Days on market

Built 1977 3,360 sqft lot $24/mo HOA · 1% of rent

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Why this score? — see what drove the C 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 +21.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.8/10.0
• 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

WATERFRONT GOLF VILLA - Well-maintained and ready to move into, this 2 BR/2BA home offers vaulted ceilings in living area, UPDATED KITCHEN AND BATHROOMS. New Kitchen appliances, counters and cabinets, and new can lights in ceiling. Spacious Family Room accesses living area by way of French Doors, providing separate living space for privacy and convenience, and also features NEW Windows in 2022. Newer Windows in rest of the home in 2008. The bright and airy sunroom offers an additional 120 SF of living area to the main house, as well as lovely views of the nice pond at rear of home. Newer kitchen appliances, 2023 Full-Size Washer & Dryer, and 2020 Water Heater. No carpeting, all engine

Key facts

• French doors
• Spacious family room
• New windows

Tags

• UPDATED KITCHEN AND BATHROOMS
• NEW KITCHEN APPLIANCES
• SPACIOUS FAMILY ROOM
• FRENCH DOORS
• NEW WINDOWS
• BRIGHT AND AIRY SUNROOM

Property features AI

Finance

• Other: Irrigation equipment installed; Lease restrictions apply
• HOA & community: Has HOA with annual fee of $290 (approximately $24.17/month); Association approval not required; Community features include deed restrictions, golf, golf carts allowed and street lights; Pets allowed: cats and dogs; Development: Fairgreen

Exterior

• Parking: Driveway
• Utilities: Public sewer; Water connected (see remarks for source); Electricity connected; Cable connected; Underground utilities
• Home design: Single-family residence; One story; North-facing
• Construction: Vinyl siding, wood siding and frame construction; Shingle roof; Slab foundation; Built on a lot of approximately 0.08 acres (city limits, paved)
• Exterior features: Private mailbox; Rain gutters; Sliding doors; Pond frontage / water view

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Water filtration system; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Hardwood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Thermostat; Vaulted ceilings; Walk-in closets
• Laundry & utility: Washer and dryer included; Laundry inside in a laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $176k (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.
• 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 High School (math 34% / reading 52%, grade F, #255 of 667 statewide, top 39%, 1,810 students, 41% FRL).
• Market conditions: Rents rising fast (+5.6%/yr); 601 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 34% 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 $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 5.6% rent growth), your $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 414 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $70k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $200k implies a 284% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 414 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 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.08% ✓
• Cap rate: 8.14%
• Cash-on-cash: 6.58%
• DSCR: 1.29
• GRM: 7.7

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: -3.2%
• Equity multiple: 0.88×
• Total profit: $-6,981
• Equity at exit: $29,806

10-year hold

• IRR: 9.2%
• Equity multiple: 1.79×
• Total profit: $44,462
• Equity at exit: $17,284

Cash invested: $55,972 (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 32168

• Home prices YoY: -27.0%
• Rents YoY: 5.6%
• Active inventory: 601
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,168 high
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$24
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $307

Break-even live

Break-even rent $1,779

Max offer price $199,900

Occupancy floor 81%

Sensitivity live

Price	-10% $445	-5% $376	+0% $307	+5% $238	+10% $169
Rent	-10% $136	-5% $221	+0% $307	+5% $393	+10% $478
Rate	-1.0pp $408	-0.5pp $358	base $307	+0.5pp $255	+1.0pp $202

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Birdie Dr New Smyrna Beach, FL	2.0	2.0	1060	$1,775	$1.67	24d	1	0.05mi
7 Birdie Dr New Smyrna Beach, FL	2.0	2.0	1046	$2,600	$2.49	24d	1	0.06mi
1054 Claudia St New Smyrna Beach, FL	2.0	2.0	1005	$1,750	$1.74	24d	1	0.66mi
527 Terriere Way New Smyrna Beach, FL	3.0	2.0	1490	$2,400	$1.61	12d	1	0.68mi
907 Hamilton St New Smyrna Beach, FL	3.0	2.0	1336	$2,085	$1.56	12d	1	0.70mi
618 N Duss St New Smyrna Beach, FL	3.0	2.0	1500	$1,999	$1.33	20d	1	0.92mi

HOA detail

• Monthly dues: $24 · $288/yr
• Likely covers: water

Listing history 15 events

1. 2026-05-11
   status Pending
2. 2026-04-16
   status Active
3. 2026-04-07
   status Pending
4. 2026-03-24
   status Active
5. 2026-03-24
   price $199,900
6. 2026-03-02
   status Pending
7. 2026-02-02
   price $235,000
8. 2025-08-27
   price $245,000
9. 2025-08-17
   status Active
10. 2025-08-14
    historical
11. 2025-03-20
    price $255,000
12. 2025-03-04
    price $269,500
13. 2025-02-17
    listed $269,900 Active
14. 1991-09-01
    soldstatus $52,000
15. 1977-06-01
    soldstatus $31,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 68% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 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: $26,010
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,081
• − Management: −$2,081
• − HOA: −$288
• − Depreciation: −$5,815
• Taxable income: $550
• Est. tax owed @ 24.0%: −$132
• After-tax cash flow: $3,551/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

+526.6% since first listed

15 events — show timeline

• 2026-05-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-24 Price Changed $199,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-02 Price Changed $235,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-27 Price Changed $245,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-17 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-08-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-20 Price Changed $255,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-04 Price Changed $269,500 Stellar MLS as Distributed by MLS Grid
• 2025-02-17 Listed $269,900 Stellar MLS as Distributed by MLS Grid
• 1991-09-01 Sold (Public Records) $52,000 Public Records
• 1977-06-01 Sold (Public Records) $31,900 Public Records

Property tax history

-1.2%/yr

Latest (2025): $356 · +5.6% YoY. Source: county tax records.