16 Eagle Ln · New Smyrna Beach, FL 32168

$249,000

2 bd · 2.0 ba · 1,252 sqft · SingleFamily public records · 62 Days on market

Built 1979 5,310 sqft lot $24/mo HOA · 1% of rent

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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 +13.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• 1% rule +3.9/10.0
• 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

Value Priced!! Don't miss this one -- 2 Bedroom/2 Bath/ Oversized 2 Car Garage in Fairgreen! New Roof in 2015, New Hot Water heater in 2016, HV AC 13 seer heat pump system in 2008. Tucked between 2 Golf Courses in a quiet, mature neighborhood close to town, fine dining, shopping and 5 minutes to the Beach. Optional low cost membership to heated pool should buyers desire. Low Annual HOA fees include termite bond, sprinkler system water, and common area maintenance. Cable TV is available for additional fee. Needs TLC inside - paint, carpet, etc. - Great opportunity to update and decorate to your taste -- House has GOOD BONES ---

Key facts

• Open floor plan
• Quartz counters
• Complete renovation

Tags

• OPEN FLOOR PLAN
• LARGE SCREENED LANAI
• COMPLETE RENOVATION
• NEW FLOORING
• NEW CABINETS
• QUARTZ COUNTERS

Property features AI

Finance

• Other: Unfurnished; Living area reported as 1,252 sq ft; total building area 2,072 sq ft; Unit within Fairgreen development
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (Fairgreen Unit-1B Owners Association); HOA dues required — $290 annually (about $24.17/month); Community features: deed restrictions, golf community, golf carts allowed; Pets allowed: cats and dogs

Exterior

• Parking: Attached garage (2 spaces)
• Utilities: Public water; Public sewer; Underground utilities; Water available/connected
• Home design: Residential half duplex; One story; Faces northeast
• Construction: Frame construction with wood siding; Shingle roof; Slab foundation; Built on lot of about 0.12 acres
• Exterior features: Rain gutters; Sliding doors; Asphalt road access

Interior

• Kitchen: Dishwasher; Disposal; Freezer; Ice maker; Microwave; Range; Refrigerator; Stone counters; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Living room / dining room combo; Open floorplan; Stone counters; Thermostat; Window treatments; Skylights; Blinds
• Laundry & utility: Washer; Dryer; Laundry located in garage; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-1 ($-15/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (10.6% below list).
• Recommended offer: $223k (10.6% below list) — sets the bar for 1% rule.

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 Middle School (math 43% / reading 43%, grade D-, #331 of 571 statewide, top 59%, 1,037 students, 53% FRL); New Smyrna Beach High School (math 34% / reading 52%, grade F, #255 of 667 statewide, top 39%, 1,810 students, 41% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: Rents rising fast (+5.6%/yr); 607 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 35% 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 62 days — a 6% lower offer ($234k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $112k; list at $249k implies a 122% 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 $222,666 (10.6% 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 62 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.89% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.02%
• DSCR: 1.00
• GRM: 9.3

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: -13.4%
• Equity multiple: 0.51×
• Total profit: $-34,396
• Equity at exit: $37,127

10-year hold

• IRR: -0.7%
• Equity multiple: 0.94×
• Total profit: $-3,955
• Equity at exit: $21,529

Cash invested: $69,720 (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: 607
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,227 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$327 /mo · $3,922/yr
• Insurance: −$104
• HOA: −$24
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $-1

Break-even live

Break-even rent $2,228

Max offer price $248,774

Occupancy floor 95%

Sensitivity live

Price	-10% $140	-5% $69	+0% $-1	+5% $-72	+10% $-142
Rent	-10% $-177	-5% $-89	+0% $-1	+5% $87	+10% $175
Rate	-1.0pp $124	-0.5pp $62	base $-1	+0.5pp $-66	+1.0pp $-131

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	25d	1	0.05mi
7 Birdie Dr New Smyrna Beach, FL	2.0	2.0	1046	$2,600	$2.49	25d	1	0.06mi
331 Citrus Open Dr New Smyrna Beach, FL	3.0	2.0	1820	$2,600	$1.43	25d	1	0.16mi
1054 Claudia St New Smyrna Beach, FL	2.0	2.0	1005	$1,750	$1.74	25d	1	0.66mi
527 Terriere Way New Smyrna Beach, FL	3.0	2.0	1490	$2,400	$1.61	13d	1	0.68mi
907 Hamilton St New Smyrna Beach, FL	3.0	2.0	1336	$2,085	$1.56	13d	1	0.70mi
618 N Duss St New Smyrna Beach, FL	3.0	2.0	1500	$1,999	$1.33	21d	1	0.92mi
554 Ronnoc Ln New Smyrna Beach, FL	3.0	3.0	1762	$2,800	$1.59	25d	1	1.10mi

HOA detail

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

Listing history 24 events

1. 2026-06-22
   pricedays on market $249,000 Active 62 DOM
2. 2026-06-18
   days on market $255,000 Active 59 DOM
3. 2026-06-17
   days on market $255,000 Active 58 DOM
4. 2026-06-16
   days on market $255,000 Active 57 DOM
5. 2026-06-15
   days on market $255,000 Active 56 DOM
6. 2026-06-14
   days on market $255,000 Active 54 DOM
7. 2026-06-10
   days on market $255,000 Active 51 DOM
8. 2026-06-09
   days on market $255,000 Active 50 DOM
9. 2026-06-08
   days on market $255,000 Active 49 DOM
10. 2026-06-07
    days on market $255,000 Active 48 DOM
11. 2026-06-05
    days on market $255,000 Active 45 DOM
12. 2026-06-03
    days on market $255,000 Active 44 DOM
13. 2026-06-03
    days on market $255,000 Active 43 DOM
14. 2026-06-01
    days on market $255,000 Active 42 DOM
15. 2026-05-31
    days on market $255,000 Active 41 DOM
16. 2026-05-31
    days on market $255,000 Active 40 DOM
17. 2026-04-20
    listed $255,000 Active 870-char remark
18. 2017-06-16
    soldstatus $112,000
19. 2017-06-15
    soldstatus $112,000 Closed 639-char remark

    Show marketing remark (653 chars)

    Value Priced!! Don't miss this one -- 2 Bedroom/2 Bath/ Oversized 2 Car Garage in Fairgreen! New Roof in 2015, New Hot Water heater in 2016, HV AC 13 seer heat pump system in 2008. Tucked between 2 Golf Courses in a quiet, mature neighborhood close to town, fine dining, shopping and 5 minutes to the Beach. Optional low cost membership to heated pool should buyers desire. Low Annual HOA fees include termite bond, sprinkler system water, and common area maintenance. Cable TV is available for additional fee. Needs TLC inside - paint, carpet, etc. - Great opportunity to update and decorate to your taste -- House has GOOD BONES --- ; Water: City

20. 2017-06-15
    soldstatus $112,000

    Show marketing remark (653 chars)

    Value Priced!! Don't miss this one -- 2 Bedroom/2 Bath/ Oversized 2 Car Garage in Fairgreen! New Roof in 2015, New Hot Water heater in 2016, HV AC 13 seer heat pump system in 2008. Tucked between 2 Golf Courses in a quiet, mature neighborhood close to town, fine dining, shopping and 5 minutes to the Beach. Optional low cost membership to heated pool should buyers desire. Low Annual HOA fees include termite bond, sprinkler system water, and common area maintenance. Cable TV is available for additional fee. Needs TLC inside - paint, carpet, etc. - Great opportunity to update and decorate to your taste -- House has GOOD BONES --- ; Water: City

21. 2017-06-05
    historical Contingent 639-char remark

    Show marketing remark (639 chars)

    Value Priced!! Don't miss this one -- 2 Bedroom/2 Bath/ Oversized 2 Car Garage in Fairgreen! New Roof in 2015, New Hot Water heater in 2016, HV AC 13 seer heat pump system in 2008. Tucked between 2 Golf Courses in a quiet, mature neighborhood close to town, fine dining, shopping and 5 minutes to the Beach. Optional low cost membership to heated pool should buyers desire. Low Annual HOA fees include termite bond, sprinkler system water, and common area maintenance. Cable TV is available for additional fee. Needs TLC inside - paint, carpet, etc. - Great opportunity to update and decorate to your taste -- House has GOOD BONES ---

22. 2017-05-18
    listed $149,900 Active 639-char remark

    Show marketing remark (653 chars)

    Value Priced!! Don't miss this one -- 2 Bedroom/2 Bath/ Oversized 2 Car Garage in Fairgreen! New Roof in 2015, New Hot Water heater in 2016, HV AC 13 seer heat pump system in 2008. Tucked between 2 Golf Courses in a quiet, mature neighborhood close to town, fine dining, shopping and 5 minutes to the Beach. Optional low cost membership to heated pool should buyers desire. Low Annual HOA fees include termite bond, sprinkler system water, and common area maintenance. Cable TV is available for additional fee. Needs TLC inside - paint, carpet, etc. - Great opportunity to update and decorate to your taste -- House has GOOD BONES --- ; Water: City

23. 2017-05-18
    listed $149,900

    Show marketing remark (653 chars)

    Value Priced!! Don't miss this one -- 2 Bedroom/2 Bath/ Oversized 2 Car Garage in Fairgreen! New Roof in 2015, New Hot Water heater in 2016, HV AC 13 seer heat pump system in 2008. Tucked between 2 Golf Courses in a quiet, mature neighborhood close to town, fine dining, shopping and 5 minutes to the Beach. Optional low cost membership to heated pool should buyers desire. Low Annual HOA fees include termite bond, sprinkler system water, and common area maintenance. Cable TV is available for additional fee. Needs TLC inside - paint, carpet, etc. - Great opportunity to update and decorate to your taste -- House has GOOD BONES --- ; Water: City

24. 1996-06-19
    soldstatus $61,000

ⓘ 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: $3,922 · $327/mo
• Projected year-2 tax: $3,922 · $327/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 (shaded) · 57% 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: $26,720
• − Mortgage interest: −$13,948
• − Property taxes: −$3,922
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,138
• − Management: −$2,138
• − HOA: −$288
• − Depreciation: −$7,244
• Taxable loss: −$4,201
• Est. tax savings @ 24.0%: +$1,008
• After-tax cash flow: $993/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

+308.2% since first listed

9 events — show timeline

• 2026-06-19 Price Changed $249,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Listed $255,000 Stellar MLS as Distributed by MLS Grid
• 2017-06-16 Sold (Public Records) $112,000 Public Records
• 2017-06-15 Sold (MLS) $112,000 Stellar MLS as Distributed by MLS Grid
• 2017-06-15 Sold (MLS) $112,000 NSBMLS
• 2017-06-05 Contingent — NSBMLS
• 2017-05-18 Listed $149,900 NSBMLS
• 2017-05-18 Listed $149,900 Stellar MLS as Distributed by MLS Grid
• 1996-06-19 Sold (Public Records) $61,000 Public Records

Property tax history

+15.5%/yr

Latest (2025): $3,922 · +3.5% YoY. Source: county tax records.