3049 Meleto Blvd · New Smyrna Beach, FL 32168

$315,000

3 bd · 2.5 ba · 1,614 sqft · SingleFamily public records · 149 Days on market

Built 2023 Good condition 3,625 sqft lot $195/sqft · 13% below area Est $364k · 13% under $174/mo HOA · 6% of rent ↓ 19% since listing

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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).

• ARV discount +13.6/15.0
• Cash flow +10.8/30.0
• Schools +5.1/10.0
• Condition / age +4.0/5.0
• Rent growth +3.9/5.0
• 1% rule +3.6/10.0
• Livability +3.5/5.0
• DSCR +3.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 3049 Meleto Blvd in The Palms at Venetian Bay, New Smyrna Beach. Built in 2023, this 3-bedroom, 2.5-bath home offers approx. 1,600 sq ft with a modern open-concept layout designed for comfortable Florida living. The kitchen features granite countertops, stainless steel appliances, and ample cabinetry, opening to a bright living and dining area ideal for entertaining. A convenient half bath is located on the main level. Upstairs, the primary suite includes dual sinks, walk-in shower, and walk-in closet. Two additional bedrooms provide flexibility for guests, office, or flex space. Venetian Bay amenities include a championship golf course, resort-style pool, fitness center, clubhouse, scenic walking and biking trails, parks, lakes, and a vibrant town center with dining, shops, and community events. Conveniently located near I-95, beaches, and all that New Smyrna Beach has to offer.

Key facts

• Private retreat
• Walk in closet
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• PRIVATE RETREAT
• WALK IN SHOWER
• WALK IN CLOSET
• WALKING AND BIKING TRAILS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $315k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-270 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $267k (15.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $272k (13.6% below list).
• Recommended offer: $267k (15.1% below list) — sets the bar for cash-flow.
• Cap rate 5.7% vs local median 2.8% in New Smyrna 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 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); 695 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 32d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 42% 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 $9k 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 149 days — a 12% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $267,327 (15.1% 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 149 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.86% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.97%
• DSCR: 0.91
• GRM: 9.6

CMA / ARV

• ARV (median comp): $364,000
• List price: $315,000
• Delta: -13.46%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 Caryota Ct	0.69mi	3/2.0	1,614 (0%)	0mo	$379,000	$235	66
3022 Neverland Dr	2.12mi	3/2.0	1,643 (+2%)	0mo	$313,000	$191	60
3321 Pintello Ave	0.57mi	3/2.0	1,492 (-8%)	0mo	$364,000	$244	59
3431 Torre Blvd	0.83mi	2/2.0 (-1)	1,973 (+22%)	0mo	$426,400	$216	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 5.6% rent growth · sell at horizon

5-year hold

• IRR: -19.2%
• Equity multiple: 0.31×
• Total profit: $-60,741
• Equity at exit: $46,968

10-year hold

• IRR: -6.7%
• Equity multiple: 0.52×
• Total profit: $-42,653
• Equity at exit: $27,235

Cash invested: $88,200 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 21 active · 16 under contract
• Months of supply: 63.0 mo (2%/mo absorbed)
• Median asking: $375,000 ($232/sqft)
• Median days on market: 58 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -2.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32168

• Home prices YoY: -27.0%
• Rents YoY: 5.6%
• Active inventory: 695
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,720 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$337 /mo · $4,038/yr
• Insurance: −$131
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$174
• Vacancy / Maint / Mgmt: −$571
• Net cashflow: $-270

Break-even live

Break-even rent $3,062

Max offer price $267,327

Occupancy floor —

Sensitivity live

Price	-10% $-92	-5% $-181	+0% $-270	+5% $-359	+10% $-448
Rent	-10% $-485	-5% $-377	+0% $-270	+5% $-162	+10% $-55
Rate	-1.0pp $-111	-0.5pp $-190	base $-270	+0.5pp $-351	+1.0pp $-435

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: $78,750
• Closing costs: $9,450
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
524 Venetian Palms Blvd New Smyrna Beach, FL	3.0	2.5	2070	$2,700	$1.30	72d	1	0.04mi
426 Venetian Palms Blvd New Smyrna Beach, FL	3.0	2.5	1758	$2,300	$1.31	72d	1	0.09mi
3036 Meleto Blvd New Smyrna Beach, FL	3.0	2.5	1672	$3,000	$1.79	72d	1	0.09mi
3062 Isles Way New Smyrna Beach, FL	4.0	2.5	2092	$4,000	$1.91	16d	1	0.37mi
3109 King Palm Dr New Smyrna Beach, FL	3.0	2.0	1519	$2,099	$1.38	32d	1	0.40mi
419 Luna Bella Ln New Smyrna Beach, FL	1.0–3.0	1.0–2.0	1061	$2,781	$2.62	16d	36	0.50mi
424 Luna Bella Ln #424 New Smyrna Beach, FL	2.0	2.0	1575	$2,200	$1.40	16d	1	0.58mi
434 Luna Bella Ln New Smyrna Beach, FL	1.0–3.0	1.0–2.0	1033	$2,459	$2.38	15d	11	0.78mi

HOA detail $174/mo · $2,088/yr

• Likely covers: poolgym

Listing history 50 events

1. 2026-08-08
   days on market $315,000 Active 149 DOM
2. 2026-08-07
   days on market $315,000 Active 148 DOM
3. 2026-08-06
   days on market $315,000 Active 147 DOM
4. 2026-08-05
   days on market $315,000 Active 146 DOM
5. 2026-08-04
   days on market $315,000 Active 145 DOM
6. 2026-08-03
   days on market $315,000 Active 144 DOM
7. 2026-07-31
   days on market $315,000 Active 141 DOM
8. 2026-07-30
   days on market $315,000 Active 139 DOM
9. 2026-07-28
   days on market $315,000 Active 138 DOM
10. 2026-07-26
    days on market $315,000 Active 136 DOM
11. 2026-07-25
    days on market $315,000 Active 135 DOM
12. 2026-07-24
    days on market $315,000 Active 134 DOM
13. 2026-07-23
    days on market $315,000 Active 133 DOM
14. 2026-07-22
    days on market $315,000 Active 132 DOM
15. 2026-07-21
    days on market $315,000 Active 131 DOM
16. 2026-07-16
    days on market $315,000 Active 126 DOM
17. 2026-07-16
    days on market $315,000 Active 125 DOM
18. 2026-07-14
    days on market $315,000 Active 124 DOM
19. 2026-07-14
    days on market $315,000 Active 123 DOM
20. 2026-07-12
    days on market $315,000 Active 122 DOM
21. 2026-07-11
    days on market $315,000 Active 121 DOM
22. 2026-07-10
    days on market $315,000 Active 120 DOM
23. 2026-07-09
    days on market $315,000 Active 119 DOM
24. 2026-07-07
    days on market $315,000 Active 117 DOM
25. 2026-07-06
    days on market $315,000 Active 116 DOM
26. 2026-07-05
    days on market $315,000 Active 115 DOM
27. 2026-07-03
    days on market $315,000 Active 113 DOM
28. 2026-07-02
    days on market $315,000 Active 112 DOM
29. 2026-07-01
    days on market $315,000 Active 111 DOM
30. 2026-06-30
    days on market $315,000 Active 110 DOM
31. 2026-06-29
    days on market $315,000 Active 109 DOM
32. 2026-06-28
    days on market $315,000 Active 108 DOM
33. 2026-06-28
    days on market $315,000 Active 107 DOM
34. 2026-06-27
    days on market $315,000 Active 106 DOM
35. 2026-06-25
    days on market $315,000 Active 104 DOM
36. 2026-06-23
    days on market $315,000 Active 102 DOM
37. 2026-06-22
    days on market $315,000 Active 101 DOM
38. 2026-06-18
    days on market $315,000 Active 98 DOM
39. 2026-06-17
    days on market $315,000 Active 97 DOM
40. 2026-06-16
    days on market $315,000 Active 96 DOM
41. 2026-06-15
    days on market $315,000 Active 95 DOM
42. 2026-06-14
    days on market $315,000 Active 93 DOM
43. 2026-06-10
    days on market $315,000 Active 90 DOM
44. 2026-06-09
    days on market $315,000 Active 89 DOM
45. 2026-06-08
    days on market $315,000 Active 88 DOM
46. 2026-06-07
    days on market $315,000 Active 87 DOM
47. 2026-06-05
    days on market $315,000 Active 84 DOM
48. 2026-06-03
    days on market $315,000 Active 83 DOM
49. 2026-06-03
    days on market $315,000 Active 82 DOM
50. 2026-06-01
    days on market $315,000 Active 81 DOM

ⓘ 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: $4,038 · $337/mo
• Projected year-2 tax: $4,038 · $337/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 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,643
• − Mortgage interest: −$17,645
• − Property taxes: −$4,038
• − Insurance: −$3,078
• − Repairs & maintenance: −$2,611
• − Management: −$2,611
• − HOA: −$2,088
• − Depreciation: −$9,164
• Taxable loss: −$8,592
• Est. tax savings @ 24.0%: +$2,062
• After-tax cash flow: $-1,176/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $8,070–$24,210 screening

This well-maintained, 2023-built home in New Smyrna Beach offers a good condition with minimal repairs needed. It's ready for immediate move-in and can be further enhanced with cosmetic updates to boost its value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms — Improves functionality and aesthetics ↑
• Both New kitchen appliances — Enhances functionality and aesthetics ↑
• Both New lighting fixtures — Enhances functionality and aesthetics ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 51/100

Zoned Schools

Elementary Chisholm Elementary School B+ FL #435/2,144 Nat'l #4,272/41,679 Middle New Smyrna Beach Middle School D- FL #331/571 Nat'l #5,160/14,009 High New Smyrna Beach High School F FL #255/667 Nat'l #7,439/17,239

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

C Composite livability gradescore 69/100

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 · 572,749 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: 14% of renters

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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%

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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%

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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

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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

-19.0% since first listed

15 events — show timeline

• 2026-04-14 Listed $315,000 Daytona MLS
• 2026-03-12 Listed $315,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-31 Listing Removed — Daytona MLS
• 2025-10-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-15 Price Changed $327,000 Daytona MLS
• 2025-07-15 Price Changed $327,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-12 Listed $328,000 Daytona MLS
• 2025-05-12 Listed $328,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-08 Listing Removed — Daytona MLS
• 2025-04-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-02-27 Price Changed $360,000 Daytona MLS
• 2025-02-24 Price Changed $360,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-07 Listed $375,000 Daytona MLS
• 2024-11-21 Price Changed $375,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-12 Listed $389,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+226.4%/yr

Latest (2025): $4,038 · +1.0% YoY. Source: county tax records.