5300 S Atlantic Ave S Unit 6-206 · New Smyrna Beach, FL 32169

$367,400

2 bd · 2.0 ba · 1,609 sqft · Condo · 562 Days on market

Built 2002 Good condition $228/sqft · 34% below area Est $555k · 34% under $799/mo HOA · 25% 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).

• ARV discount +15.0/15.0
• Cash flow +5.3/30.0
• Schools +5.3/10.0
• Rent growth +3.8/5.0
• Condition / age +3.8/5.0
• 1% rule +3.7/10.0
• Livability +3.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUGE PRICE ADJUSTMENT!!! BEACH ACCESS!! IMMACULATE, Furnished, Two-Bedroom, Two-Bathroom Condo in Ocean Walk is Move-In Ready! * * With the beautiful NSB beach across the street (Private Ocean Walk access) and a large tiled balcony with a park-like view of the walking trails and estuary, LIFE IS GOOD HERE! * * Building 6 is located near entry gate for quick access to the beach or a short drive to the many unique NSB shops, amazing restaurants, and the Canaveral National Seashore * * Building 6 boasts the lowest HOA fees in the community which include Spectrum TV & Internet, trash & water. * * In 2022 the stucco was repaired and repainted. * * Roof repairs were made in 2024. All assessments for this condo have been paid. * * The Large Open Floor Plan and the Comfy Furnishings in this condo will immediately feel like you are home! * * The breakfast bar and large dining area provide ample space for family or guest dinners & parties. * * The spacious kitchen with pantry make the chef happy with lots of cabinet and work space for meal preparation. * * The laundry room with washer and dryer is near the kitchen . * * The light bright living room opens to the balcony where you enjoy fantastic daytime views, a gentle ocean breeze and the evening splendor of amazing Florida sunsets. * * The oversized ensuite Primary Bedroom features a large walk-in closet, double vanities, large soaking tub, walk-in shower and slider access to the balcony. * * The Second Bedroom with walk-in closet is large enough for King size bed or could also serve as an office. * * Sellers have updated the AC in 2019 and the Appliances were updated in 2020. The Dining Table with 6 Chairs new in 2024 * * * * This unit includes the convenience of deeded under-building garage for parking with elevator to unit. A deeded 39x58 storage closet near the entrance of 6-206 is included. * * Building 6 has a 3-day minimum rental. * * The Beach is Always Yours here - simply cross the street at the Ocean Walk private access to the serene, no drive beach, featuring a convenient shower station. * * Ocean Walk amenities include 2 Private Pools, 2 Club Houses, Fitness Centers, Tennis Courts, Walking Trails, Car Wash stations (great for rinsing off your beach bikes), and much more. * * Information deemed accurate but not guaranteed. All measurements are approximate. Buyer responsible to verify all dimensions and any information that is pertinent to them.

Key facts

• Private pools
• Large tiled balcony
• $799 HOA

Tags

• LARGE TILED BALCONY
• PRIVATE OCEAN WALK ACCESS
• SPACIOUS KITCHEN WITH PANTRY
• DEEDED UNDER-BUILDING GARAGE
• DEEDED STORAGE CLOSET
• PRIVATE POOLS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $367k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-883 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (34.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $319k (13.1% below list).
• Recommended offer: $240k (34.8% below list) — sets the bar for cash-flow.
• Cap rate 3.6% vs local median 2.8% in New Smyrna Beach — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Coronado Beach Elementary School (math 67% / reading 77%, grade A-, #288 of 2,144 statewide, top 15%, 223 students, 36% 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).
• Market conditions: Rents rising fast (+5.2%/yr); 641 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 35% of the median local income ($111k/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 $3k of loan paydown is wiped out by about $11k 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 562 days — a 12% lower offer ($323k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $38k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $212k; list at $367k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 25% of rent.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $239,560 (34.8% 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 562 days. Have you received any prior offers? Is the seller open to a 35% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.87% ✗
• Cap rate: 3.62%
• Cash-on-cash: -9.53%
• DSCR: 0.58
• GRM: 9.6

CMA / ARV

• ARV (median comp): $555,000
• List price: $367,400
• Delta: -33.80%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5300 S Atlantic Ave Unit 19-504	0.00mi	3/2.0 (+1)	1,698 (+6%)	1mo	$500,000	$294	85
5300 S Atlantic Ave Unit 7-403	0.22mi	3/2.0 (+1)	1,601 (-0%)	0mo	$355,000	$222	83
5300 S Atlantic Ave Unit 6-402	0.00mi	2/2.0	1,409 (-12%)	0mo	$363,500	$258	79
5207 S Atlantic Ave #321	0.17mi	3/2.0 (+1)	1,517 (-6%)	0mo	$690,000	$455	77
5300 S Atlantic Ave Unit 6-502	0.00mi	2/2.0	1,389 (-14%)	1mo	$350,000	$252	76
5275 S Atlantic Ave #406	0.12mi	2/2.0	1,348 (-16%)	2mo	$850,000	$631	68
5499 S Atlantic Ave #1004	0.21mi	2/2.0	1,352 (-16%)	1mo	$720,000	$533	65
4610 Doris Dr	1.27mi	3/2.0 (+1)	1,698 (+6%)	1mo	$555,000	$327	50
4607 Saxon Dr	1.31mi	2/2.5	1,866 (+16%)	2mo	$540,000	$289	36
4644 Van Kleeck Dr	1.02mi	2/3.0	2,000 (+24%)	1mo	$1,250,000	$625	35
6367 Turtlemound Rd	1.31mi	3/2.0 (+1)	1,944 (+21%)	1mo	$493,638	$254	34
6396 S Atlantic Ave	1.37mi	3/2.0 (+1)	1,974 (+23%)	2mo	$1,600,000	$811	34

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 · 5.17% rent growth · sell at horizon

5-year hold

• IRR: -31.1%
• Equity multiple: -0.05×
• Total profit: $-108,106
• Equity at exit: $54,781

10-year hold

• IRR: -22.5%
• Equity multiple: -0.30×
• Total profit: $-133,700
• Equity at exit: $31,766

Cash invested: $102,872 (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 →

Active competition Active MLS

• For sale now: 5 active · 1 under contract
• Median asking: $433,000 ($284/sqft)
• Median days on market: 236 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +21.5% above current asking $/sqft

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

ZIP-level market 32169

• Rents YoY: 5.2%
• Active inventory: 641
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $3,191 high
• Mortgage (P&I): −$1,927
• Tax est. 1.5%: −$459 /mo · $5,511/yr
• Insurance: −$153
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$799
• Vacancy / Maint / Mgmt: −$670
• Net cashflow: $-883

Break-even live

Break-even rent $4,309

Max offer price $239,560

Occupancy floor —

Sensitivity live

Price	-10% $-630	-5% $-757	+0% $-883	+5% $-1,010	+10% $-1,137
Rent	-10% $-1,136	-5% $-1,010	+0% $-883	+5% $-757	+10% $-631
Rate	-1.0pp $-698	-0.5pp $-790	base $-883	+0.5pp $-979	+1.0pp $-1,076

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: $91,850
• Closing costs: $11,022
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5300 S Atlantic Ave Unit AVENUE3-503 New Smyrna Beach, FL	3.0	2.0	1601	$2,800	$1.75	0d	1	0.02mi
5300 S Atlantic Ave Unit 4-302 New Smyrna Beach, FL	2.0	2.0	1389	$3,800	$2.74	62d	1	0.02mi
5300 S Atlantic Ave Unit Av12207 New Smyrna Beach, FL	3.0	2.0	1731	$3,500	$2.02	6d	1	0.02mi
5300 S Atlantic Ave New Smyrna Beach, FL	2.0	2.0	1260	$2,300	$1.83	6d	1	0.02mi
5300 S Atlantic Ave New Smyrna Beach, FL	3.0	2.0	1698	$4,500	$2.65	4d	1	0.02mi
5300 S Atlantic Ave Unit 12-207 New Smyrna Beach, FL	3.0	2.0	1768	$2,995	$1.69	2d	1	0.02mi
5300 S Atlantic Ave New Smyrna Beach, FL	2.0	2.0	1389	$3,500	$2.52	119d	1	0.02mi
5300 S Atlantic Ave Unit 9-206 New Smyrna Beach, FL	2.0	2.0	1583	$2,200	$1.39	119d	1	0.02mi
5300 S Atlantic Ave Unit 3502 New Smyrna Beach, FL	2.0	2.0	1389	$3,600	$2.59	119d	1	0.02mi
5301 S Atlantic Ave Apt 73 New Smyrna Beach, FL	2.0	2.0	1139	$6,000	$5.27	119d	1	0.15mi
5207 S Atlantic Ave New Smyrna Beach, FL	2.0	2.0	1350	$4,100	$3.04	119d	1	0.16mi
50 Oak Tree Dr New Smyrna Beach, FL	3.0	2.0	1200	$3,200	$2.67	6d	1	0.88mi
6343 Turtlemound Rd New Smyrna Beach, FL	3.0	2.0	1756	$5,000	$2.85	119d	1	1.29mi

HOA detail $799/mo · $9,588/yr condo

• Likely covers: watertrashinternetroofpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-29
   days on market $367,400 Active 562 DOM
2. 2026-08-28
   days on market $367,400 Active 561 DOM
3. 2026-08-27
   days on market $367,400 Active 560 DOM
4. 2026-08-26
   days on market $367,400 Active 559 DOM
5. 2026-08-25
   days on market $367,400 Active 558 DOM
6. 2026-08-24
   days on market $367,400 Active 557 DOM
7. 2026-08-23
   days on market $367,400 Active 556 DOM
8. 2026-08-21
   days on market $367,400 Active 554 DOM
9. 2026-08-20
   days on market $367,400 Active 553 DOM
10. 2026-08-19
    days on market $367,400 Active 552 DOM
11. 2026-08-18
    days on market $367,400 Active 551 DOM
12. 2026-08-17
    days on market $367,400 Active 550 DOM
13. 2026-08-16
    days on market $367,400 Active 549 DOM
14. 2026-08-15
    days on market $367,400 Active 548 DOM
15. 2026-08-15
    days on market $367,400 Active 547 DOM
16. 2026-08-13
    days on market $367,400 Active 546 DOM
17. 2026-08-12
    days on market $367,400 Active 545 DOM
18. 2026-08-11
    days on market $367,400 Active 544 DOM
19. 2026-08-10
    days on market $367,400 Active 543 DOM
20. 2026-08-09
    days on market $367,400 Active 542 DOM
21. 2026-08-08
    days on market $367,400 Active 541 DOM
22. 2026-08-07
    days on market $367,400 Active 540 DOM
23. 2026-08-06
    days on market $367,400 Active 539 DOM
24. 2026-08-05
    days on market $367,400 Active 538 DOM
25. 2026-08-04
    days on market $367,400 Active 537 DOM
26. 2026-08-03
    days on market $367,400 Active 536 DOM
27. 2026-07-31
    pricedays on market $367,400 Active 533 DOM
28. 2026-07-16
    days on market $379,400 Active 518 DOM
29. 2026-07-16
    days on market $379,400 Active 517 DOM
30. 2026-07-14
    days on market $379,400 Active 516 DOM
31. 2026-07-14
    days on market $379,400 Active 515 DOM
32. 2026-07-12
    days on market $379,400 Active 514 DOM
33. 2026-07-11
    days on market $379,400 Active 513 DOM
34. 2026-07-10
    days on market $379,400 Active 512 DOM
35. 2026-07-09
    days on market $379,400 Active 511 DOM
36. 2026-07-07
    days on market $379,400 Active 509 DOM
37. 2026-07-06
    days on market $379,400 Active 508 DOM
38. 2026-07-05
    days on market $379,400 Active 507 DOM
39. 2026-07-03
    days on market $379,400 Active 505 DOM
40. 2026-07-01
    days on market $379,400 Active 503 DOM
41. 2026-06-30
    days on market $379,400 Active 502 DOM
42. 2026-06-29
    days on market $379,400 Active 501 DOM
43. 2026-06-28
    days on market $379,400 Active 500 DOM
44. 2026-06-28
    days on market $379,400 Active 499 DOM
45. 2026-06-27
    days on market $379,400 Active 498 DOM
46. 2026-06-25
    days on market $379,400 Active 496 DOM
47. 2026-06-23
    days on market $379,400 Active 494 DOM
48. 2026-06-22
    days on market $379,400 Active 493 DOM
49. 2026-06-18
    days on market $379,400 Active 490 DOM
50. 2026-06-17
    days on market $379,400 Active 489 DOM

ⓘ 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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,294
• − Mortgage interest: −$20,580
• − Property taxes: −$5,511
• − Insurance: −$2,634
• − Repairs & maintenance: −$3,063
• − Management: −$3,063
• − HOA: −$9,588
• − Depreciation: −$10,688
• Taxable loss: −$16,835
• Est. tax savings @ 24.0%: +$4,040
• After-tax cash flow: $-6,561/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 75/100 Cosmetic rehab Est. rehab $8,045–$24,135 screening

This move-in ready condo is in good condition with minimal repairs needed. It offers a great location and has the potential for significant value increases with some cosmetic updates.

Value-add opportunities

• Both Paint the exterior walls — Fresh paint can enhance curb appeal and property value. ↑
• Both Replace the ceiling fans — New ceiling fans can improve air circulation and add to the home's appeal. ↑
• Both Install new flooring in the kitchen and bathrooms — New flooring can significantly improve the look and feel of the home, making it more attractive to buyers and renters. ↑

ⓘ 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 53/100

Zoned Schools

Elementary Coronado Beach Elementary School A- FL #288/2,144 Nat'l #2,792/41,679 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

• County: Volusia County · 572,749 people
• City population: 42,039
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• Population (ZIP): 10,192
• Household income: $110,968
• Rent vs Own: 11.8% rent · 88.2% own
• Severe rent burden: 15% 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 (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 5% Asian 1%
• Common ancestry: Romanian 4% Lithuanian 4% Italian 3%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2% 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: ▼ -297.06%
• Current HPI: 345.3555
• Rent YoY: ▲ 5.17%
• 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

+99.8% since first listed

12 events — show timeline

• 2026-01-23 Price Changed $379,400 Daytona MLS
• 2025-04-15 Price Changed $399,000 Daytona MLS
• 2025-02-11 Listed $405,000 Daytona MLS
• 2018-06-19 Sold (MLS) $212,000 Stellar MLS as Distributed by MLS Grid
• 2018-06-19 Sold (MLS) $212,000 Daytona MLS
• 2018-05-29 Pending — Daytona MLS
• 2018-05-11 Listed $224,900 Stellar MLS as Distributed by MLS Grid
• 2018-05-11 Listed $224,900 Daytona MLS
• 2011-12-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2011-06-08 Listed $187,000 Stellar MLS as Distributed by MLS Grid
• 2008-07-10 Sold (MLS) $175,000 Stellar MLS as Distributed by MLS Grid
• 2007-02-15 Listed $189,900 Stellar MLS as Distributed by MLS Grid