Everett Plan · Ormond Beach, FL 32174

$299,080

3 bd · 2.0 ba · 1,572 sqft · SingleFamily · 372 Days on market

Good condition ↓ 10% since listing

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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 +5.9/30.0
• Schools +5.8/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +2.9/5.0
• 1% rule +1.3/10.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The foyer continues into the open-concept great room, kitchen, and dining room which provide plenty of space for entertaining.

Key facts

• 2 garage spots
• Listed 371 days

Tags

• OPEN-CONCEPT GREAT ROOM

🏗️ New construction. The $299,080 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $364,990.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $299k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-717 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (23.6% below list).
• Recommended offer: $229k (23.6% 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.
• Zoned schools: Pine Trail Elementary School (math 77% / reading 72%, grade A, #230 of 2,144 statewide, top 12%, 688 students, 45% FRL); Ormond Beach Middle School (math 57% / reading 55%, grade B-, #175 of 571 statewide, top 31%, 990 students, 48% FRL); Seabreeze High School (math 31% / reading 56%, grade F, #248 of 667 statewide, top 38%, 1,654 students, 41% FRL).
• Market conditions: Rents rising (+1.6%/yr); 1349 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 39% 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 $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 372 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.

Recommended offer $228,529 (23.6% 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 372 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.63% ✗
• Cap rate: 3.94%
• Cash-on-cash: -8.42%
• DSCR: 0.63
• GRM: 13.3

CMA / ARV

• ARV (median comp): $364,990
• List price: $299,080
• Delta: -18.06%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
179 Parkhaven Dr	0.31mi	3/2.0	1,572 (0%)	0mo	$299,990	$191	85
1456 Morning Walk Dr	1.62mi	4/2.0 (+1)	1,498 (-5%)	0mo	$319,960	$214	52
1451 Morning Walk Dr	1.60mi	4/2.0 (+1)	1,828 (+16%)	0mo	$364,990	$200	35

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 · 1.64% rent growth · sell at horizon

5-year hold

• IRR: -32.6%
• Equity multiple: -0.06×
• Total profit: $-107,860
• Equity at exit: $54,421

10-year hold

• IRR: -47.2%
• Equity multiple: -0.61×
• Total profit: $-164,903
• Equity at exit: $31,558

Cash invested: $102,197 (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: 23 active · 8 under contract
• Months of supply: 138.0 mo (1%/mo absorbed)
• Median asking: $289,995 ($194/sqft)
• Median days on market: 456 d
• This list price: 61% of active listings are priced below it
• ARV vs active asking: +19.4% above current asking $/sqft

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

ZIP-level market 32174

• Rents YoY: 1.6%
• Active inventory: 1349
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,285 medium
• Mortgage (P&I): −$1,914
• Tax est. 1.5%: −$456 /mo · $5,475/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-717

Break-even live

Break-even rent $3,193

Max offer price $261,241

Occupancy floor —

Sensitivity live

Price	-10% $-465	-5% $-591	+0% $-717	+5% $-843	+10% $-969
Rent	-10% $-898	-5% $-807	+0% $-717	+5% $-627	+10% $-536
Rate	-1.0pp $-533	-0.5pp $-624	base $-717	+0.5pp $-812	+1.0pp $-908

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: $91,248
• Closing costs: $10,950
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
80 Bella Vita Way Ormond Beach, FL	3.0	2.5	1736	$2,300	$1.32	16d	1	0.40mi
12 Bella Vita Way Ormond Beach, FL	3.0	2.5	1687	$2,000	$1.19	16d	1	0.40mi
19 Old Port Cir Ormond Beach, FL	3.0	2.0	2015	$2,500	$1.24	41d	1	0.89mi

Listing history 50 events

1. 2026-08-08
   days on market $299,080 Active 372 DOM
2. 2026-08-07
   days on market $299,080 Active 371 DOM
3. 2026-08-06
   days on market $299,080 Active 370 DOM
4. 2026-08-05
   days on market $299,080 Active 369 DOM
5. 2026-08-04
   days on market $299,080 Active 368 DOM
6. 2026-08-03
   days on market $299,080 Active 367 DOM
7. 2026-07-31
   days on market $299,080 Active 364 DOM
8. 2026-07-30
   days on market $299,080 Active 362 DOM
9. 2026-07-28
   pricedays on market $299,080 Active 361 DOM
10. 2026-07-26
    days on market $332,080 Active 359 DOM
11. 2026-07-25
    days on market $332,080 Active 358 DOM
12. 2026-07-24
    days on market $332,080 Active 357 DOM
13. 2026-07-23
    days on market $332,080 Active 356 DOM
14. 2026-07-22
    days on market $332,080 Active 355 DOM
15. 2026-07-21
    days on market $332,080 Active 354 DOM
16. 2026-07-16
    days on market $332,080 Active 349 DOM
17. 2026-07-16
    days on market $332,080 Active 348 DOM
18. 2026-07-14
    days on market $332,080 Active 347 DOM
19. 2026-07-14
    days on market $332,080 Active 346 DOM
20. 2026-07-12
    days on market $332,080 Active 345 DOM
21. 2026-07-11
    days on market $332,080 Active 344 DOM
22. 2026-07-10
    days on market $332,080 Active 343 DOM
23. 2026-07-09
    days on market $332,080 Active 342 DOM
24. 2026-07-07
    days on market $332,080 Active 340 DOM
25. 2026-07-06
    days on market $332,080 Active 339 DOM
26. 2026-07-05
    days on market $332,080 Active 338 DOM
27. 2026-07-03
    days on market $332,080 Active 336 DOM
28. 2026-07-01
    days on market $332,080 Active 334 DOM
29. 2026-06-30
    days on market $332,080 Active 333 DOM
30. 2026-06-29
    days on market $332,080 Active 332 DOM
31. 2026-06-28
    days on market $332,080 Active 331 DOM
32. 2026-06-28
    days on market $332,080 Active 330 DOM
33. 2026-06-27
    days on market $332,080 Active 329 DOM
34. 2026-06-25
    days on market $332,080 Active 327 DOM
35. 2026-06-23
    days on market $332,080 Active 325 DOM
36. 2026-06-22
    days on market $332,080 Active 324 DOM
37. 2026-06-18
    pricedays on market $332,080 Active 321 DOM
38. 2026-06-17
    days on market $299,990 Active 320 DOM
39. 2026-06-16
    pricedays on market $299,990 Active 319 DOM
40. 2026-06-15
    days on market $305,000 Active 318 DOM
41. 2026-06-14
    days on market $305,000 Active 316 DOM
42. 2026-06-10
    days on market $305,000 Active 313 DOM
43. 2026-06-09
    pricedays on market $305,000 Active 312 DOM
44. 2026-06-08
    days on market $295,225 Active 311 DOM
45. 2026-06-07
    days on market $295,225 Active 310 DOM
46. 2026-06-05
    days on market $295,225 Active 307 DOM
47. 2026-06-03
    days on market $295,225 Active 306 DOM
48. 2026-06-03
    days on market $295,225 Active 305 DOM
49. 2026-06-01
    days on market $295,225 Active 304 DOM
50. 2026-05-31
    days on market $295,225 Active 303 DOM

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

Taxation est. · year 1

• Rental income: $27,423
• − Mortgage interest: −$20,445
• − Property taxes: −$5,475
• − Insurance: −$1,825
• − Repairs & maintenance: −$2,194
• − Management: −$2,194
• − Depreciation: −$10,618
• Taxable loss: −$15,327
• Est. tax savings @ 24.0%: +$3,678
• After-tax cash flow: $-4,925/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 · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $7,860–$23,580 screening

This home is in good condition with a modern and well-maintained interior and exterior. It has a good foundation and structure, and the HVAC system appears to be in good condition. The home is move-in ready and has the potential for further value increases through minor cosmetic upgrades and smart home features.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve the home's curb appeal and add value. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and increase the home's resale value. ↑
• Both Adding smart home features — Smart home features can increase the home's appeal and add value for both resale and rental purposes. ↑

ⓘ 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 58/100

Zoned Schools

Elementary Pine Trail Elementary School A FL #230/2,144 Nat'l #2,202/41,679 Middle Ormond Beach Middle School B- FL #175/571 Nat'l #2,362/14,009 High Seabreeze High School F FL #248/667 Nat'l #7,376/17,239

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

A Composite livability gradescore 83/100

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 · 572,749 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: 19% 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 (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%

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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: ▼ -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

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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

-10.1% since first listed

18 events — show timeline

• 2026-04-15 Price Changed $300,225 Zillow
• 2026-03-25 Price Changed $298,500 Zillow
• 2026-03-01 Price Changed $296,000 Zillow
• 2026-02-25 Price Changed $295,935 Zillow
• 2026-02-04 Price Changed $296,000 Zillow
• 2026-01-28 Price Changed $292,500 Zillow
• 2026-01-21 Price Changed $300,000 Zillow
• 2025-11-14 Price Changed $311,000 Zillow
• 2025-10-31 Price Changed $320,575 Zillow
• 2025-10-24 Price Changed $319,990 Zillow
• 2025-10-03 Price Changed $320,575 Zillow
• 2025-09-27 Price Changed $315,575 Zillow
• 2025-09-26 Price Changed $326,465 Zillow
• 2025-09-24 Price Changed $315,575 Zillow
• 2025-09-18 Price Changed $318,615 Zillow
• 2025-09-05 Price Changed $326,465 Zillow
• 2025-08-15 Price Changed $330,575 Zillow
• 2025-08-01 Listed $334,075 Zillow