85 Country Club Dr · Ormond Beach, FL 32176

$475,000

3 bd · 2.0 ba · 1,934 sqft · SingleFamily public records · 276 Days on market

Built 1963 8,712 sqft lot

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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 +7.3/30.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beachside home combines a highly desirable Ormond Beach location with plenty of space and charm. Offering 4 bedrooms, 2 baths, and a 2-car garage, the residence provides just under 2,000 square feet of living space with a functional split floor plan. The main living and dining areas are bright and welcoming, with tile flooring throughout and the kitchen perfectly positioned at the heart of the home. The primary suite opens through French doors to a peaceful pergola-covered patio, creating its own private retreat. Additional updates include a 2022 roof and a partially fenced yard for added privacy. Set on Country Club Drive, this home enjoys a rare setting along the north end of the historic 110-year-old Oceanside Country Club golf course. With the neighborhood's beach access at Amsden Road, a quiet stretch of shoreline and a serene atmosphere. Convenience of Granada Boulevard is just 1.1 miles away. From there, residents can enjoy boutique shopping, dining, riverfront parks, .. . The Casements Cultural Center, and the Ormond Memorial Art Museum and Gardens.

Key facts

• Split floor plan
• French doors
• Beach access

Tags

• SPLIT FLOOR PLAN
• FRENCH DOORS
• PERGOLA COVERED PATIO
• 2022 ROOF
• PARTIALLY FENCED YARD
• BEACH ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $475k.

Deal economics

• At list price, monthly cash flow is $-630 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $364k (23.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $324k (31.7% below list).
• Recommended offer: $324k (31.7% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.9% in Ormond 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 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.
• Market conditions: Rents rising fast (+5.2%/yr); 406 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• At $3,244/mo this rent would consume 50% of the median local household income ($78k/yr) (locally 298% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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 276 days — a 12% lower offer ($418k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 26y ago; this cycle's ask has dropped $49k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $102k; list at $475k implies a 366% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $324,372 (31.7% 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 276 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.68% ✗
• Cap rate: 4.70%
• Cash-on-cash: -5.69%
• DSCR: 0.75
• GRM: 12.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.22% rent growth · sell at horizon

5-year hold

• IRR: -23.7%
• Equity multiple: 0.18×
• Total profit: $-109,710
• Equity at exit: $70,824

10-year hold

• IRR: -13.7%
• Equity multiple: 0.13×
• Total profit: $-115,441
• Equity at exit: $41,069

Cash invested: $133,000 (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 32176

• Rents YoY: 5.2%
• Active inventory: 406
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $3,244 medium
• Mortgage (P&I): −$2,491
• Tax from tax record: −$504 /mo · $6,047/yr
• Insurance: −$198
• HOA: −$0
• Vacancy / Maint / Mgmt: −$681
• Net cashflow: $-630

Break-even live

Break-even rent $4,041

Max offer price $363,670

Occupancy floor —

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: $118,750
• Closing costs: $14,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
414 Triton Rd Ormond Beach, FL	4.0	3.0	2467	$3,500	$1.42	21d	1	0.17mi
206 Ormwood Dr Unit NA Ormond Beach, FL	4.0	3.0	2424	$3,500	$1.44	23d	1	0.70mi
8 Tropical Dr Unit 1546317P Ormond Beach, FL	2.0	1.0	1248	$3,902	$3.13	14d	1	1.30mi
81 Tomoka Ave Ormond Beach, FL	2.0	2.5	1500	$1,950	$1.30	23d	1	1.43mi
1286 John Anderson Dr Ormond Beach, FL	3.0	3.5	2322	$9,999	$4.31	14d	1	1.49mi

Listing history 21 events

1. 2026-06-18
   days on market $475,000 Active 276 DOM
2. 2026-06-17
   days on market $475,000 Active 275 DOM
3. 2026-06-16
   days on market $475,000 Active 274 DOM
4. 2026-06-15
   days on market $475,000 Active 273 DOM
5. 2026-06-14
   days on market $475,000 Active 271 DOM
6. 2026-06-10
   days on market $475,000 Active 268 DOM
7. 2026-06-09
   days on market $475,000 Active 267 DOM
8. 2026-06-08
   days on market $475,000 Active 266 DOM
9. 2026-06-07
   days on market $475,000 Active 265 DOM
10. 2026-06-05
    days on market $475,000 Active 262 DOM
11. 2026-06-03
    days on market $475,000 Active 261 DOM
12. 2026-06-03
    days on market $475,000 Active 260 DOM
13. 2026-06-01
    days on market $475,000 Active 259 DOM
14. 2026-05-31
    days on market $475,000 Active 258 DOM
15. 2026-05-31
    days on market $475,000 Active 257 DOM
16. 2025-12-05
    price $475,000 1078-char remark

    Show marketing remark (1078 chars)

    This beachside home combines a highly desirable Ormond Beach location with plenty of space and charm. Offering 4 bedrooms, 2 baths, and a 2-car garage, the residence provides just under 2,000 square feet of living space with a functional split floor plan. The main living and dining areas are bright and welcoming, with tile flooring throughout and the kitchen perfectly positioned at the heart of the home. The primary suite opens through French doors to a peaceful pergola-covered patio, creating its own private retreat. Additional updates include a 2022 roof and a partially fenced yard for added privacy. Set on Country Club Drive, this home enjoys a rare setting along the north end of the historic 110-year-old Oceanside Country Club golf course. With the neighborhood's beach access at Amsden Road, a quiet stretch of shoreline and a serene atmosphere. Convenience of Granada Boulevard is just 1.1 miles away. From there, residents can enjoy boutique shopping, dining, riverfront parks, .. . The Casements Cultural Center, and the Ormond Memorial Art Museum and Gardens.

17. 2025-10-10
    price $499,833 1078-char remark

    Show marketing remark (1078 chars)

    This beachside home combines a highly desirable Ormond Beach location with plenty of space and charm. Offering 4 bedrooms, 2 baths, and a 2-car garage, the residence provides just under 2,000 square feet of living space with a functional split floor plan. The main living and dining areas are bright and welcoming, with tile flooring throughout and the kitchen perfectly positioned at the heart of the home. The primary suite opens through French doors to a peaceful pergola-covered patio, creating its own private retreat. Additional updates include a 2022 roof and a partially fenced yard for added privacy. Set on Country Club Drive, this home enjoys a rare setting along the north end of the historic 110-year-old Oceanside Country Club golf course. With the neighborhood's beach access at Amsden Road, a quiet stretch of shoreline and a serene atmosphere. Convenience of Granada Boulevard is just 1.1 miles away. From there, residents can enjoy boutique shopping, dining, riverfront parks, .. . The Casements Cultural Center, and the Ormond Memorial Art Museum and Gardens.

18. 2025-09-15
    listed $523,833 Active 1078-char remark

    Show marketing remark (1078 chars)

    This beachside home combines a highly desirable Ormond Beach location with plenty of space and charm. Offering 4 bedrooms, 2 baths, and a 2-car garage, the residence provides just under 2,000 square feet of living space with a functional split floor plan. The main living and dining areas are bright and welcoming, with tile flooring throughout and the kitchen perfectly positioned at the heart of the home. The primary suite opens through French doors to a peaceful pergola-covered patio, creating its own private retreat. Additional updates include a 2022 roof and a partially fenced yard for added privacy. Set on Country Club Drive, this home enjoys a rare setting along the north end of the historic 110-year-old Oceanside Country Club golf course. With the neighborhood's beach access at Amsden Road, a quiet stretch of shoreline and a serene atmosphere. Convenience of Granada Boulevard is just 1.1 miles away. From there, residents can enjoy boutique shopping, dining, riverfront parks, .. . The Casements Cultural Center, and the Ormond Memorial Art Museum and Gardens.

19. 2000-08-30
    soldstatus $102,000
20. 2000-08-28
    soldstatus $102,000 281-char remark

    Show marketing remark (281 chars)

    GREAT LOCATION ACROSS THE STREET FROM OCEANSIDE COUNTRY CLUB. CORNER LOT. EXCELLENT POTENTIAL WITH SOME TLC. HARD TO FIND 4 BEDROOM HOME UNDER $100,000 ON ORMOND PENINSULA. YOUR INVESTORS WILL WANT TO KNOW ABOUT THIS ONE! NEWER A/C, DISHWASHER AND DISPOSAL. SUB TERMITE BOND-MASSEY

21. 2000-06-14
    listed $92,000 281-char remark

    Show marketing remark (281 chars)

    GREAT LOCATION ACROSS THE STREET FROM OCEANSIDE COUNTRY CLUB. CORNER LOT. EXCELLENT POTENTIAL WITH SOME TLC. HARD TO FIND 4 BEDROOM HOME UNDER $100,000 ON ORMOND PENINSULA. YOUR INVESTORS WILL WANT TO KNOW ABOUT THIS ONE! NEWER A/C, DISHWASHER AND DISPOSAL. SUB TERMITE BOND-MASSEY

ⓘ 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: $6,047 · $504/mo
• Projected year-2 tax: $6,047 · $504/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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 21 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,925
• − Mortgage interest: −$26,607
• − Property taxes: −$6,047
• − Insurance: −$2,375
• − Repairs & maintenance: −$3,114
• − Management: −$3,114
• − Depreciation: −$13,818
• Taxable loss: −$16,151
• Est. tax savings @ 24.0%: +$3,876
• After-tax cash flow: $-3,686/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 — 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 · 556,871 people
• City population: 69,624
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• Population (ZIP): 14,841
• Household income: $78,410
• Rent vs Own: 16.3% rent · 83.7% own
• Severe rent burden: 298.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 5% Black 2% Asian 2%
• Common ancestry: Slovak 5% Romanian 4% Lithuanian 3%
• Foreign-born: 6% · Canada, China
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -476.64%
• Current HPI: 319.6419
• Rent YoY: ▲ 5.22%
• 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

+416.3% since first listed

6 events — show timeline

• 2025-12-05 Price Changed $475,000 Daytona MLS
• 2025-10-10 Price Changed $499,833 Daytona MLS
• 2025-09-15 Listed $523,833 Daytona MLS
• 2000-08-30 Sold (Public Records) $102,000 Public Records
• 2000-08-28 Sold (MLS) $102,000 Daytona MLS
• 2000-06-14 Listed $92,000 Daytona MLS

Property tax history

+30.0%/yr

Latest (2025): $6,047 · +6.0% YoY. Source: county tax records.