22 Birdie Dr · New Smyrna Beach, FL 32168

$189,000

1 bd · 1.5 ba · 780 sqft · SingleFamily public records · 129 Days on market

Built 1976 3,600 sqft lot $22/mo HOA · 1% of rent

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Why this score? — see what drove the C 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 +21.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• 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

Owner Ready To Sell!! Bring Offers!!!Waterfront Golf Villa Living! Perfect Winter Retreat. .. Even Better Investment Income. . Welcome home to this charming 1-bedroom, 1.5-bath waterfront golf villa with a private garage, perfectly positioned between two scenic golf courses—each featuring popular clubhouse dining just steps away. Relax at the Fairgreen community heated pool (optional membership available). This centrally located retreat puts you minutes from the Historic Downtown District, known for its boutique shopping and dining, while Flagler Avenue and the beach are just a short ride away. Quiet, convenient, and effortlessly coastal—this is Florida living done right.

Key facts

• Coastal living
• Private garage
• Boutique shopping

Tags

• WATERFRONT GOLF VILLA
• PRIVATE GARAGE
• HISTORIC DOWNTOWN DISTRICT
• BOUTIQUE SHOPPING
• FLAGLER AVENUE
• COASTAL LIVING

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $166k (12.0% below list) — sets the bar for market timing.

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.
• Market conditions: Rents rising fast (+5.6%/yr); 601 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 32% 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 $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 5.6% rent growth), your $53k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y ago; this cycle's ask has dropped $26k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $166,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.07% ✓
• Cap rate: 8.14%
• Cash-on-cash: 6.61%
• DSCR: 1.29
• GRM: 7.8

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: -3.2%
• Equity multiple: 0.88×
• Total profit: $-6,596
• Equity at exit: $28,181

10-year hold

• IRR: 9.2%
• Equity multiple: 1.79×
• Total profit: $41,818
• Equity at exit: $16,341

Cash invested: $52,920 (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: 601
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,025 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$217 /mo · $2,602/yr
• Insurance: −$79
• HOA: −$22
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $291

Break-even live

Break-even rent $1,657

Max offer price $189,000

Occupancy floor 81%

Sensitivity live

Price	-10% $398	-5% $345	+0% $291	+5% $238	+10% $184
Rent	-10% $131	-5% $211	+0% $291	+5% $371	+10% $451
Rate	-1.0pp $387	-0.5pp $340	base $291	+0.5pp $242	+1.0pp $193

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	24d	1	0.05mi
7 Birdie Dr New Smyrna Beach, FL	2.0	2.0	1046	$2,600	$2.49	24d	1	0.06mi
1054 Claudia St New Smyrna Beach, FL	2.0	2.0	1005	$1,750	$1.74	24d	1	0.66mi
324 N Orange St Unit 1 New Smyrna Beach, FL	1.0	1.0	697	$1,300	$1.87	24d	1	1.42mi

HOA detail

• Monthly dues: $22 · $264/yr
• Likely covers: waterpool

Listing history 28 events

1. 2026-06-18
   days on market $189,000 Active 129 DOM
2. 2026-06-17
   days on market $189,000 Active 128 DOM
3. 2026-06-16
   days on market $189,000 Active 127 DOM
4. 2026-06-15
   days on market $189,000 Active 126 DOM
5. 2026-06-14
   days on market $189,000 Active 124 DOM
6. 2026-06-10
   days on market $189,000 Active 121 DOM
7. 2026-06-09
   days on market $189,000 Active 120 DOM
8. 2026-06-08
   days on market $189,000 Active 119 DOM
9. 2026-06-07
   days on market $189,000 Active 118 DOM
10. 2026-06-05
    days on market $189,000 Active 115 DOM
11. 2026-06-03
    days on market $189,000 Active 114 DOM
12. 2026-06-03
    days on market $189,000 Active 113 DOM
13. 2026-06-01
    days on market $189,000 Active 112 DOM
14. 2026-05-31
    days on market $189,000 Active 111 DOM
15. 2026-05-31
    days on market $189,000 Active 110 DOM
16. 2026-05-08
    status Active 695-char remark

    Show marketing remark (695 chars)

    Owner Ready To Sell!! Bring Offers!!!Waterfront Golf Villa Living! Perfect Winter Retreat. .. Even Better Investment Income. . Welcome home to this charming 1-bedroom, 1.5-bath waterfront golf villa with a private garage, perfectly positioned between two scenic golf courses—each featuring popular clubhouse dining just steps away. Relax at the Fairgreen community heated pool (optional membership available). This centrally located retreat puts you minutes from the Historic Downtown District, known for its boutique shopping and dining, while Flagler Avenue and the beach are just a short ride away. Quiet, convenient, and effortlessly coastal—this is Florida living done right.

17. 2026-04-24
    price $189,000 695-char remark

    Show marketing remark (695 chars)

    Owner Ready To Sell!! Bring Offers!!!Waterfront Golf Villa Living! Perfect Winter Retreat. .. Even Better Investment Income. . Welcome home to this charming 1-bedroom, 1.5-bath waterfront golf villa with a private garage, perfectly positioned between two scenic golf courses—each featuring popular clubhouse dining just steps away. Relax at the Fairgreen community heated pool (optional membership available). This centrally located retreat puts you minutes from the Historic Downtown District, known for its boutique shopping and dining, while Flagler Avenue and the beach are just a short ride away. Quiet, convenient, and effortlessly coastal—this is Florida living done right.

18. 2026-04-17
    historical 695-char remark

    Show marketing remark (695 chars)

    Owner Ready To Sell!! Bring Offers!!!Waterfront Golf Villa Living! Perfect Winter Retreat. .. Even Better Investment Income. . Welcome home to this charming 1-bedroom, 1.5-bath waterfront golf villa with a private garage, perfectly positioned between two scenic golf courses—each featuring popular clubhouse dining just steps away. Relax at the Fairgreen community heated pool (optional membership available). This centrally located retreat puts you minutes from the Historic Downtown District, known for its boutique shopping and dining, while Flagler Avenue and the beach are just a short ride away. Quiet, convenient, and effortlessly coastal—this is Florida living done right.

19. 2026-03-23
    price $199,000 695-char remark

    Show marketing remark (695 chars)

    Owner Ready To Sell!! Bring Offers!!!Waterfront Golf Villa Living! Perfect Winter Retreat. .. Even Better Investment Income. . Welcome home to this charming 1-bedroom, 1.5-bath waterfront golf villa with a private garage, perfectly positioned between two scenic golf courses—each featuring popular clubhouse dining just steps away. Relax at the Fairgreen community heated pool (optional membership available). This centrally located retreat puts you minutes from the Historic Downtown District, known for its boutique shopping and dining, while Flagler Avenue and the beach are just a short ride away. Quiet, convenient, and effortlessly coastal—this is Florida living done right.

20. 2026-01-19
    listed $214,900 Active 695-char remark

    Show marketing remark (695 chars)

    Owner Ready To Sell!! Bring Offers!!!Waterfront Golf Villa Living! Perfect Winter Retreat. .. Even Better Investment Income. . Welcome home to this charming 1-bedroom, 1.5-bath waterfront golf villa with a private garage, perfectly positioned between two scenic golf courses—each featuring popular clubhouse dining just steps away. Relax at the Fairgreen community heated pool (optional membership available). This centrally located retreat puts you minutes from the Historic Downtown District, known for its boutique shopping and dining, while Flagler Avenue and the beach are just a short ride away. Quiet, convenient, and effortlessly coastal—this is Florida living done right.

21. 2016-09-08
    soldstatus $290,000
22. 2011-08-25
    soldstatus $30,000 181-char remark

    Show marketing remark (181 chars)

    Great price on this cute golf villa. 1bed/1.5 bath with large/living dining room . Lakeview from rear porch. 1 car attached garage. Perfect for winter getaway! Walk to golf courses.

23. 2011-08-25
    soldstatus $30,000

    Show marketing remark (181 chars)

    Great price on this cute golf villa. 1bed/1.5 bath with large/living dining room . Lakeview from rear porch. 1 car attached garage. Perfect for winter getaway! Walk to golf courses.

24. 2011-08-25
    soldstatus $30,000

    Show marketing remark (181 chars)

    Great price on this cute golf villa. 1bed/1.5 bath with large/living dining room . Lakeview from rear porch. 1 car attached garage. Perfect for winter getaway! Walk to golf courses.

25. 2011-08-05
    listed $34,900 181-char remark

    Show marketing remark (181 chars)

    Great price on this cute golf villa. 1bed/1.5 bath with large/living dining room . Lakeview from rear porch. 1 car attached garage. Perfect for winter getaway! Walk to golf courses.

26. 2011-08-05
    listed $34,900

    Show marketing remark (181 chars)

    Great price on this cute golf villa. 1bed/1.5 bath with large/living dining room . Lakeview from rear porch. 1 car attached garage. Perfect for winter getaway! Walk to golf courses.

27. 2011-08-05
    listed $34,900

    Show marketing remark (181 chars)

    Great price on this cute golf villa. 1bed/1.5 bath with large/living dining room . Lakeview from rear porch. 1 car attached garage. Perfect for winter getaway! Walk to golf courses.

28. 1976-07-01
    soldstatus $26,600

ⓘ 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: $2,602 · $217/mo
• Projected year-2 tax: $2,602 · $217/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) · 67% 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: $24,306
• − Mortgage interest: −$10,587
• − Property taxes: −$2,602
• − Insurance: −$945
• − Repairs & maintenance: −$1,944
• − Management: −$1,944
• − HOA: −$264
• − Depreciation: −$5,498
• Taxable income: $521
• Est. tax owed @ 24.0%: −$125
• After-tax cash flow: $3,372/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

+610.5% since first listed

13 events — show timeline

• 2026-05-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Price Changed $189,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-23 Price Changed $199,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-19 Listed $214,900 Stellar MLS as Distributed by MLS Grid
• 2016-09-08 Sold (Public Records) $290,000 Public Records
• 2011-08-25 Sold (MLS) $30,000 Daytona MLS
• 2011-08-25 Sold (MLS) $30,000 Stellar MLS as Distributed by MLS Grid
• 2011-08-25 Sold (MLS) $30,000 NSBMLS
• 2011-08-05 Listed $34,900 Daytona MLS
• 2011-08-05 Listed $34,900 Stellar MLS as Distributed by MLS Grid
• 2011-08-05 Listed $34,900 NSBMLS
• 1976-07-01 Sold (Public Records) $26,600 Public Records

Property tax history

+6.3%/yr

Latest (2025): $2,602 · +0.7% YoY. Source: county tax records.