2024 Toni St · Ormond Beach, FL 32174

$174,000

4 bd · 2.5 ba · 1,288 sqft · Manufactured public records · 70 Days on market

Built 1979 0.55 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

No HOA. You own the land. Cash and conventional only. 4 bed, 3 bath work in progress, with rentable guest suite, with private entrance and separate bath. 2-car garage (needs finishing), with separate inside laundry room. Enclosed breezeway with high-end water purifier system. Enclosed ''mud'' room, walk-in closets, larger sized living room, .55-acre lot with fruit trees, conveys fully furnished and all appliances included. Roof is 8 years old. Separate dining room. Individual mini-splits for each room. Wood burning fireplace. This is a modular home. The garage, guest suite, and breezeway are site-built permit additions. Price goes up as work is completed. 95 percent complete. Move-in ready. May be zoned for livestock (check with the county). 10 minutes to the beach. 5 minutes from the river, natural trails, I-95, shopping, and restaurants. $6000 buyer septic credit with full price offer. Septic works but it's old. Please bring pre-qualified buyers only. You snooze, you lose.

Key facts

• Rentable guest suite
• Enclosed mud room
• Walk-in closets

Tags

• RENTABLE GUEST SUITE
• PRIVATE ENTRANCE
• HIGH-END WATER PURIFIER SYSTEM
• ENCLOSED BREEZEWAY
• ENCLOSED MUD ROOM
• WALK-IN CLOSETS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath manufactured listed at $174k.

Deal economics

• At list price, monthly cash flow is $886 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $174k).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 3.9% in Ormond 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 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 (+1.6%/yr); 985 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 44% 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 $1k of loan paydown is wiped out by about $5k 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 + 1.6% rent growth), your $49k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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.
• Current owner paid $70k; list at $174k implies a 149% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,560 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.48% ✓
• Cap rate: 12.40%
• Cash-on-cash: 21.82%
• DSCR: 1.97
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.64% rent growth · sell at horizon

5-year hold

• IRR: 13.0%
• Equity multiple: 1.51×
• Total profit: $24,765
• Equity at exit: $25,944

10-year hold

• IRR: 20.8%
• Equity multiple: 2.65×
• Total profit: $80,373
• Equity at exit: $15,044

Cash invested: $48,720 (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 32174

• Rents YoY: 1.6%
• Active inventory: 985
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,574 medium
• Mortgage (P&I): −$912
• Tax from tax record: −$163 /mo · $1,951/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $886

Break-even live

Break-even rent $1,453

Max offer price $174,000

Occupancy floor 61%

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: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 Pergola Pl Unit 1546506P Ormond Beach, FL	3.0	2.0	1593	$2,029	$1.27	14d	1	1.08mi
298 Sunset Point Dr Ormond Beach, FL	4.0	2.0	1846	$2,495	$1.35	23d	1	1.10mi
356 Seminole Dr Ormond Beach, FL	4.0	3.0	1604	$3,295	$2.05	14d	1	1.26mi
100 Hamilton Cir Ormond Beach, FL	1.0–3.0	1.0–2.0	1134	$1,929	$1.70	11d	46	1.37mi

Listing history 27 events

1. 2026-06-18
   days on market $174,000 Active 70 DOM
2. 2026-06-17
   days on market $174,000 Active 69 DOM
3. 2026-06-16
   days on market $174,000 Active 68 DOM
4. 2026-06-15
   days on market $174,000 Active 67 DOM
5. 2026-06-14
   days on market $174,000 Active 65 DOM
6. 2026-06-10
   days on market $174,000 Active 62 DOM
7. 2026-06-09
   days on market $174,000 Active 61 DOM
8. 2026-06-08
   days on market $174,000 Active 60 DOM
9. 2026-06-07
   days on market $174,000 Active 59 DOM
10. 2026-06-05
    days on market $174,000 Active 56 DOM
11. 2026-06-03
    days on market $174,000 Active 55 DOM
12. 2026-06-03
    days on market $174,000 Active 54 DOM
13. 2026-06-01
    days on market $174,000 Active 53 DOM
14. 2026-05-31
    days on market $174,000 Active 52 DOM
15. 2026-05-31
    days on market $174,000 Active 51 DOM
16. 2026-04-14
    status Active 989-char remark

    Show marketing remark (989 chars)

    No HOA. You own the land. Cash and conventional only. 4 bed, 3 bath work in progress, with rentable guest suite, with private entrance and separate bath. 2-car garage (needs finishing), with separate inside laundry room. Enclosed breezeway with high-end water purifier system. Enclosed ''mud'' room, walk-in closets, larger sized living room, .55-acre lot with fruit trees, conveys fully furnished and all appliances included. Roof is 8 years old. Separate dining room. Individual mini-splits for each room. Wood burning fireplace. This is a modular home. The garage, guest suite, and breezeway are site-built permit additions. Price goes up as work is completed. 95 percent complete. Move-in ready. May be zoned for livestock (check with the county). 10 minutes to the beach. 5 minutes from the river, natural trails, I-95, shopping, and restaurants. $6000 buyer septic credit with full price offer. Septic works but it's old. Please bring pre-qualified buyers only. You snooze, you lose.

17. 2026-04-08
    status Pending 989-char remark

    Show marketing remark (989 chars)

    No HOA. You own the land. Cash and conventional only. 4 bed, 3 bath work in progress, with rentable guest suite, with private entrance and separate bath. 2-car garage (needs finishing), with separate inside laundry room. Enclosed breezeway with high-end water purifier system. Enclosed ''mud'' room, walk-in closets, larger sized living room, .55-acre lot with fruit trees, conveys fully furnished and all appliances included. Roof is 8 years old. Separate dining room. Individual mini-splits for each room. Wood burning fireplace. This is a modular home. The garage, guest suite, and breezeway are site-built permit additions. Price goes up as work is completed. 95 percent complete. Move-in ready. May be zoned for livestock (check with the county). 10 minutes to the beach. 5 minutes from the river, natural trails, I-95, shopping, and restaurants. $6000 buyer septic credit with full price offer. Septic works but it's old. Please bring pre-qualified buyers only. You snooze, you lose.

18. 2026-04-04
    listed $174,000 Active 989-char remark

    Show marketing remark (989 chars)

    No HOA. You own the land. Cash and conventional only. 4 bed, 3 bath work in progress, with rentable guest suite, with private entrance and separate bath. 2-car garage (needs finishing), with separate inside laundry room. Enclosed breezeway with high-end water purifier system. Enclosed ''mud'' room, walk-in closets, larger sized living room, .55-acre lot with fruit trees, conveys fully furnished and all appliances included. Roof is 8 years old. Separate dining room. Individual mini-splits for each room. Wood burning fireplace. This is a modular home. The garage, guest suite, and breezeway are site-built permit additions. Price goes up as work is completed. 95 percent complete. Move-in ready. May be zoned for livestock (check with the county). 10 minutes to the beach. 5 minutes from the river, natural trails, I-95, shopping, and restaurants. $6000 buyer septic credit with full price offer. Septic works but it's old. Please bring pre-qualified buyers only. You snooze, you lose.

19. 2021-12-20
    soldstatus $70,000
20. 2021-12-15
    soldstatus $70,000 Closed 98-char remark

    Show marketing remark (98 chars)

    Newer roof 2018, fixer upper with tons of potential, close to shopping and minutes from the beach.

21. 2021-09-17
    historical Contingent 98-char remark

    Show marketing remark (98 chars)

    Newer roof 2018, fixer upper with tons of potential, close to shopping and minutes from the beach.

22. 2021-09-01
    price $110,000 98-char remark

    Show marketing remark (98 chars)

    Newer roof 2018, fixer upper with tons of potential, close to shopping and minutes from the beach.

23. 2021-09-01
    status Active 98-char remark

    Show marketing remark (98 chars)

    Newer roof 2018, fixer upper with tons of potential, close to shopping and minutes from the beach.

24. 2021-08-20
    historical Contingent 98-char remark

    Show marketing remark (98 chars)

    Newer roof 2018, fixer upper with tons of potential, close to shopping and minutes from the beach.

25. 2021-08-18
    price $119,000 98-char remark

    Show marketing remark (98 chars)

    Newer roof 2018, fixer upper with tons of potential, close to shopping and minutes from the beach.

26. 2021-08-11
    listed $125,500 Active 98-char remark

    Show marketing remark (98 chars)

    Newer roof 2018, fixer upper with tons of potential, close to shopping and minutes from the beach.

27. 2001-11-29
    soldstatus $59,900

ⓘ 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: $1,951 · $163/mo
• Projected year-2 tax: $1,951 · $163/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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,890
• − Mortgage interest: −$9,747
• − Property taxes: −$1,951
• − Insurance: −$870
• − Repairs & maintenance: −$2,471
• − Management: −$2,471
• − Depreciation: −$5,062
• Taxable income: $8,318
• Est. tax owed @ 24.0%: −$1,996
• After-tax cash flow: $8,636/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

• County: Volusia County · 556,871 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: 1158.0

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 (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%

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

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

+190.5% since first listed

12 events — show timeline

• 2026-04-14 Relisted — Daytona MLS
• 2026-04-08 Pending — Daytona MLS
• 2026-04-04 Listed $174,000 Daytona MLS
• 2021-12-20 Sold (Public Records) $70,000 Public Records
• 2021-12-15 Sold (MLS) $70,000 Daytona MLS
• 2021-09-17 Contingent — Daytona MLS
• 2021-09-01 Price Changed $110,000 Daytona MLS
• 2021-09-01 Relisted — Daytona MLS
• 2021-08-20 Contingent — Daytona MLS
• 2021-08-18 Price Changed $119,000 Daytona MLS
• 2021-08-11 Listed $125,500 Daytona MLS
• 2001-11-29 Sold (Public Records) $59,900 Public Records

Property tax history

+7.4%/yr

Latest (2025): $1,951 · +2.2% YoY. Source: county tax records.