50 Brooks Dr · Ormond-by-the-Sea, FL 32176

$254,350

3 bd · 2.0 ba · 1,761 sqft · SingleFamily public records · 7 Days on market

Built 1951 8,712 sqft lot

---

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 +27.9/30.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +3.9/10.0
• Rent growth +3.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large corner lot location where you can walk to the beach or the river. Brooks Dr has direct beach access across A1A. This spacious bungalow offers 3 bedrooms and a huge great room. The kitchen is uniquely built with new stainless appliances. There is a small kitchen nook/wet bar next to the kitchen. The bathrooms are updated and you actually get a a sitting area in the master bedroom. You can't typically find these features in a beachside bungalow! The detached garage offers more storage space with utility hook-ups, comes with new door and opener. There is a large screened enclosed patio off the back where you can relax and enjoy this sanctuary! Flat roof portion was re-done in 2013. ith utility hook-ups, comes with new door and opener. There is a large screened enclosed patio off the back where you can relax and enjoy this sanctuary! Flat roof portion was re-done in 2013.

Key facts

• Unique floor plan
• Corner lot
• Detached garage

Tags

• CORNER LOT
• DETACHED GARAGE
• UNIQUE FLOOR PLAN

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Electricity connected; Water connected
• Home design: Single-family residence; Residential use; Faces north; Slab foundation
• Construction: Construction details not provided
• Exterior features: Corner lot; Asphalt road frontage

Interior

• Kitchen: No appliances included
• Bedrooms: 2 total rooms (count includes bedrooms and other rooms)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Fixer condition
• Laundry & utility: Electric dryer hookup in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $254k.

Deal economics

• At list price, monthly cash flow is $782 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $254k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $3,135/mo this rent would consume 48% 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 $2k of loan paydown is wiped out by about $8k 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 + 5.2% rent growth), your $71k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 28y 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 $166k; list at $254k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• 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 $254,350

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.23% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.17%
• DSCR: 1.59
• GRM: 6.8

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: 5.6%
• Equity multiple: 1.22×
• Total profit: $15,744
• Equity at exit: $37,924

10-year hold

• IRR: 16.8%
• Equity multiple: 2.52×
• Total profit: $108,600
• Equity at exit: $21,992

Cash invested: $71,218 (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: 6.8×

Monthly cashflow live

• Estimated rent: $3,135 high
• Mortgage (P&I): −$1,334
• Tax from tax record: −$255 /mo · $3,061/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$658
• Net cashflow: $782

Break-even live

Break-even rent $2,145

Max offer price $254,350

Occupancy floor 70%

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: $63,588
• Closing costs: $7,630
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Tropical Dr Unit 1546317P Ormond Beach, FL	2.0	1.0	1248	$3,902	$3.13	14d	1	0.20mi
1286 John Anderson Dr Ormond Beach, FL	3.0	3.5	2322	$9,999	$4.31	14d	1	0.34mi
23 Hibiscus Dr Ormond Beach, FL	2.0	1.5	1350	$1,795	$1.33	23d	1	0.42mi
157 Longwood Dr Unit 1545681P Ormond Beach, FL	2.0	2.0	1280	$4,032	$3.15	14d	1	0.43mi
206 Ormwood Dr Unit NA Ormond Beach, FL	4.0	3.0	2424	$3,500	$1.44	23d	1	0.53mi
1415 Ocean Shore Blvd Ormond Beach, FL	1.0–2.0	1.0–2.0	1031	$2,500	$2.42	14d	1	0.61mi
1425 Ocean Shore Blvd #501 Ormond Beach, FL	3.0	3.0	2515	$3,100	$1.23	18d	1	0.64mi
1513 Ocean Shore Blvd Unit C2 Ormond Beach, FL	2.0	2.0	1484	$3,100	$2.09	23d	1	0.80mi
1633 John Anderson Dr Ormond Beach, FL	2.0	1.0	1356	$2,250	$1.66	23d	1	0.93mi
414 Triton Rd Ormond Beach, FL	4.0	3.0	2467	$3,500	$1.42	21d	1	1.34mi

Listing history 7 events

1. 2026-06-14
   statusdays on market $254,350 Pending 7 DOM
2. 2026-06-10
   days on market $254,350 Active 5 DOM
3. 2026-06-09
   days on market $254,350 Active 4 DOM
4. 2026-06-09
   remarks 360-char remark
5. 2026-06-08
   days on market $254,350 Active 3 DOM
6. 2026-06-07
   remarks 244-char remark
7. 2026-06-07
   listed $254,350 Active 2 DOM

ⓘ 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: $3,061 · $255/mo
• Projected year-2 tax: $3,061 · $255/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) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,620
• − Mortgage interest: −$14,248
• − Property taxes: −$3,061
• − Insurance: −$1,272
• − Repairs & maintenance: −$3,010
• − Management: −$3,010
• − Depreciation: −$7,399
• Taxable income: $5,622
• Est. tax owed @ 24.0%: −$1,349
• After-tax cash flow: $8,032/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-by-the-Sea

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Ormond-by-the-Sea, FL
• County: Volusia County · 556,871 people
• City population: 14,344
• 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

+682.6% since first listed

26 events — show timeline

• 2026-06-04 Listed $254,350 Daytona MLS
• 2016-02-25 Sold (Public Records) $165,500 Public Records
• 2016-02-22 Sold (MLS) $165,500 Daytona MLS
• 2016-01-18 Contingent — Daytona MLS
• 2015-12-07 Price Changed $169,900 Daytona MLS
• 2015-09-01 Price Changed $175,000 Daytona MLS
• 2015-06-22 Relisted — Daytona MLS
• 2015-05-19 Contingent — Daytona MLS
• 2015-05-04 Price Changed $175,000 Daytona MLS
• 2015-05-04 Price Changed $179,900 Daytona MLS
• 2015-03-24 Price Changed $179,900 Daytona MLS
• 2015-03-04 Price Changed $189,900 Daytona MLS
• 2015-02-03 Price Changed $195,000 Daytona MLS
• 2015-01-10 Listed $199,900 Daytona MLS
• 2013-08-15 Sold (MLS) $110,000 Daytona MLS
• 2013-05-01 Listed $109,900 Daytona MLS
• 2009-10-07 Listed $114,900 Daytona MLS
• 2006-04-26 Listing Removed — Daytona MLS
• 2006-01-27 Listed $299,000 Daytona MLS
• 2005-11-22 Sold (Public Records) $230,000 Public Records
• 2005-11-15 Sold (MLS) $230,000 Daytona MLS
• 2005-06-30 Listed $239,900 Daytona MLS
• 1998-11-13 Sold (Public Records) $78,300 Public Records
• 1998-11-09 Sold (MLS) $78,250 Daytona MLS
• 1998-05-15 Listed $79,500 Daytona MLS
• 1976-10-01 Sold (Public Records) $32,500 Public Records

Property tax history

+0.4%/yr

Latest (2025): $3,061 · +1.9% YoY. Source: county tax records.