CALI Plan · Ormond Beach, FL 32174

$356,990

4 bd · 2.0 ba · 1,828 sqft · SingleFamily · 192 Days on market

Good condition

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Why this score? — see what drove the D- 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 +8.1/30.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +2.9/5.0
• 1% rule +2.5/10.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing the Cali floorplan at Fountain View, in Ormond Beach, Florida, where every square foot is put to use with sophistication and comfort. Inside this 4 bedroom, 2 bathroom home, you'll find 1,882 square feet of comfortable living. This meticulously designed residence combines modern convenience with timeless elegance, showcasing granite counters and tile floors throughout. As you step inside, you are greeted by an inviting foyer that leads you into the heart of the home. The open-concept layout seamlessly connects the living room, dining area, and kitchen, creating a perfect space for entertaining family and friends. The spacious living room features abundant natural light, thanks to large windows that provide picturesque views of the surrounding landscape. With ample room for seating, it's an ideal spot for relaxation and gatherings. The kitchen is a true highlight, including granite countertops, sleek stainless steel appliances, a walk in pantry and an oversized island with a breakfast bar. Whether you're preparing a casual meal or hosting a formal dinner, this kitchen is well-equipped to meet your culinary needs. The four generously sized bedrooms offer flexibility for various lifestyles. The primary suite located in the rea of the home is a tranquil retreat, featuring a private ensuite bathroom with dual sinks, a separate shower, and a walk-in closet. The remaining three bedrooms share one well-appointed bathroom, making morning routines a breeze.

Key facts

• Large windows
• Fountain view
• Granite countertops

Tags

• FOUNTAIN VIEW
• OPEN-CONCEPT LAYOUT
• SPACIOUS LIVING ROOM
• LARGE WINDOWS
• PICTURESQUE VIEWS
• GRANITE COUNTERTOPS

🏗️ New construction. The $356,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $379,990.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $357k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-376 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $326k (8.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $285k (20.2% below list).
• Recommended offer: $285k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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.
• 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); 1512 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 62d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• At $2,848/mo this rent would consume 48% of the median local household income ($71k/yr) (locally 19% 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 $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 192 days — a 12% lower offer ($314k) is reasonable based on typical stale-listing flexibility.

Recommended offer $284,827 (20.2% 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 192 days. Have you received any prior offers? Is the seller open to a 20% 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: 0.75% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.24%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

• ARV (median comp): $379,990
• List price: $356,990
• Delta: -6.05%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1360 Fountain View St	0.08mi	4/3.0	2,020 (+10%)	0mo	$399,990	$198	74
1644 Houmas St	0.57mi	4/2.0	1,828 (0%)	1mo	$367,740	$201	72
1345 Fountain View St	0.12mi	4/3.0	2,020 (+10%)	1mo	$405,990	$201	72
1459 Morning Walk Dr	0.60mi	4/2.0	1,828 (0%)	0mo	$360,000	$197	72
3032 Kingsman Trl	0.18mi	4/2.0	2,034 (+11%)	1mo	$384,990	$189	72
3028 Kingsman Trl	0.19mi	4/2.0	2,034 (+11%)	1mo	$363,000	$178	72
3016 Kingsman Trl	0.20mi	4/2.0	2,034 (+11%)	1mo	$370,000	$182	71
1471 Morning Walk Dr	0.62mi	4/2.0	1,828 (0%)	0mo	$369,990	$202	71
1463 Morning Walk Dr	0.60mi	4/2.0	1,828 (0%)	1mo	$362,990	$199	71
1463 Morning Walk Dr	0.60mi	4/2.0	1,828 (0%)	1mo	$362,990	$199	71
1479 Morning Walk Dr	0.63mi	4/2.0	1,828 (0%)	0mo	$361,990	$198	70
1483 Morning Walk Dr	0.64mi	3/2.0 (-1)	1,672 (-8%)	1mo	$343,990	$206	50

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: -25.0%
• Equity multiple: 0.16×
• Total profit: $-89,318
• Equity at exit: $56,658

10-year hold

• IRR: -25.4%
• Equity multiple: -0.16×
• Total profit: $-123,784
• Equity at exit: $32,855

Cash invested: $106,397 (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: 38 active · 34 under contract
• Months of supply: 11.4 mo (9%/mo absorbed)
• Median asking: $366,430 ($203/sqft)
• Median days on market: 131 d
• This list price: 39% of active listings are priced below it
• ARV vs active asking: +2.6% vs 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: 1512
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,848 high
• Mortgage (P&I): −$1,993
• Tax est. 1.5%: −$475 /mo · $5,700/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $-376

Break-even live

Break-even rent $3,324

Max offer price $325,598

Occupancy floor —

Sensitivity live

Price	-10% $-113	-5% $-245	+0% $-376	+5% $-507	+10% $-638
Rent	-10% $-601	-5% $-488	+0% $-376	+5% $-263	+10% $-151
Rate	-1.0pp $-185	-0.5pp $-279	base $-376	+0.5pp $-474	+1.0pp $-575

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: $94,998
• Closing costs: $11,400
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3272 Arch Ave Ormond Beach, FL	4.0	3.0	2361	$2,950	$1.25	6d	1	0.43mi
3272 Arch Ave Ormond Beach, FL	4.0	3.0	2361	$2,950	$1.25	78d	1	0.43mi
1406 Morning Walk Dr Ormond Beach, FL	4.0	3.0	2020	$3,600	$1.78	78d	1	0.48mi
814 Aldenham Ln Ormond Beach, FL	3.0	3.0	2056	$2,600	$1.26	4d	1	0.76mi
802 Aldenham Ln Ormond Beach, FL	3.0	3.0	2056	$2,600	$1.26	6d	1	0.76mi
785 Aldenham Ln Ormond Beach, FL	3.0	3.0	2056	$2,600	$1.26	4d	1	0.82mi
2500 Kinsale Ln Ormond Beach, FL	3.0	2.0	1564	$2,350	$1.50	78d	1	1.18mi
1341 Middle Lake Dr Ormond Beach, FL	5.0	3.0	2601	$3,100	$1.19	6d	1	1.19mi
1326 Middle Lake Dr Ormond Beach, FL	4.0	2.0	1846	$2,600	$1.41	119d	1	1.20mi
2532 Kinsale Ln Ormond Beach, FL	3.0	2.0	1564	$2,250	$1.44	62d	1	1.25mi
1223 Crown Pointe Ln Ormond Beach, FL	3.0	2.0	1950	$2,700	$1.38	78d	1	1.25mi
1159 Kilkenny Ln Ormond Beach, FL	3.0	2.0	1938	$2,800	$1.44	9d	1	1.29mi
1080 Kilkenny Ln Ormond Beach, FL	3.0	2.0	1510	$2,700	$1.79	0d	1	1.38mi
2697 Kinsale Ln Ormond Beach, FL	3.0	2.0	1608	$2,250	$1.40	6d	1	1.40mi
1216 Hampstead Ln Ormond Beach, FL	3.0	2.0	1973	$3,500	$1.77	62d	1	1.41mi
1028 Kilkenny Ln Ormond Beach, FL	3.0	2.0	1501	$2,400	$1.60	62d	1	1.46mi

Listing history 50 events

1. 2026-09-22
   days on market $356,990 Active 192 DOM
2. 2026-09-21
   days on market $356,990 Active 191 DOM
3. 2026-09-20
   days on market $356,990 Active 190 DOM
4. 2026-09-19
   days on market $356,990 Active 189 DOM
5. 2026-09-18
   days on market $356,990 Active 188 DOM
6. 2026-09-17
   days on market $356,990 Active 187 DOM
7. 2026-09-16
   days on market $356,990 Active 186 DOM
8. 2026-09-15
   days on market $356,990 Active 185 DOM
9. 2026-09-14
   days on market $356,990 Active 184 DOM
10. 2026-09-14
    days on market $356,990 Active 183 DOM
11. 2026-09-12
    days on market $356,990 Active 182 DOM
12. 2026-09-11
    days on market $356,990 Active 181 DOM
13. 2026-09-05
    days on market $356,990 Active 175 DOM
14. 2026-09-04
    days on market $356,990 Active 174 DOM
15. 2026-09-03
    days on market $356,990 Active 173 DOM
16. 2026-08-31
    days on market $356,990 Active 170 DOM
17. 2026-08-29
    days on market $356,990 Active 168 DOM
18. 2026-08-28
    days on market $356,990 Active 167 DOM
19. 2026-08-27
    days on market $356,990 Active 166 DOM
20. 2026-08-26
    days on market $356,990 Active 165 DOM
21. 2026-08-25
    days on market $356,990 Active 164 DOM
22. 2026-08-24
    days on market $356,990 Active 163 DOM
23. 2026-08-23
    days on market $356,990 Active 162 DOM
24. 2026-08-21
    days on market $356,990 Active 160 DOM
25. 2026-08-20
    days on market $356,990 Active 159 DOM
26. 2026-08-19
    days on market $356,990 Active 158 DOM
27. 2026-08-18
    days on market $356,990 Active 157 DOM
28. 2026-08-17
    days on market $356,990 Active 156 DOM
29. 2026-08-16
    days on market $356,990 Active 155 DOM
30. 2026-08-15
    days on market $356,990 Active 154 DOM
31. 2026-08-15
    days on market $356,990 Active 153 DOM
32. 2026-08-13
    days on market $356,990 Active 152 DOM
33. 2026-08-12
    days on market $356,990 Active 151 DOM
34. 2026-08-11
    days on market $356,990 Active 150 DOM
35. 2026-08-10
    days on market $356,990 Active 149 DOM
36. 2026-08-09
    days on market $356,990 Active 148 DOM
37. 2026-08-08
    days on market $356,990 Active 147 DOM
38. 2026-08-07
    days on market $356,990 Active 146 DOM
39. 2026-08-06
    days on market $356,990 Active 145 DOM
40. 2026-08-05
    days on market $356,990 Active 144 DOM
41. 2026-08-04
    days on market $356,990 Active 143 DOM
42. 2026-08-03
    days on market $356,990 Active 142 DOM
43. 2026-07-31
    days on market $356,990 Active 139 DOM
44. 2026-07-30
    days on market $356,990 Active 137 DOM
45. 2026-07-28
    days on market $356,990 Active 136 DOM
46. 2026-07-26
    days on market $356,990 Active 134 DOM
47. 2026-07-25
    days on market $356,990 Active 133 DOM
48. 2026-07-24
    days on market $356,990 Active 132 DOM
49. 2026-07-23
    days on market $356,990 Active 131 DOM
50. 2026-07-22
    days on market $356,990 Active 130 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: $34,179
• − Mortgage interest: −$21,285
• − Property taxes: −$5,700
• − Insurance: −$1,900
• − Repairs & maintenance: −$2,734
• − Management: −$2,734
• − Depreciation: −$11,054
• Taxable loss: −$11,229
• Est. tax savings @ 24.0%: +$2,695
• After-tax cash flow: $-1,816/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $9,140–$27,420 screening

This home is in good condition with a good condition score of 80. It has a cosmetic rehab level and requires minor maintenance such as painting exterior trim and cleaning gutters. The highest-ROI updates for resale and rental value are painting the exterior trim and inspecting gutters.

Value-add opportunities

• Resale Paint exterior trim — Fresh paint can enhance curb appeal and home value. ↑
• Rental Inspect and clean gutters — Clean gutters improve drainage and prevent water damage, which is important for rental properties. ↑

ⓘ 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

+0.6% since first listed

2 events — show timeline

• 2026-05-12 Price Changed $354,990 Zillow
• 2026-03-14 Listed $352,990 Zillow