Oakville I Plan · Ormond Beach, FL 32174

$259,990

3 bd · 2.5 ba · 1,566 sqft · SingleFamily · 118 Days on market

Good condition Garage

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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 +7.9/30.0
• 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 +2.4/10.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Entertain with ease in your open kitchen with adjoining dining and great room.

Key facts

• Adjoining dining
• Great room
• Open kitchen

Tags

• OPEN KITCHEN
• ADJOINING DINING
• GREAT ROOM

🏗️ New construction. The $259,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $299,990.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-317 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (14.5% below list).
• Recommended offer: $222k (14.5% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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.
• 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); 1508 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 38% 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 $2k of loan paydown is wiped out by about $9k 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 118 days — a 9% lower offer ($237k) is reasonable based on typical stale-listing flexibility.

Recommended offer $222,271 (14.5% 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 118 days. Have you received any prior offers? Is the seller open to a 15% 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: 0.74% ✗
• Cap rate: 5.02%
• Cash-on-cash: -4.53%
• DSCR: 0.80
• GRM: 11.2

CMA / ARV

• ARV (median comp): $299,990
• List price: $259,990
• Delta: -13.33%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
168 Parkhaven Dr	0.32mi	3/2.0	1,572 (+0%)	1mo	$304,740	$194	82
176 Parkhaven Dr	0.33mi	3/2.0	1,572 (+0%)	1mo	$295,000	$188	81
179 Parkhaven Dr	0.31mi	3/2.0	1,572 (+0%)	2mo	$299,990	$191	81
172 Parkhaven Dr	0.32mi	3/2.0	1,454 (-7%)	0mo	$280,000	$193	71
180 Parkhaven Dr	0.33mi	3/2.0	1,454 (-7%)	1mo	$295,440	$203	69
11 Needles Ln	0.61mi	3/2.0	1,759 (+12%)	1mo	$440,000	$250	48

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: -25.5%
• Equity multiple: 0.15×
• Total profit: $-71,783
• Equity at exit: $44,729

10-year hold

• IRR: -26.5%
• Equity multiple: -0.19×
• Total profit: $-100,369
• Equity at exit: $25,938

Cash invested: $83,997 (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: 25 active · 10 under contract
• Months of supply: 25.0 mo (4%/mo absorbed)
• Median asking: $290,000 ($194/sqft)
• Median days on market: 417 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: -1.5% 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: 1508
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,223 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $-317

Break-even live

Break-even rent $2,624

Max offer price $254,087

Occupancy floor —

Sensitivity live

Price	-10% $-110	-5% $-214	+0% $-317	+5% $-421	+10% $-525
Rent	-10% $-493	-5% $-405	+0% $-317	+5% $-229	+10% $-142
Rate	-1.0pp $-166	-0.5pp $-241	base $-317	+0.5pp $-395	+1.0pp $-474

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: $74,998
• Closing costs: $9,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
80 Bella Vita Way Ormond Beach, FL	3.0	2.5	1736	$2,100	$1.21	6d	1	0.40mi
12 Bella Vita Way Ormond Beach, FL	3.0	2.5	1687	$2,000	$1.19	62d	1	0.40mi
150 Limewood Pl #2 Ormond Beach, FL	2.0	2.5	1316	$1,750	$1.33	6d	1	0.46mi
19 Old Port Cir Ormond Beach, FL	3.0	2.0	2015	$2,500	$1.24	87d	1	0.89mi
58 Timucuan Dr Ormond Beach, FL	3.0	2.0	1611	$2,395	$1.49	6d	1	0.92mi
24 Lakecliff Dr Ormond Beach, FL	3.0	2.0	2156	$2,700	$1.25	0d	1	1.27mi

Property features AI

Finance

• Financial info: List price $266,890

Exterior

• Parking: 2 garage spaces (2 total parking)
• Home design: Oakville I planNew construction plan
• Exterior features: Living area 1,566 (provided)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms1 half bathroom (2.5 total)
• Interior features: Virtual tour available

Listing history 50 events

1. 2026-09-22
   days on market $259,990 Active 118 DOM
2. 2026-09-17
   days on market $259,990 Active 117 DOM
3. 2026-09-16
   days on market $259,990 Active 116 DOM
4. 2026-09-15
   days on market $259,990 Active 115 DOM
5. 2026-09-14
   days on market $259,990 Active 114 DOM
6. 2026-09-14
   days on market $259,990 Active 113 DOM
7. 2026-09-12
   days on market $259,990 Active 112 DOM
8. 2026-09-11
   days on market $259,990 Active 111 DOM
9. 2026-09-05
   days on market $259,990 Active 105 DOM
10. 2026-09-04
    days on market $259,990 Active 104 DOM
11. 2026-09-03
    pricedays on market $259,990 Active 103 DOM
12. 2026-08-31
    days on market $265,000 Active 100 DOM
13. 2026-08-29
    days on market $265,000 Active 98 DOM
14. 2026-08-28
    days on market $265,000 Active 97 DOM
15. 2026-08-27
    days on market $265,000 Active 96 DOM
16. 2026-08-26
    days on market $265,000 Active 95 DOM
17. 2026-08-25
    days on market $265,000 Active 94 DOM
18. 2026-08-24
    days on market $265,000 Active 93 DOM
19. 2026-08-23
    pricedays on market $265,000 Active 92 DOM
20. 2026-08-21
    days on market $274,420 Active 90 DOM
21. 2026-08-20
    days on market $274,420 Active 89 DOM
22. 2026-08-19
    price $274,420 Active 88 DOM
23. 2026-08-19
    days on market $269,880 Active 88 DOM
24. 2026-08-18
    days on market $269,880 Active 87 DOM
25. 2026-08-17
    days on market $269,880 Active 86 DOM
26. 2026-08-16
    days on market $269,880 Active 85 DOM
27. 2026-08-15
    days on market $269,880 Active 84 DOM
28. 2026-08-15
    days on market $269,880 Active 83 DOM
29. 2026-08-13
    days on market $269,880 Active 82 DOM
30. 2026-08-12
    days on market $269,880 Active 81 DOM
31. 2026-08-11
    days on market $269,880 Active 80 DOM
32. 2026-08-10
    days on market $269,880 Active 79 DOM
33. 2026-08-09
    days on market $269,880 Active 78 DOM
34. 2026-08-08
    days on market $269,880 Active 77 DOM
35. 2026-08-07
    days on market $269,880 Active 76 DOM
36. 2026-08-06
    price $269,880 Active 75 DOM
37. 2026-08-06
    days on market $274,880 Active 75 DOM
38. 2026-08-05
    days on market $274,880 Active 74 DOM
39. 2026-08-04
    days on market $274,880 Active 73 DOM
40. 2026-08-03
    days on market $274,880 Active 72 DOM
41. 2026-08-01
    price $274,880 Active 69 DOM
42. 2026-07-31
    days on market $267,080 Active 69 DOM
43. 2026-07-30
    days on market $267,080 Active 67 DOM
44. 2026-07-28
    days on market $267,080 Active 66 DOM
45. 2026-07-26
    days on market $267,080 Active 64 DOM
46. 2026-07-25
    days on market $267,080 Active 63 DOM
47. 2026-07-24
    days on market $267,080 Active 62 DOM
48. 2026-07-23
    days on market $267,080 Active 61 DOM
49. 2026-07-22
    days on market $267,080 Active 60 DOM
50. 2026-07-21
    days on market $267,080 Active 59 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: $26,673
• − Mortgage interest: −$16,804
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,134
• − Management: −$2,134
• − Depreciation: −$8,727
• Taxable loss: −$9,126
• Est. tax savings @ 24.0%: +$2,190
• After-tax cash flow: $-1,616/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 · 9 photos

Good 80/100 None rehab

This home is in excellent condition with a modern and well-maintained interior and exterior. It is move-in ready and would benefit from minor updates to enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping the front yard — Improves curb appeal and adds value for both resale and rental. ↑
• Resale Upgrading the flooring in the bathrooms — Modernizes the bathrooms and adds value for resale. ↑
• Resale Upgrading the kitchen appliances — Modernizes the kitchen and adds value for resale. ↑
• Both Upgrading the lighting fixtures — Enhances the interior aesthetics and adds value for both resale and rental. ↑

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

Property features AI

Finance

• Financial info: List price $266,890

Exterior

• Parking: 2 garage spaces (2 total parking)
• Home design: Oakville I planNew construction plan
• Exterior features: Living area 1,566 (provided)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms1 half bathroom (2.5 total)
• Interior features: Virtual tour available