Oakville I Plan · Ormond Beach, FL 32174

$267,080

3 bd · 2.5 ba · 1,566 sqft · SingleFamily · 29 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 +14.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• Schools +3.9/10.0
• Rent growth +2.9/5.0
• 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

Property features AI

Finance

• Financial info: List price $266,890

Exterior

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

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom (2.5 total)
• Interior features: Virtual tour available

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $267k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $40 ($479/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (10.6% below list).
• Recommended offer: $239k (10.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.8% 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); 989 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 40% 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 $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.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($263k) is reasonable based on typical stale-listing flexibility.

Recommended offer $238,687 (10.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.89% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.64%
• DSCR: 1.03
• GRM: 9.3

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: -16.8%
• Equity multiple: 0.41×
• Total profit: $-43,924
• Equity at exit: $39,822

10-year hold

• IRR: -11.3%
• Equity multiple: 0.36×
• Total profit: $-47,697
• Equity at exit: $23,092

Cash invested: $74,782 (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: 989
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,387 medium
• Mortgage (P&I): −$1,401
• Tax est. 1.5%: −$334 /mo · $4,006/yr
• Insurance: −$111
• HOA: −$0
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $40

Break-even live

Break-even rent $2,336

Max offer price $267,080

Occupancy floor 93%

Sensitivity live

Price	-10% $224	-5% $132	+0% $40	+5% $-52	+10% $-145
Rent	-10% $-149	-5% $-54	+0% $40	+5% $134	+10% $228
Rate	-1.0pp $174	-0.5pp $108	base $40	+0.5pp $-29	+1.0pp $-100

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: $66,770
• Closing costs: $8,012
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Bella Vita Way Ormond Beach, FL	3.0	2.5	1687	$2,150	$1.27	23d	1	0.40mi
19 Old Port Cir Ormond Beach, FL	3.0	2.0	2015	$2,700	$1.34	16d	1	0.89mi

Listing history 16 events

1. 2026-06-22
   days on market $267,080 Active 29 DOM
2. 2026-06-18
   days on market $267,080 Active 26 DOM
3. 2026-06-17
   days on market $267,080 Active 25 DOM
4. 2026-06-16
   days on market $267,080 Active 24 DOM
5. 2026-06-15
   days on market $267,080 Active 23 DOM
6. 2026-06-14
   days on market $267,080 Active 21 DOM
7. 2026-06-10
   days on market $267,080 Active 18 DOM
8. 2026-06-09
   pricedays on market $267,080 Active 17 DOM
9. 2026-06-08
   days on market $266,890 Active 16 DOM
10. 2026-06-07
    days on market $266,890 Active 15 DOM
11. 2026-06-05
    days on market $266,890 Active 12 DOM
12. 2026-06-03
    days on market $266,890 Active 11 DOM
13. 2026-06-03
    days on market $266,890 Active 10 DOM
14. 2026-06-01
    days on market $266,890 Active 9 DOM
15. 2026-05-31
    days on market $266,890 Active 8 DOM
16. 2026-05-31
    days on market $266,890 Active 7 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: $28,642
• − Mortgage interest: −$14,961
• − Property taxes: −$4,006
• − Insurance: −$1,335
• − Repairs & maintenance: −$2,291
• − Management: −$2,291
• − Depreciation: −$7,770
• Taxable loss: −$4,012
• Est. tax savings @ 24.0%: +$963
• After-tax cash flow: $1,442/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.

Renovation cost estimate screening

Value-add ROI direction

• 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. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Ormond Beach, FL
• 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