3091 Meleto Blvd · New Smyrna Beach, FL 32168

$317,000

3 bd · 2.5 ba · 1,672 sqft · SingleFamily public records · 146 Days on market

Built 2023 Good condition 3,625 sqft lot $174/mo HOA · 6% of rent

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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 +13.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• Condition / age +4.0/5.0
• Rent growth +3.9/5.0
• Schools +3.9/10.0
• 1% rule +3.6/10.0
• Livability +3.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated on a corner lot, this contemporary two-story home with a 2 car garage nestled in the desired Venetian Bay community. Built in 2022, (STILL UNDER WARRANTY) the ARCHER model boasts a blend of modern aesthetics and comfortable living, with tile in all living areas, granite countertops, smart home technology + stainless steel appliances and a water view. Plus, all lawn maintenance included!! When purchased, this lot was a PREMIUM!! As you step inside, natural light floods the space with a living/kitchen combo + separate dining room off the wing. The kitchen features eat in kitchen space, recess lighting, pantry and more. Off of the dining area, enjoy your own private patio, an ideal spot for morning coffees or evening gatherings with friends. The corner lot location provides added privacy and a sense of space. Upstairs, retreat to the private quarters where you will find three generously sized bedrooms, including a MASSIVE primary suite with its own MASSIVE ensuite bathroom and views that overlook the tranquil waters surrounding this corner lot property. Split floor plan with room for an in house office, playroom and of course bedrooms if needed! Just a golf cart away you are on the 18 hole golf course, pickleball courts or the community Towne Center with your very own resort style community pool, spa, 2+ restaurants, private gym and so much more that makes this lifestyle a dream! Whether you're looking to unwind in the comfort of your home or explore everything this vibrant community has to offer, 3091 Meleto Blvd presents an unparalleled opportunity to live the Florida dream.

Key facts

• Split floor plan
• Private patio
• Water view

Tags

• CORNER LOT
• WATER VIEW
• PRIVATE PATIO
• SPLIT FLOOR PLAN
• RESORT STYLE COMMUNITY POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $317k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-123 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $295k (6.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $272k (14.1% below list).
• Recommended offer: $272k (14.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#474 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment B; Watch: amenities F, commute F, health & safety D-.
• 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: Chisholm Elementary School (math 72% / reading 63%, grade B+, #435 of 2,144 statewide, top 21%, 491 students, 47% FRL); New Smyrna Beach Middle School (math 43% / reading 43%, grade D-, #331 of 571 statewide, top 59%, 1,037 students, 53% FRL); New Smyrna Beach High School (math 34% / reading 52%, grade F, #255 of 667 statewide, top 39%, 1,810 students, 41% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: Rents rising fast (+5.6%/yr); 607 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• This rent runs 42% of the median local income ($77k/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 $10k 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 146 days — a 12% lower offer ($279k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $18k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $272,425 (14.1% 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 146 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.86% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.03%
• DSCR: 1.00
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.6% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.42×
• Total profit: $-51,784
• Equity at exit: $47,266

10-year hold

• IRR: -3.5%
• Equity multiple: 0.74×
• Total profit: $-23,139
• Equity at exit: $27,408

Cash invested: $88,760 (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 32168

• Home prices YoY: -27.0%
• Rents YoY: 5.6%
• Active inventory: 607
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,724 medium
• Mortgage (P&I): −$1,662
• Tax from tax record: −$181 /mo · $2,175/yr
• Insurance: −$132
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$174
• Vacancy / Maint / Mgmt: −$572
• Net cashflow: $-123

Break-even live

Break-even rent $2,880

Max offer price $295,308

Occupancy floor 100%

Sensitivity live

Price	-10% $57	-5% $-33	+0% $-123	+5% $-213	+10% $-302
Rent	-10% $-338	-5% $-230	+0% $-123	+5% $-15	+10% $92
Rate	-1.0pp $37	-0.5pp $-42	base $-123	+0.5pp $-205	+1.0pp $-289

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: $79,250
• Closing costs: $9,510
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
524 Venetian Palms Blvd New Smyrna Beach, FL	3.0	2.5	2070	$2,700	$1.30	25d	1	0.11mi
3036 Meleto Blvd New Smyrna Beach, FL	3.0	2.5	1672	$3,000	$1.79	25d	1	0.15mi
426 Venetian Palms Blvd New Smyrna Beach, FL	3.0	2.5	1758	$2,300	$1.31	25d	1	0.18mi
419 Luna Bella Ln New Smyrna Beach, FL	1.0–3.0	1.0–2.0	1061	$2,657	$2.50	16d	23	0.41mi

HOA detail

• Monthly dues: $174 · $2,088/yr
• Likely covers: waterpoolgym

Listing history 23 events

1. 2026-06-09
   status $317,000 Pending 146 DOM
2. 2026-06-08
   days on market $317,000 Active 146 DOM
3. 2026-06-07
   days on market $317,000 Active 145 DOM
4. 2026-06-05
   pricedays on market $317,000 Active 142 DOM
5. 2026-06-03
   days on market $325,000 Active 141 DOM
6. 2026-06-03
   days on market $325,000 Active 140 DOM
7. 2026-06-01
   days on market $325,000 Active 139 DOM
8. 2026-05-31
   days on market $325,000 Active 138 DOM
9. 2026-05-31
   days on market $325,000 Active 137 DOM
10. 2026-03-25
    price $325,000 1609-char remark

    Show marketing remark (1609 chars)

    Situated on a corner lot, this contemporary two-story home with a 2 car garage nestled in the desired Venetian Bay community. Built in 2022, (STILL UNDER WARRANTY) the ARCHER model boasts a blend of modern aesthetics and comfortable living, with tile in all living areas, granite countertops, smart home technology + stainless steel appliances and a water view. Plus, all lawn maintenance included!! When purchased, this lot was a PREMIUM!! As you step inside, natural light floods the space with a living/kitchen combo + separate dining room off the wing. The kitchen features eat in kitchen space, recess lighting, pantry and more. Off of the dining area, enjoy your own private patio, an ideal spot for morning coffees or evening gatherings with friends. The corner lot location provides added privacy and a sense of space. Upstairs, retreat to the private quarters where you will find three generously sized bedrooms, including a MASSIVE primary suite with its own MASSIVE ensuite bathroom and views that overlook the tranquil waters surrounding this corner lot property. Split floor plan with room for an in house office, playroom and of course bedrooms if needed! Just a golf cart away you are on the 18 hole golf course, pickleball courts or the community Towne Center with your very own resort style community pool, spa, 2+ restaurants, private gym and so much more that makes this lifestyle a dream! Whether you're looking to unwind in the comfort of your home or explore everything this vibrant community has to offer, 3091 Meleto Blvd presents an unparalleled opportunity to live the Florida dream.

11. 2026-01-13
    listed $335,000 Active 1609-char remark

    Show marketing remark (1609 chars)

    Situated on a corner lot, this contemporary two-story home with a 2 car garage nestled in the desired Venetian Bay community. Built in 2022, (STILL UNDER WARRANTY) the ARCHER model boasts a blend of modern aesthetics and comfortable living, with tile in all living areas, granite countertops, smart home technology + stainless steel appliances and a water view. Plus, all lawn maintenance included!! When purchased, this lot was a PREMIUM!! As you step inside, natural light floods the space with a living/kitchen combo + separate dining room off the wing. The kitchen features eat in kitchen space, recess lighting, pantry and more. Off of the dining area, enjoy your own private patio, an ideal spot for morning coffees or evening gatherings with friends. The corner lot location provides added privacy and a sense of space. Upstairs, retreat to the private quarters where you will find three generously sized bedrooms, including a MASSIVE primary suite with its own MASSIVE ensuite bathroom and views that overlook the tranquil waters surrounding this corner lot property. Split floor plan with room for an in house office, playroom and of course bedrooms if needed! Just a golf cart away you are on the 18 hole golf course, pickleball courts or the community Towne Center with your very own resort style community pool, spa, 2+ restaurants, private gym and so much more that makes this lifestyle a dream! Whether you're looking to unwind in the comfort of your home or explore everything this vibrant community has to offer, 3091 Meleto Blvd presents an unparalleled opportunity to live the Florida dream.

12. 2025-01-02
    historical
13. 2024-12-21
    historical
14. 2024-09-04
    price $359,000
15. 2024-08-14
    listed $369,000 Active
16. 2024-07-22
    listed $369,000 Active
17. 2023-04-19
    soldstatus $325,990
18. 2023-04-19
    soldstatus $325,990 Closed
19. 2023-01-10
    historical Contingent
20. 2023-01-04
    price $331,430
21. 2022-12-27
    listed $331,430
22. 2022-12-27
    listed $328,430 Active
23. 2022-02-10
    soldstatus $901,216

ⓘ 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: $2,175 · $181/mo
• Projected year-2 tax: $2,631 · $219/mo
• Expected delta: +$456/yr (+$38/mo · 21.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,691
• − Mortgage interest: −$17,757
• − Property taxes: −$2,175
• − Insurance: −$3,088
• − Repairs & maintenance: −$2,615
• − Management: −$2,615
• − HOA: −$2,088
• − Depreciation: −$9,222
• Taxable loss: −$6,869
• Est. tax savings @ 24.0%: +$1,649
• After-tax cash flow: $175/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 None rehab

This contemporary two-story home in Venetian Bay is in excellent condition with modern amenities and a premium location. It is move-in ready and offers a great value for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers
• Both Add smart home technology — Smart home features can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers ↑
• Both Add smart home technology — Smart home features can increase both resale and rental value ↑

ⓘ 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 — New Smyrna Beach

• Score: 69/100
• State rank: #474
• US rank: #8577

Category grades

Amenities F Commute F Cost of living C+ Crime A+ Employment B Housing A+ Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Smyrna Beach, FL
• County: Volusia County · 556,871 people
• City population: 42,039
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• Population (ZIP): 31,847
• Household income: $77,083
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 1139.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 6% Black 5% Two or more races 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Romanian 4% Italian 3% Lithuanian 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 5% Other Indo-European 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: ▼ -129.58%
• Current HPI: 350.4259
• Rent YoY: ▲ 5.60%
• 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

-63.9% since first listed

14 events — show timeline

• 2026-03-25 Price Changed $325,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-13 Listed $335,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-02 Listing Removed — Daytona MLS
• 2024-12-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-09-04 Price Changed $359,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-14 Listed $369,000 Daytona MLS
• 2024-07-22 Listed $369,000 Stellar MLS as Distributed by MLS Grid
• 2023-04-19 Sold (MLS) $325,990 NSBMLS
• 2023-04-19 Sold (MLS) $325,990 Stellar MLS as Distributed by MLS Grid
• 2023-01-10 Contingent — NSBMLS
• 2023-01-04 Price Changed $331,430 NSBMLS
• 2022-12-27 Listed $328,430 NSBMLS
• 2022-12-27 Listed $331,430 Stellar MLS as Distributed by MLS Grid
• 2022-02-10 Sold (Public Records) $901,216 Public Records

Property tax history

+179.7%/yr

Latest (2025): $2,175 · +1.8% YoY. Source: county tax records.