2852 Glenwood Ave · New Smyrna Beach, FL 32168

$255,900

2 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 217 Days on market

Built 1956 0.29 ac lot

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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
• Rent growth +3.9/5.0
• Schools +3.9/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Newly remodeled 2 bed 1.5 Bath home in the quant city of New Smyrna Beach. Just west of A1A the home boasts a new kitchen, bathrooms, flooring and fixtures. Perfect for a beach getaway or first time home buyer.

Key facts

• New kitchen
• New flooring
• New fixtures

Tags

• NEW KITCHEN
• NEW BATHROOMS
• NEW FLOORING
• NEW FIXTURES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $256k.

Deal economics

• At list price, monthly cash flow is $-30 ($-366/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (16.1% below list).
• Recommended offer: $215k (16.1% 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.
• Market conditions: Rents rising fast (+5.6%/yr); 601 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 33% 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 $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 217 days — a 12% lower offer ($225k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 6y 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 $185k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $214,612 (16.1% 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 217 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.84% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.60%
• DSCR: 1.03
• GRM: 9.9

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: -14.3%
• Equity multiple: 0.47×
• Total profit: $-37,642
• Equity at exit: $38,156

10-year hold

• IRR: -1.9%
• Equity multiple: 0.86×
• Total profit: $-10,321
• Equity at exit: $22,126

Cash invested: $71,652 (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: 601
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,146 medium
• Mortgage (P&I): −$1,342
• Tax from tax record: −$211 /mo · $2,530/yr
• Insurance: −$107
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-30

Break-even live

Break-even rent $2,185

Max offer price $250,517

Occupancy floor 96%

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: $63,975
• Closing costs: $7,677
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2829 Nordman Ave New Smyrna Beach, FL	3.0	2.0	1363	$2,000	$1.47	14d	1	0.36mi
603 Conrad Dr New Smyrna Beach, FL	3.0	2.0	1206	$2,100	$1.74	14d	1	0.50mi
1007 Conrad Dr New Smyrna Beach, FL	2.0	2.0	1100	$2,400	$2.18	23d	1	0.64mi

Listing history 43 events

1. 2026-06-05
   statusdays on market $255,900 Pending 217 DOM
2. 2026-06-03
   days on market $255,900 Active 216 DOM
3. 2026-06-03
   status $255,900 Active 215 DOM
4. 2026-04-08
   status Pending
5. 2026-01-20
   status Active
6. 2025-12-07
   historical
7. 2025-08-29
   price $255,900
8. 2025-07-22
   listed $257,900 Active
9. 2025-07-17
   historical
10. 2025-06-17
    price $257,900
11. 2025-05-16
    price $259,900
12. 2025-04-24
    price $264,900
13. 2025-02-08
    price $268,900
14. 2025-01-17
    listed $269,900 Active
15. 2025-01-17
    historical
16. 2024-12-13
    price $269,900
17. 2024-11-14
    price $274,900
18. 2024-10-03
    price $279,900
19. 2024-08-28
    price $284,900
20. 2024-08-09
    price $289,900
21. 2024-07-16
    listed $299,900 Active
22. 2024-03-12
    soldstatus $185,000
23. 2024-03-11
    soldstatus $185,000 Closed
24. 2024-03-11
    soldstatus $185,000 Closed
25. 2024-02-16
    status Pending
26. 2024-02-16
    status Pending
27. 2024-02-02
    status Active
28. 2024-02-02
    listed $215,000 Active
29. 2024-01-09
    status Pending
30. 2024-01-04
    listed $215,000 Active
31. 2023-01-25
    soldstatus $201,000
32. 2023-01-17
    soldstatus $201,000 Closed
33. 2023-01-17
    soldstatus $201,000
34. 2022-07-26
    historical Contingent
35. 2022-07-23
    listed $195,000 Active
36. 2022-07-23
    listed $195,000
37. 2021-06-19
    status Pending
38. 2021-06-18
    listed $229,900 Active
39. 2020-08-03
    historical
40. 2020-08-02
    historical
41. 2020-03-18
    listed $179,000 Active
42. 2020-03-18
    listed $179,000 Active
43. 2010-12-20
    soldstatus $15,000

ⓘ 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: $2,530 · $211/mo
• Projected year-2 tax: $2,530 · $211/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 8/10 Severe FEMA zone X (shaded) · 97% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,753
• − Mortgage interest: −$14,334
• − Property taxes: −$2,530
• − Insurance: −$2,077
• − Repairs & maintenance: −$2,060
• − Management: −$2,060
• − Depreciation: −$7,444
• Taxable loss: −$4,753
• Est. tax savings @ 24.0%: +$1,141
• After-tax cash flow: $775/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 — 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

+1606.0% since first listed

40 events — show timeline

• 2026-04-08 Pending — Daytona MLS
• 2026-01-20 Relisted — Daytona MLS
• 2025-12-07 Listing Removed — Daytona MLS
• 2025-08-29 Price Changed $255,900 Daytona MLS
• 2025-07-22 Listed $257,900 Daytona MLS
• 2025-07-17 Listing Removed — Daytona MLS
• 2025-06-17 Price Changed $257,900 Daytona MLS
• 2025-05-16 Price Changed $259,900 Daytona MLS
• 2025-04-24 Price Changed $264,900 Daytona MLS
• 2025-02-08 Price Changed $268,900 Daytona MLS
• 2025-01-17 Listed $269,900 Daytona MLS
• 2025-01-17 Listing Removed — Daytona MLS
• 2024-12-13 Price Changed $269,900 Daytona MLS
• 2024-11-14 Price Changed $274,900 Daytona MLS
• 2024-10-03 Price Changed $279,900 Daytona MLS
• 2024-08-28 Price Changed $284,900 Daytona MLS
• 2024-08-09 Price Changed $289,900 Daytona MLS
• 2024-07-16 Listed $299,900 Daytona MLS
• 2024-03-12 Sold (Public Records) $185,000 Public Records
• 2024-03-11 Sold (MLS) $185,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-11 Sold (MLS) $185,000 Daytona MLS
• 2024-02-16 Pending — Daytona MLS
• 2024-02-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-02-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-02-02 Listed $215,000 Daytona MLS
• 2024-01-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-01-04 Listed $215,000 Stellar MLS as Distributed by MLS Grid
• 2023-01-25 Sold (Public Records) $201,000 Public Records
• 2023-01-17 Sold (MLS) $201,000 Stellar MLS as Distributed by MLS Grid
• 2023-01-17 Sold (MLS) $201,000 NSBMLS
• 2022-07-26 Contingent — NSBMLS
• 2022-07-23 Listed $195,000 Stellar MLS as Distributed by MLS Grid
• 2022-07-23 Listed $195,000 NSBMLS
• 2021-06-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-06-18 Listed $229,900 Stellar MLS as Distributed by MLS Grid
• 2020-08-03 Listing Removed — Daytona MLS
• 2020-08-02 Listing Removed — realMLS
• 2020-03-18 Listed $179,000 realMLS
• 2020-03-18 Listed $179,000 Daytona MLS
• 2010-12-20 Sold (Public Records) $15,000 Public Records

Property tax history

+13.1%/yr

Latest (2025): $2,530 · +2.6% YoY. Source: county tax records.