4590 S Atlantic Ave #2610 · Ponce Inlet, FL 32127

$230,000

2 bd · 2.5 ba · 1,205 sqft · Condo public records · 13 Days on market

Built 1974 $585/mo HOA · 21% 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 +11.9/30.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Schools +3.9/10.0
• DSCR +3.5/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Beacon Point Condo, located in one of the most desirable coastal areas of Ponce Inlet, where you can walk to the beach and enjoy the quiet, tucked away coastal lifestyle this area is known for. This two-story, 2-bedroom, 2 full bathroom condo offers a comfortable layout with coastal updates throughout. The main living areas, bathrooms, and stairs have durable LVP flooring, and the kitchen includes upgraded stainless steel appliances with ample cabinet and counter space for everyday use and entertaining. Enjoy your private balcony overlooking the community pool, along with a convenient storage closet just off the balcony that houses the in-unit laundry area. The association covers lawn care, pest control, trash, cable and internet, water, sewer, pool, and maintenance of common grounds, keeping living simple and low maintenance. Living in Ponce Inlet means more than just a home. You are close to boat ramps and marinas for easy access to the water, a community center, the iconic lighthouse, walking trails, and protected nature preserves. The area is also known for its laid back surf culture and peaceful surroundings while still being close to everyday conveniences. Whether you are looking for a full-time residence, a second home, or an investment near the coast, this location offers a rare blend of lifestyle and setting. Schedule a private tour today!

Key facts

• Community center
• Nature preserves
• Marinas

Tags

• BOAT RAMPS
• MARINAS
• COMMUNITY CENTER
• WALKING TRAILS
• NATURE PRESERVES
• PEACEFUL SURROUNDINGS

Property features AI

Finance

• Other: Unfurnished; Part of Beacon Point development; Paved road access
• Financial info: Total annual fees $7,020; Condo fees paid monthly
• HOA & community: HOA (Beacon Point Jill Fuller); Monthly condo fee $585; Association covers cable TV, pool, structure maintenance, grounds maintenance, pest control; Community clubhouse and pool; Pets allowed

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Condominium; Two-story building; Unit on first floor; Faces east
• Construction: Stucco construction; Other-type roof; Slab foundation
• Exterior features: Balcony; In-ground private pool

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $230k.

Deal economics

• At list price, monthly cash flow is $-58 ($-692/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (4.4% below list).
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $220k (4.4% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 70/100 on livability (#426 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living 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: R. J. Longstreet Elementary School (math 57% / reading 57%, grade C+, #781 of 2,144 statewide, top 38%, 359 students, 60% FRL); Silver Sands Middle School (math 50% / reading 52%, grade C, #237 of 571 statewide, top 43%, 1,165 students, 54% FRL); Spruce Creek High School (math 37% / reading 61%, grade D, #193 of 667 statewide, top 29%, 2,569 students, 37% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: Rents rising (+1.8%/yr); 417 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• At $2,810/mo this rent would consume 47% of the median local household income ($72k/yr) (locally 812% 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 $2k of loan paydown is wiped out by about $7k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $71k; list at $230k implies a 224% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,816 (4.4% 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. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.22% ✓
• Cap rate: 5.99%
• Cash-on-cash: -1.07%
• DSCR: 0.95
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.83% rent growth · sell at horizon

5-year hold

• IRR: -19.7%
• Equity multiple: 0.32×
• Total profit: $-43,746
• Equity at exit: $34,294

10-year hold

• IRR: -16.0%
• Equity multiple: 0.16×
• Total profit: $-54,036
• Equity at exit: $19,886

Cash invested: $64,400 (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 32127

• Rents YoY: 1.8%
• Active inventory: 417
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,810 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$390 /mo · $4,684/yr
• Insurance: −$96
• HOA: −$585
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $-58

Break-even live

Break-even rent $2,883

Max offer price $219,816

Occupancy floor 97%

Sensitivity live

Price	-10% $73	-5% $7	+0% $-58	+5% $-123	+10% $-188
Rent	-10% $-280	-5% $-169	+0% $-58	+5% $53	+10% $164
Rate	-1.0pp $58	-0.5pp $1	base $-58	+0.5pp $-117	+1.0pp $-178

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4575 S Atlantic Ave #6701 Port Orange, FL	2.0	2.0	1500	$2,800	$1.87	25d	1	0.13mi
4650 Links Village Dr Unit A505 Ponce Inlet, FL	2.0	2.0	1438	$3,000	$2.09	25d	1	0.24mi
4624 Harbour Village Blvd Ponce Inlet, FL	2.0	2.0	1414	$3,250	$2.30	25d	2	0.25mi
4626 Harbour Village Blvd Unit 1546251P Ponce Inlet, FL	2.0	2.0	1399	$5,161	$3.69	20d	1	0.29mi
4670 Links Village Dr Unit A407 Ponce Inlet, FL	2.0	2.0	1438	$3,500	$2.43	25d	1	0.34mi
4435 S Atlantic Ave Unit 1546164P Ponce Inlet, FL	2.0	2.0	1259	$2,267	$1.80	16d	1	0.70mi
4790 S Atlantic Ave Unit C301 Port Orange, FL	2.0	2.5	1190	$1,700	$1.43	16d	1	1.12mi
4790 S Atlantic Ave Unit F602 Port Orange, FL	2.0	2.5	1190	$2,200	$1.85	25d	1	1.12mi
4790 S Atlantic Ave Unit D403 Ponce Inlet, FL	2.0	2.5	1190	$1,750	$1.47	25d	1	1.18mi
30 Inlet Harbor Rd Apt 205 Ponce Inlet, FL	2.0	2.0	1137	$2,200	$1.93	25d	1	1.22mi

HOA detail condo

• Monthly dues: $585 · $7,020/yr
• Likely covers: watersewertrashinternetcablelandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-05-18
   status Pending 531-char remark

   Show marketing remark (1381 chars)

   Welcome to Beacon Point Condo, located in one of the most desirable coastal areas of Ponce Inlet, where you can walk to the beach and enjoy the quiet, tucked away coastal lifestyle this area is known for. This two-story, 2-bedroom, 2 full bathroom condo offers a comfortable layout with coastal updates throughout. The main living areas, bathrooms, and stairs have durable LVP flooring, and the kitchen includes upgraded stainless steel appliances with ample cabinet and counter space for everyday use and entertaining. Enjoy your private balcony overlooking the community pool, along with a convenient storage closet just off the balcony that houses the in-unit laundry area. The association covers lawn care, pest control, trash, cable and internet, water, sewer, pool, and maintenance of common grounds, keeping living simple and low maintenance. Living in Ponce Inlet means more than just a home. You are close to boat ramps and marinas for easy access to the water, a community center, the iconic lighthouse, walking trails, and protected nature preserves. The area is also known for its laid back surf culture and peaceful surroundings while still being close to everyday conveniences. Whether you are looking for a full-time residence, a second home, or an investment near the coast, this location offers a rare blend of lifestyle and setting. Schedule a private tour today!

2. 2026-05-18
   status Pending 1381-char remark

   Show marketing remark (1381 chars)

   Welcome to Beacon Point Condo, located in one of the most desirable coastal areas of Ponce Inlet, where you can walk to the beach and enjoy the quiet, tucked away coastal lifestyle this area is known for. This two-story, 2-bedroom, 2 full bathroom condo offers a comfortable layout with coastal updates throughout. The main living areas, bathrooms, and stairs have durable LVP flooring, and the kitchen includes upgraded stainless steel appliances with ample cabinet and counter space for everyday use and entertaining. Enjoy your private balcony overlooking the community pool, along with a convenient storage closet just off the balcony that houses the in-unit laundry area. The association covers lawn care, pest control, trash, cable and internet, water, sewer, pool, and maintenance of common grounds, keeping living simple and low maintenance. Living in Ponce Inlet means more than just a home. You are close to boat ramps and marinas for easy access to the water, a community center, the iconic lighthouse, walking trails, and protected nature preserves. The area is also known for its laid back surf culture and peaceful surroundings while still being close to everyday conveniences. Whether you are looking for a full-time residence, a second home, or an investment near the coast, this location offers a rare blend of lifestyle and setting. Schedule a private tour today!

3. 2026-05-05
   listed $230,000 Active 531-char remark
4. 2026-05-04
   listed $230,000 Active 1381-char remark

   Show marketing remark (1381 chars)

   Welcome to Beacon Point Condo, located in one of the most desirable coastal areas of Ponce Inlet, where you can walk to the beach and enjoy the quiet, tucked away coastal lifestyle this area is known for. This two-story, 2-bedroom, 2 full bathroom condo offers a comfortable layout with coastal updates throughout. The main living areas, bathrooms, and stairs have durable LVP flooring, and the kitchen includes upgraded stainless steel appliances with ample cabinet and counter space for everyday use and entertaining. Enjoy your private balcony overlooking the community pool, along with a convenient storage closet just off the balcony that houses the in-unit laundry area. The association covers lawn care, pest control, trash, cable and internet, water, sewer, pool, and maintenance of common grounds, keeping living simple and low maintenance. Living in Ponce Inlet means more than just a home. You are close to boat ramps and marinas for easy access to the water, a community center, the iconic lighthouse, walking trails, and protected nature preserves. The area is also known for its laid back surf culture and peaceful surroundings while still being close to everyday conveniences. Whether you are looking for a full-time residence, a second home, or an investment near the coast, this location offers a rare blend of lifestyle and setting. Schedule a private tour today!

5. 1998-03-06
   soldstatus $71,000
6. 1980-07-01
   soldstatus $48,500

ⓘ 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: $4,684 · $390/mo
• Projected year-2 tax: $4,684 · $390/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 5/10 Major FEMA zone X (unshaded) · 49% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 21 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: $33,716
• − Mortgage interest: −$12,884
• − Property taxes: −$4,684
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,697
• − Management: −$2,697
• − HOA: −$7,020
• − Depreciation: −$6,691
• Taxable loss: −$4,107
• Est. tax savings @ 24.0%: +$986
• After-tax cash flow: $294/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 — Ponce Inlet

• Score: 70/100
• State rank: #426
• US rank: #7555

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ponce Inlet, FL
• County: Volusia County · 556,871 people
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• Population (ZIP): 29,612
• Household income: $71,676
• Rent vs Own: 18.4% rent · 81.6% own
• Severe rent burden: 812.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 4% Black 2% Asian 1%
• Common ancestry: Romanian 5% Lithuanian 3% Iranian 2%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 3% 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: ▼ -348.71%
• Current HPI: 282.5248
• Rent YoY: ▲ 1.83%
• 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

+374.2% since first listed

6 events — show timeline

• 2026-05-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-18 Pending — Daytona MLS
• 2026-05-05 Listed $230,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-04 Listed $230,000 Daytona MLS
• 1998-03-06 Sold (Public Records) $71,000 Public Records
• 1980-07-01 Sold (Public Records) $48,500 Public Records

Property tax history

+6.4%/yr

Latest (2025): $4,684 · +5.8% YoY. Source: county tax records.