2274 Lake Preserve Cir · Edgewater, FL 32168

$419,990

5 bd · 3.0 ba · 2,601 sqft · Land · 212 Days on market

5,998 sqft lot $68/mo HOA · 2% of rent ↓ 4% since listing

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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 +10.4/30.0
• ARV discount +7.5/15.0
• Rent growth +3.9/5.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The property is located at 2274 Lake Preserve Circle NEW SMYRNA BEACH FL 32168 priced at 419990, the square foot and stories are 2601, 2.The number of bath is 3, halfbath is 0 there are 5 bedrooms and 2 garages. For more details please, call or email.

Key facts

• Second living area
• Granite countertops
• Kitchen with island

Tags

• KITCHEN WITH ISLAND
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WALK-IN PANTRY
• PRIMARY BEDROOM WITH EN SUITE
• SECOND LIVING AREA

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath land listed at $420k.

Deal economics

• At list price, monthly cash flow is $-222 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $381k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $291k (30.6% below list).
• Recommended offer: $291k (30.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#329 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D-, 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.
• Market conditions: Rents rising fast (+5.6%/yr); 601 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• At $2,914/mo this rent would consume 45% of the median local household income ($77k/yr) (locally 1139% 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 $3k of loan paydown is wiped out by about $13k 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 212 days — a 12% lower offer ($370k) is reasonable based on typical stale-listing flexibility.
• 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.

Recommended offer $291,373 (30.6% 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 212 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.69% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.26%
• DSCR: 0.90
• GRM: 12.0

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: -17.6%
• Equity multiple: 0.37×
• Total profit: $-74,552
• Equity at exit: $62,622

10-year hold

• IRR: -6.0%
• Equity multiple: 0.57×
• Total profit: $-50,028
• Equity at exit: $36,313

Cash invested: $117,597 (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: 12.0×

Monthly cashflow live

• Estimated rent: $2,914 medium
• Mortgage (P&I): −$2,202
• Tax from tax record: −$78 /mo · $938/yr
• Insurance: −$175
• HOA: −$68
• Vacancy / Maint / Mgmt: −$612
• Net cashflow: $-222

Break-even live

Break-even rent $3,194

Max offer price $380,808

Occupancy floor —

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: $104,998
• Closing costs: $12,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2219 Lake Preserve Cir New Smyrna Beach, FL	4.0	2.0	1828	$3,400	$1.86	23d	1	0.10mi

HOA detail

• Monthly dues: $68 · $816/yr

Listing history 19 events

1. 2026-05-01
   price $419,990 251-char remark

   Show marketing remark (251 chars)

   The property is located at 2274 Lake Preserve Circle NEW SMYRNA BEACH FL 32168 priced at 419990, the square foot and stories are 2601, 2.The number of bath is 3, halfbath is 0 there are 5 bedrooms and 2 garages. For more details please, call or email.

2. 2026-04-30
   price $419,990 1023-char remark

   Show marketing remark (1023 chars)

   The Hayden floorplan in (community), (city), Florida offers 5 bedrooms, 3 bathrooms, 2,601 sq ft, and a 2-car garage. Features include a flex room, kitchen with island, granite countertops, stainless steel appliances, and a walk-in pantry. One bedroom is on the first floor for privacy. The second floor has the primary bedroom with en suite, three additional bedrooms, a second living area, and smart home technology. Contact for more details. * Photos are of similar model but not that of exact house. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation. Please note that no representations or warranties are made regarding school districts or school assignments; you should conduct your own investigation regarding current and future schools and school boundaries. *

3. 2026-04-23
   price $424,990 251-char remark

   Show marketing remark (251 chars)

   The property is located at 2274 Lake Preserve Circle NEW SMYRNA BEACH FL 32168 priced at 419990, the square foot and stories are 2601, 2.The number of bath is 3, halfbath is 0 there are 5 bedrooms and 2 garages. For more details please, call or email.

4. 2026-04-22
   price $424,990 1023-char remark

   Show marketing remark (1023 chars)

   The Hayden floorplan in (community), (city), Florida offers 5 bedrooms, 3 bathrooms, 2,601 sq ft, and a 2-car garage. Features include a flex room, kitchen with island, granite countertops, stainless steel appliances, and a walk-in pantry. One bedroom is on the first floor for privacy. The second floor has the primary bedroom with en suite, three additional bedrooms, a second living area, and smart home technology. Contact for more details. * Photos are of similar model but not that of exact house. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation. Please note that no representations or warranties are made regarding school districts or school assignments; you should conduct your own investigation regarding current and future schools and school boundaries. *

5. 2026-04-16
   price $429,990 1023-char remark

   Show marketing remark (251 chars)

   The property is located at 2274 Lake Preserve Circle NEW SMYRNA BEACH FL 32168 priced at 419990, the square foot and stories are 2601, 2.The number of bath is 3, halfbath is 0 there are 5 bedrooms and 2 garages. For more details please, call or email.

6. 2026-04-16
   price $429,990 251-char remark

   Show marketing remark (251 chars)

   The property is located at 2274 Lake Preserve Circle NEW SMYRNA BEACH FL 32168 priced at 419990, the square foot and stories are 2601, 2.The number of bath is 3, halfbath is 0 there are 5 bedrooms and 2 garages. For more details please, call or email.

7. 2026-03-04
   price $436,990 1023-char remark

   Show marketing remark (251 chars)

   The property is located at 2274 Lake Preserve Circle NEW SMYRNA BEACH FL 32168 priced at 419990, the square foot and stories are 2601, 2.The number of bath is 3, halfbath is 0 there are 5 bedrooms and 2 garages. For more details please, call or email.

8. 2026-03-04
   price $436,990 251-char remark

   Show marketing remark (251 chars)

   The property is located at 2274 Lake Preserve Circle NEW SMYRNA BEACH FL 32168 priced at 419990, the square foot and stories are 2601, 2.The number of bath is 3, halfbath is 0 there are 5 bedrooms and 2 garages. For more details please, call or email.

9. 2026-02-11
   price $434,990 1023-char remark

   Show marketing remark (251 chars)

   The property is located at 2274 Lake Preserve Circle NEW SMYRNA BEACH FL 32168 priced at 419990, the square foot and stories are 2601, 2.The number of bath is 3, halfbath is 0 there are 5 bedrooms and 2 garages. For more details please, call or email.

10. 2026-02-11
    price $434,990 251-char remark

    Show marketing remark (251 chars)

    The property is located at 2274 Lake Preserve Circle NEW SMYRNA BEACH FL 32168 priced at 419990, the square foot and stories are 2601, 2.The number of bath is 3, halfbath is 0 there are 5 bedrooms and 2 garages. For more details please, call or email.

11. 2026-02-10
    price $441,990 1023-char remark

    Show marketing remark (251 chars)

    The property is located at 2274 Lake Preserve Circle NEW SMYRNA BEACH FL 32168 priced at 419990, the square foot and stories are 2601, 2.The number of bath is 3, halfbath is 0 there are 5 bedrooms and 2 garages. For more details please, call or email.

12. 2026-02-10
    price $441,990 251-char remark

    Show marketing remark (251 chars)

    The property is located at 2274 Lake Preserve Circle NEW SMYRNA BEACH FL 32168 priced at 419990, the square foot and stories are 2601, 2.The number of bath is 3, halfbath is 0 there are 5 bedrooms and 2 garages. For more details please, call or email.

13. 2026-01-06
    price $436,990 1023-char remark

    Show marketing remark (251 chars)

    The property is located at 2274 Lake Preserve Circle NEW SMYRNA BEACH FL 32168 priced at 419990, the square foot and stories are 2601, 2.The number of bath is 3, halfbath is 0 there are 5 bedrooms and 2 garages. For more details please, call or email.

14. 2026-01-06
    price $436,990 251-char remark

    Show marketing remark (251 chars)

    The property is located at 2274 Lake Preserve Circle NEW SMYRNA BEACH FL 32168 priced at 419990, the square foot and stories are 2601, 2.The number of bath is 3, halfbath is 0 there are 5 bedrooms and 2 garages. For more details please, call or email.

15. 2025-12-24
    listed $434,990 Active 251-char remark

    Show marketing remark (251 chars)

    The property is located at 2274 Lake Preserve Circle NEW SMYRNA BEACH FL 32168 priced at 419990, the square foot and stories are 2601, 2.The number of bath is 3, halfbath is 0 there are 5 bedrooms and 2 garages. For more details please, call or email.

16. 2025-12-17
    price $434,990 1023-char remark

    Show marketing remark (1023 chars)

    The Hayden floorplan in (community), (city), Florida offers 5 bedrooms, 3 bathrooms, 2,601 sq ft, and a 2-car garage. Features include a flex room, kitchen with island, granite countertops, stainless steel appliances, and a walk-in pantry. One bedroom is on the first floor for privacy. The second floor has the primary bedroom with en suite, three additional bedrooms, a second living area, and smart home technology. Contact for more details. * Photos are of similar model but not that of exact house. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation. Please note that no representations or warranties are made regarding school districts or school assignments; you should conduct your own investigation regarding current and future schools and school boundaries. *

17. 2025-12-03
    price $442,405 1023-char remark

    Show marketing remark (1023 chars)

    The Hayden floorplan in (community), (city), Florida offers 5 bedrooms, 3 bathrooms, 2,601 sq ft, and a 2-car garage. Features include a flex room, kitchen with island, granite countertops, stainless steel appliances, and a walk-in pantry. One bedroom is on the first floor for privacy. The second floor has the primary bedroom with en suite, three additional bedrooms, a second living area, and smart home technology. Contact for more details. * Photos are of similar model but not that of exact house. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation. Please note that no representations or warranties are made regarding school districts or school assignments; you should conduct your own investigation regarding current and future schools and school boundaries. *

18. 2025-12-01
    price $440,405 1023-char remark

    Show marketing remark (1023 chars)

    The Hayden floorplan in (community), (city), Florida offers 5 bedrooms, 3 bathrooms, 2,601 sq ft, and a 2-car garage. Features include a flex room, kitchen with island, granite countertops, stainless steel appliances, and a walk-in pantry. One bedroom is on the first floor for privacy. The second floor has the primary bedroom with en suite, three additional bedrooms, a second living area, and smart home technology. Contact for more details. * Photos are of similar model but not that of exact house. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation. Please note that no representations or warranties are made regarding school districts or school assignments; you should conduct your own investigation regarding current and future schools and school boundaries. *

19. 2025-10-27
    listed $437,405 Active 1023-char remark

    Show marketing remark (1023 chars)

    The Hayden floorplan in (community), (city), Florida offers 5 bedrooms, 3 bathrooms, 2,601 sq ft, and a 2-car garage. Features include a flex room, kitchen with island, granite countertops, stainless steel appliances, and a walk-in pantry. One bedroom is on the first floor for privacy. The second floor has the primary bedroom with en suite, three additional bedrooms, a second living area, and smart home technology. Contact for more details. * Photos are of similar model but not that of exact house. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation. Please note that no representations or warranties are made regarding school districts or school assignments; you should conduct your own investigation regarding current and future schools and school boundaries. *

ⓘ 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: $938 · $78/mo
• Projected year-2 tax: $3,486 · $290/mo
• Expected delta: +$2,548/yr (+$212/mo · 271.6%)

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

Taxation est. · year 1

• Rental income: $34,965
• − Mortgage interest: −$23,526
• − Property taxes: −$938
• − Insurance: −$2,100
• − Repairs & maintenance: −$2,797
• − Management: −$2,797
• − HOA: −$816
• − Depreciation: −$12,218
• Taxable loss: −$10,228
• Est. tax savings @ 24.0%: +$2,455
• After-tax cash flow: $-207/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 — Edgewater

• Score: 72/100
• State rank: #329
• US rank: #5753

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edgewater, FL
• County: Volusia County · 556,871 people
• City population: 18,726
• 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

-4.0% since first listed

19 events — show timeline

• 2026-05-01 Price Changed $419,990 Zillow
• 2026-04-30 Price Changed $419,990 Daytona MLS
• 2026-04-23 Price Changed $424,990 Zillow
• 2026-04-22 Price Changed $424,990 Daytona MLS
• 2026-04-16 Price Changed $429,990 Daytona MLS
• 2026-04-16 Price Changed $429,990 Zillow
• 2026-03-04 Price Changed $436,990 Daytona MLS
• 2026-03-04 Price Changed $436,990 Zillow
• 2026-02-11 Price Changed $434,990 Daytona MLS
• 2026-02-11 Price Changed $434,990 Zillow
• 2026-02-10 Price Changed $441,990 Daytona MLS
• 2026-02-10 Price Changed $441,990 Zillow
• 2026-01-06 Price Changed $436,990 Daytona MLS
• 2026-01-06 Price Changed $436,990 Zillow
• 2025-12-24 Listed $434,990 Zillow
• 2025-12-17 Price Changed $434,990 Daytona MLS
• 2025-12-03 Price Changed $442,405 Daytona MLS
• 2025-12-01 Price Changed $440,405 Daytona MLS
• 2025-10-27 Listed $437,405 Daytona MLS

Property tax history

+1286.6%/yr

Latest (2025): $938 · +1286.6% YoY. Source: county tax records.