415 Bouchelle Dr · New Smyrna Beach, FL 32169

$499,000

3 bd · 3.0 ba · 2,008 sqft · Condo public records · 108 Days on market

Built 2001 $899/mo HOA · 19% 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 +11.4/30.0
• ARV discount +7.5/15.0
• 1% rule +4.7/10.0
• Schools +3.9/10.0
• Rent growth +3.8/5.0
• Livability +3.5/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price Improvement!!! Looking for square footage in a condo? This one has it. Embrace the essence of paradise and the relaxed pace of island living with this exquisite unit. Nestled conveniently between the vibrant Flagler Avenue, which offers beach access, and the charming Historic Canal Street, this property is perfectly situated. The locale is celebrated for its eclectic boutique shops and an array of dining options, ranging from upscale establishments to beloved local eateries. This beautifully modern ground floor townhouse style unit boasts of garage, enclosed porch, balcony and features one downstairs cozy bedroom and a well-appointed bathroom. Inside, you'll find elegant details such as volume ceilings, mirrored walls, luxurious garden tub, built in shutters, charming his and hers sinks, fresh counter tops, in-direct lighting, garage door opener, and built in cabinets. Building is constructed of solid concrete block stucco construction with metal roof. Both downstairs screened porch and upstairs balcony overlook a common green built area. One or more photo(s) has been virtually staged. Community amenities further enhance your living experience, including a glistening pool, docks/boat storage (Subj. to Avail. ), boat ramp, tennis courts, shuffleboard courts and possible boat slips for rent

Key facts

• Glistening pool
• Beach access
• Enclosed porch

Tags

• BEACH ACCESS
• HISTORIC CANAL STREET
• GROUND FLOOR TOWNHOUSE
• ENCLOSED PORCH
• GLISTENING POOL
• BOAT RAMP

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $499k.

Deal economics

• At list price, monthly cash flow is $-239 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $457k (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $485k (2.8% below list).
• Recommended offer: $454k (9.0% below list) — sets the bar for market timing.

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 (+5.2%/yr); 539 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• At $4,851/mo this rent would consume 52% of the median local household income ($111k/yr) (locally 145% 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 $15k 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 108 days — a 9% lower offer ($454k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $75k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $305k; list at $499k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe 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 $454,090 (9.0% 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 108 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.97% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.48%
• DSCR: 0.93
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.17% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.39×
• Total profit: $-84,803
• Equity at exit: $74,403

10-year hold

• IRR: -4.4%
• Equity multiple: 0.68×
• Total profit: $-45,170
• Equity at exit: $43,144

Cash invested: $139,720 (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 32169

• Rents YoY: 5.2%
• Active inventory: 539
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $4,851 high
• Mortgage (P&I): −$2,617
• Tax from tax record: −$281 /mo · $3,374/yr
• Insurance: −$208
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$899
• Vacancy / Maint / Mgmt: −$1,019
• Net cashflow: $-239

Break-even live

Break-even rent $5,154

Max offer price $456,785

Occupancy floor 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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
632 Goodwin Ave New Smyrna Beach, FL	3.0	2.0	1450	$5,500	$3.79	23d	1	0.26mi
512 S Pine St New Smyrna Beach, FL	3.0	2.0	2900	$4,000	$1.38	23d	1	0.46mi
801 E 2nd Ave New Smyrna Beach, FL	2.0	1.5	2600	$3,500	$1.35	23d	1	0.58mi
273 Middle Way Unit G New Smyrna Beach, FL	3.0	3.0	2400	$4,950	$2.06	23d	1	0.64mi
711 S Atlantic Ave New Smyrna Beach, FL	3.0	2.5–3.0	1909	$4,900	$2.57	23d	1	0.80mi
509 N Peninsula Ave New Smyrna Beach, FL	3.0	2.0	1723	$6,975	$4.05	23d	1	0.84mi
1011 Hill St New Smyrna Beach, FL	3.0	3.0	2700	$12,000	$4.44	23d	1	0.85mi
705 N Peninsula Ave New Smyrna Beach, FL	2.0	1.0	1530	$3,250	$2.12	14d	1	0.94mi
813 E 6th Ave New Smyrna Beach, FL	3.0	2.0	1558	$5,000	$3.21	23d	1	0.95mi
207 Kirkland Rd New Smyrna Beach, FL	3.0	1.0	1515	$4,500	$2.97	23d	1	1.00mi
829 E 12th Ave New Smyrna Beach, FL	3.0	3.0	2522	$4,200	$1.67	23d	1	1.24mi
809 E 15th Ave New Smyrna Beach, FL	3.0	2.0	1760	$3,750	$2.13	23d	1	1.37mi

HOA detail condo

• Monthly dues: $899 · $10,788/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-03-16
   price $499,000 1316-char remark

   Show marketing remark (1623 chars)

   Price Improvement!!! Looking for square footage in a condo ? This one has it. Embrace the essence of paradise and the relaxed pace of island living with this exquisite unit. Nestled conveniently between the vibrant Flagler Avenue, which offers beach access, and the charming Historic Canal Street, this property is perfectly situated. The locale is celebrated for its eclectic boutique shops and an array of dining options, ranging from upscale establishments to beloved local eateries. This beautifully modern large ground floor unit boasts of garage, enclosed porch, balcony and features one downstairs cozy bedroom and a well-appointed bathroom and good closet space. You will find elegant details such as volume ceilings, mirrored walls, luxurious garden tub, built in shutters, charming his and hers sinks, fresh counter tops, in-direct lighting, garage door opener, and built in storage. Community amenities further enhance your living experience, including a glistening pool, docks/boat ramp/storage (Subj. to Avail. ), tennis courts, and shuffleboard courts and possible boat slips for rent. Additional conveniences like lushly maintained greenbelt area, create a welcoming atmosphere. Whether you choose to explore the area by bicycle or boat, this is an ideal haven to call home, whether for full-time living, part-time escapes, or spontaneous getaways. This unit is exempt from Milestone inspections and very close to the club house and pool. One or more photo(s) has been virtually staged. Don’t miss out call today to schedule your private showing and embark on the next exciting chapter of your life!!!

2. 2026-03-16
   price $499,000 1623-char remark

   Show marketing remark (1623 chars)

   Price Improvement!!! Looking for square footage in a condo ? This one has it. Embrace the essence of paradise and the relaxed pace of island living with this exquisite unit. Nestled conveniently between the vibrant Flagler Avenue, which offers beach access, and the charming Historic Canal Street, this property is perfectly situated. The locale is celebrated for its eclectic boutique shops and an array of dining options, ranging from upscale establishments to beloved local eateries. This beautifully modern large ground floor unit boasts of garage, enclosed porch, balcony and features one downstairs cozy bedroom and a well-appointed bathroom and good closet space. You will find elegant details such as volume ceilings, mirrored walls, luxurious garden tub, built in shutters, charming his and hers sinks, fresh counter tops, in-direct lighting, garage door opener, and built in storage. Community amenities further enhance your living experience, including a glistening pool, docks/boat ramp/storage (Subj. to Avail. ), tennis courts, and shuffleboard courts and possible boat slips for rent. Additional conveniences like lushly maintained greenbelt area, create a welcoming atmosphere. Whether you choose to explore the area by bicycle or boat, this is an ideal haven to call home, whether for full-time living, part-time escapes, or spontaneous getaways. This unit is exempt from Milestone inspections and very close to the club house and pool. One or more photo(s) has been virtually staged. Don’t miss out call today to schedule your private showing and embark on the next exciting chapter of your life!!!

3. 2026-02-11
   price $549,000 1316-char remark

   Show marketing remark (1623 chars)

   Price Improvement!!! Looking for square footage in a condo ? This one has it. Embrace the essence of paradise and the relaxed pace of island living with this exquisite unit. Nestled conveniently between the vibrant Flagler Avenue, which offers beach access, and the charming Historic Canal Street, this property is perfectly situated. The locale is celebrated for its eclectic boutique shops and an array of dining options, ranging from upscale establishments to beloved local eateries. This beautifully modern large ground floor unit boasts of garage, enclosed porch, balcony and features one downstairs cozy bedroom and a well-appointed bathroom and good closet space. You will find elegant details such as volume ceilings, mirrored walls, luxurious garden tub, built in shutters, charming his and hers sinks, fresh counter tops, in-direct lighting, garage door opener, and built in storage. Community amenities further enhance your living experience, including a glistening pool, docks/boat ramp/storage (Subj. to Avail. ), tennis courts, and shuffleboard courts and possible boat slips for rent. Additional conveniences like lushly maintained greenbelt area, create a welcoming atmosphere. Whether you choose to explore the area by bicycle or boat, this is an ideal haven to call home, whether for full-time living, part-time escapes, or spontaneous getaways. This unit is exempt from Milestone inspections and very close to the club house and pool. One or more photo(s) has been virtually staged. Don’t miss out call today to schedule your private showing and embark on the next exciting chapter of your life!!!

4. 2026-02-11
   price $549,000 1623-char remark

   Show marketing remark (1623 chars)

   Price Improvement!!! Looking for square footage in a condo ? This one has it. Embrace the essence of paradise and the relaxed pace of island living with this exquisite unit. Nestled conveniently between the vibrant Flagler Avenue, which offers beach access, and the charming Historic Canal Street, this property is perfectly situated. The locale is celebrated for its eclectic boutique shops and an array of dining options, ranging from upscale establishments to beloved local eateries. This beautifully modern large ground floor unit boasts of garage, enclosed porch, balcony and features one downstairs cozy bedroom and a well-appointed bathroom and good closet space. You will find elegant details such as volume ceilings, mirrored walls, luxurious garden tub, built in shutters, charming his and hers sinks, fresh counter tops, in-direct lighting, garage door opener, and built in storage. Community amenities further enhance your living experience, including a glistening pool, docks/boat ramp/storage (Subj. to Avail. ), tennis courts, and shuffleboard courts and possible boat slips for rent. Additional conveniences like lushly maintained greenbelt area, create a welcoming atmosphere. Whether you choose to explore the area by bicycle or boat, this is an ideal haven to call home, whether for full-time living, part-time escapes, or spontaneous getaways. This unit is exempt from Milestone inspections and very close to the club house and pool. One or more photo(s) has been virtually staged. Don’t miss out call today to schedule your private showing and embark on the next exciting chapter of your life!!!

5. 2026-02-03
   listed $574,000 Active 1316-char remark

   Show marketing remark (1316 chars)

   Price Improvement!!! Looking for square footage in a condo? This one has it. Embrace the essence of paradise and the relaxed pace of island living with this exquisite unit. Nestled conveniently between the vibrant Flagler Avenue, which offers beach access, and the charming Historic Canal Street, this property is perfectly situated. The locale is celebrated for its eclectic boutique shops and an array of dining options, ranging from upscale establishments to beloved local eateries. This beautifully modern ground floor townhouse style unit boasts of garage, enclosed porch, balcony and features one downstairs cozy bedroom and a well-appointed bathroom. Inside, you'll find elegant details such as volume ceilings, mirrored walls, luxurious garden tub, built in shutters, charming his and hers sinks, fresh counter tops, in-direct lighting, garage door opener, and built in cabinets. Building is constructed of solid concrete block stucco construction with metal roof. Both downstairs screened porch and upstairs balcony overlook a common green built area. One or more photo(s) has been virtually staged. Community amenities further enhance your living experience, including a glistening pool, docks/boat storage (Subj. to Avail. ), boat ramp, tennis courts, shuffleboard courts and possible boat slips for rent

6. 2026-02-02
   listed $574,000 Active 1623-char remark

   Show marketing remark (1623 chars)

   Price Improvement!!! Looking for square footage in a condo ? This one has it. Embrace the essence of paradise and the relaxed pace of island living with this exquisite unit. Nestled conveniently between the vibrant Flagler Avenue, which offers beach access, and the charming Historic Canal Street, this property is perfectly situated. The locale is celebrated for its eclectic boutique shops and an array of dining options, ranging from upscale establishments to beloved local eateries. This beautifully modern large ground floor unit boasts of garage, enclosed porch, balcony and features one downstairs cozy bedroom and a well-appointed bathroom and good closet space. You will find elegant details such as volume ceilings, mirrored walls, luxurious garden tub, built in shutters, charming his and hers sinks, fresh counter tops, in-direct lighting, garage door opener, and built in storage. Community amenities further enhance your living experience, including a glistening pool, docks/boat ramp/storage (Subj. to Avail. ), tennis courts, and shuffleboard courts and possible boat slips for rent. Additional conveniences like lushly maintained greenbelt area, create a welcoming atmosphere. Whether you choose to explore the area by bicycle or boat, this is an ideal haven to call home, whether for full-time living, part-time escapes, or spontaneous getaways. This unit is exempt from Milestone inspections and very close to the club house and pool. One or more photo(s) has been virtually staged. Don’t miss out call today to schedule your private showing and embark on the next exciting chapter of your life!!!

7. 2026-01-27
   historical
8. 2026-01-05
   price $574,000
9. 2025-10-31
   price $579,000
10. 2025-09-22
    price $589,000
11. 2025-09-03
    price $599,000
12. 2025-08-07
    listed $619,000 Active
13. 2019-12-20
    soldstatus $305,000
14. 2019-11-18
    soldstatus $305,000 Sold
15. 2019-08-21
    status Pending
16. 2019-07-10
    listed $324,900 Active

ⓘ 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: $3,374 · $281/mo
• Projected year-2 tax: $4,142 · $345/mo
• Expected delta: +$767/yr (+$64/mo · 22.7%)

ⓘ 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 4/10 Moderate
• 🌡 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $58,214
• − Mortgage interest: −$27,952
• − Property taxes: −$3,374
• − Insurance: −$3,292
• − Repairs & maintenance: −$4,657
• − Management: −$4,657
• − HOA: −$10,788
• − Depreciation: −$14,516
• Taxable loss: −$11,023
• Est. tax savings @ 24.0%: +$2,646
• After-tax cash flow: $-222/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): 10,192
• Household income: $110,968
• Rent vs Own: 11.8% rent · 88.2% own
• Severe rent burden: 145.0

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 (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 5% Asian 1%
• Common ancestry: Romanian 4% Lithuanian 4% Italian 3%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2% 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: ▼ -297.06%
• Current HPI: 345.3555
• Rent YoY: ▲ 5.17%
• 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

+53.6% since first listed

16 events — show timeline

• 2026-03-16 Price Changed $499,000 Daytona MLS
• 2026-03-16 Price Changed $499,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-11 Price Changed $549,000 Daytona MLS
• 2026-02-11 Price Changed $549,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-03 Listed $574,000 Daytona MLS
• 2026-02-02 Listed $574,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-05 Price Changed $574,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-31 Price Changed $579,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-22 Price Changed $589,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-03 Price Changed $599,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-07 Listed $619,000 Stellar MLS as Distributed by MLS Grid
• 2019-12-20 Sold (Public Records) $305,000 Public Records
• 2019-11-18 Sold (MLS) $305,000 Stellar MLS as Distributed by MLS Grid
• 2019-08-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-07-10 Listed $324,900 Stellar MLS as Distributed by MLS Grid

Property tax history

-2.2%/yr

Latest (2025): $3,374 · +1.3% YoY. Source: county tax records.