DUNDEE Plan · Ormond Beach, FL 32174

$345,990

5 bd · 2.0 ba · 1,708 sqft · SingleFamily · 257 Days on market

Good condition

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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 +10.2/30.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Dundee, one of our one-story floorplans available in the beautiful community of Fountain View in Ormond Beach, Florida. This spacious 5-bedroom, 2-bathroom home offers 1,708 square feet of modern, comfortable living. Step inside to an inviting open-concept layout where the kitchen, living, and dining areas flow seamlessly together perfect for both everyday living and entertaining guests. The gourmet kitchen is the heart of the home, featuring sleek stainless-steel appliances, quartz countertops, and contemporary cabinetry that combine style with functionality. Overlooking the dining and living room, the kitchen ensures you're always connected to the action. Luxury finishes are found throughout with RevWood select flooring in the main living area, primary suite, bathrooms, laundry room, and foyer. Bedrooms 2-5 include soft carpet and roomy closets, offering comfort and flexibility to use as bedrooms, office space, or creative bonus rooms. The private primary suite is designed for relaxation, with a walk-in closet and an en-suite bathroom that includes a toilet and shower for added privacy. This move-in ready home in Ormond Beach, Florida offers the perfect balance of style, comfort, and convenience.

Key facts

• Gated community
• Fountain view
• Clubhouse

Tags

• FOUNTAIN VIEW
• NEW HOME COMMUNITY
• SMART HOME TECHNOLOGY
• GATED COMMUNITY
• COMMUNITY POOL
• CLUBHOUSE

🏗️ New construction. The $345,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $409,495.

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $346k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-232 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $329k (4.9% below list).
• Recommended offer: $304k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.6% vs local median 3.9% in Ormond Beach — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 83/100 on livability (#55 in FL, #965 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, housing A+, health & safety A+; Watch: 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.
• Zoned schools: Pine Trail Elementary School (math 77% / reading 72%, grade A, #230 of 2,144 statewide, top 12%, 688 students, 45% FRL); Ormond Beach Middle School (math 57% / reading 55%, grade B-, #175 of 571 statewide, top 31%, 990 students, 48% FRL); Seabreeze High School (math 31% / reading 56%, grade F, #248 of 667 statewide, top 38%, 1,654 students, 41% FRL).
• Market conditions: Rents rising (+1.6%/yr); 1349 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• At $3,289/mo this rent would consume 56% of the median local household income ($71k/yr) (locally 19% 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 $12k 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 257 days — a 12% lower offer ($304k) is reasonable based on typical stale-listing flexibility.

Recommended offer $304,471 (12.0% 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 257 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.80% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.43%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $409,495
• List price: $345,990
• Delta: -15.51%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3397 Arch Ave	0.16mi	4/3.0 (-1)	2,108 (+23%)	0mo	$426,990	$203	58
1451 Morning Walk Dr	0.58mi	4/2.0 (-1)	1,828 (+7%)	0mo	$364,990	$200	56
3124 Bailey Ann Dr	2.22mi	3/2.0 (-2)	1,695 (-1%)	0mo	$340,000	$201	54
1456 Morning Walk Dr	0.61mi	4/2.0 (-1)	1,498 (-12%)	0mo	$319,960	$214	46
179 Parkhaven Dr	1.55mi	3/2.0 (-2)	1,572 (-8%)	0mo	$299,990	$191	42
3024 Adrian Dr	1.54mi	4/3.0 (-1)	2,127 (+24%)	0mo	$465,000	$219	31
3070 Silvermines Ave	1.70mi	4/3.0 (-1)	2,111 (+24%)	0mo	$480,000	$227	31
604 Brookhaven Trl	1.17mi	4/3.0 (-1)	2,190 (+28%)	0mo	$393,990	$180	31
2983 Monaghan Dr	1.53mi	4/3.0 (-1)	2,106 (+23%)	0mo	$425,000	$202	31
1203 Ashridge Ln	1.38mi	3/2.0 (-2)	2,174 (+27%)	0mo	$475,000	$218	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.64% rent growth · sell at horizon

5-year hold

• IRR: -21.8%
• Equity multiple: 0.25×
• Total profit: $-85,512
• Equity at exit: $61,057

10-year hold

• IRR: -19.3%
• Equity multiple: 0.03×
• Total profit: $-111,002
• Equity at exit: $35,406

Cash invested: $114,659 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 24 active · 22 under contract
• Months of supply: 48.0 mo (2%/mo absorbed)
• Median asking: $378,990 ($202/sqft)
• Median days on market: 64 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: +18.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32174

• Rents YoY: 1.6%
• Active inventory: 1349
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $3,289 medium
• Mortgage (P&I): −$2,147
• Tax est. 1.5%: −$512 /mo · $6,142/yr
• Insurance: −$171
• HOA: −$0
• Vacancy / Maint / Mgmt: −$691
• Net cashflow: $-232

Break-even live

Break-even rent $3,582

Max offer price $375,949

Occupancy floor —

Sensitivity live

Price	-10% $51	-5% $-90	+0% $-232	+5% $-373	+10% $-515
Rent	-10% $-492	-5% $-362	+0% $-232	+5% $-102	+10% $28
Rate	-1.0pp $-26	-0.5pp $-128	base $-232	+0.5pp $-338	+1.0pp $-446

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: $102,374
• Closing costs: $12,285
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1406 Morning Walk Dr Ormond Beach, FL	4.0	3.0	2020	$3,600	$1.78	32d	1	0.48mi
1326 Middle Lake Dr Ormond Beach, FL	4.0	2.0	1846	$2,600	$1.41	72d	1	1.20mi

Listing history 50 events

1. 2026-08-08
   days on market $345,990 Active 257 DOM
2. 2026-08-07
   days on market $345,990 Active 256 DOM
3. 2026-08-06
   days on market $345,990 Active 255 DOM
4. 2026-08-05
   days on market $345,990 Active 254 DOM
5. 2026-08-04
   days on market $345,990 Active 253 DOM
6. 2026-08-03
   days on market $345,990 Active 252 DOM
7. 2026-07-31
   days on market $345,990 Active 249 DOM
8. 2026-07-30
   days on market $345,990 Active 247 DOM
9. 2026-07-28
   days on market $345,990 Active 246 DOM
10. 2026-07-26
    days on market $345,990 Active 244 DOM
11. 2026-07-25
    days on market $345,990 Active 243 DOM
12. 2026-07-24
    days on market $345,990 Active 242 DOM
13. 2026-07-23
    days on market $345,990 Active 241 DOM
14. 2026-07-22
    days on market $345,990 Active 240 DOM
15. 2026-07-21
    days on market $345,990 Active 239 DOM
16. 2026-07-16
    days on market $345,990 Active 234 DOM
17. 2026-07-16
    days on market $345,990 Active 233 DOM
18. 2026-07-14
    days on market $345,990 Active 232 DOM
19. 2026-07-14
    days on market $345,990 Active 231 DOM
20. 2026-07-12
    days on market $345,990 Active 230 DOM
21. 2026-07-11
    days on market $345,990 Active 229 DOM
22. 2026-07-10
    days on market $345,990 Active 228 DOM
23. 2026-07-09
    pricedays on market $345,990 Active 227 DOM
24. 2026-07-07
    days on market $343,990 Active 225 DOM
25. 2026-07-06
    days on market $343,990 Active 224 DOM
26. 2026-07-05
    days on market $343,990 Active 223 DOM
27. 2026-07-03
    days on market $343,990 Active 221 DOM
28. 2026-07-01
    days on market $343,990 Active 219 DOM
29. 2026-06-30
    days on market $343,990 Active 218 DOM
30. 2026-06-29
    days on market $343,990 Active 217 DOM
31. 2026-06-28
    days on market $343,990 Active 216 DOM
32. 2026-06-28
    days on market $343,990 Active 215 DOM
33. 2026-06-27
    days on market $343,990 Active 214 DOM
34. 2026-06-25
    days on market $343,990 Active 212 DOM
35. 2026-06-23
    days on market $343,990 Active 210 DOM
36. 2026-06-22
    days on market $343,990 Active 209 DOM
37. 2026-06-18
    days on market $343,990 Active 206 DOM
38. 2026-06-17
    days on market $343,990 Active 205 DOM
39. 2026-06-16
    days on market $343,990 Active 204 DOM
40. 2026-06-15
    days on market $343,990 Active 203 DOM
41. 2026-06-14
    days on market $343,990 Active 201 DOM
42. 2026-06-10
    days on market $343,990 Active 198 DOM
43. 2026-06-09
    days on market $343,990 Active 197 DOM
44. 2026-06-08
    days on market $343,990 Active 196 DOM
45. 2026-06-07
    days on market $343,990 Active 195 DOM
46. 2026-06-05
    days on market $343,990 Active 192 DOM
47. 2026-06-03
    days on market $343,990 Active 191 DOM
48. 2026-06-03
    days on market $343,990 Active 190 DOM
49. 2026-06-01
    days on market $343,990 Active 189 DOM
50. 2026-05-31
    days on market $343,990 Active 188 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $39,465
• − Mortgage interest: −$22,938
• − Property taxes: −$6,142
• − Insurance: −$2,047
• − Repairs & maintenance: −$3,157
• − Management: −$3,157
• − Depreciation: −$11,913
• Taxable loss: −$9,890
• Est. tax savings @ 24.0%: +$2,374
• After-tax cash flow: $-408/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 · 6 photos

Good 80/100 Cosmetic rehab Est. rehab $8,540–$25,620 screening

This Dundee plan home in Fountain View, Ormond Beach, FL, is in good condition with a modern and well-maintained interior and exterior. It offers a spacious open-concept layout and is ready for immediate occupancy.

Value-add opportunities

• Resale Paint exterior trim — Fresh paint can enhance curb appeal and home value. ↑
• Rental Clean gutters — Clean gutters improve drainage and reduce maintenance costs for tenants. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 58/100

Zoned Schools

Elementary Pine Trail Elementary School A FL #230/2,144 Nat'l #2,202/41,679 Middle Ormond Beach Middle School B- FL #175/571 Nat'l #2,362/14,009 High Seabreeze High School F FL #248/667 Nat'l #7,376/17,239

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

A Composite livability gradescore 83/100

Livability — Ormond Beach

• Score: 83/100
• State rank: #55
• US rank: #965

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ormond Beach, FL
• County: Volusia County · 572,749 people
• City population: 69,624
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• Population (ZIP): 54,783
• Household income: $71,011
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 19% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 6% Hispanic / Latino 5% Two or more races 5% Asian 3%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 3%
• Foreign-born: 7% · Canada, China
• Languages at home: 91% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 1%

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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: ▼ -327.97%
• Current HPI: 271.92
• Rent YoY: ▲ 1.64%
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

+1.2% since first listed

3 events — show timeline

• 2026-05-12 Price Changed $343,990 Zillow
• 2026-01-06 Price Changed $341,990 Zillow
• 2025-11-25 Listed $339,990 Zillow