Pearson - Interior Unit Plan · Edgewater, FL 32168

$286,990

3 bd · 2.5 ba · 1,463 sqft · Townhouse · 382 Days on market

Good condition ↓ 1% 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 +15.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Schools +4.6/10.0
• 1% rule +4.2/10.0
• Condition / age +4.0/5.0
• Rent growth +3.9/5.0
• Livability +3.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing the Pearson - where modern elegance meets everyday functionality in this stylish townhome. Located in Sandalwood in New Smyrna Beach, Florida. Step into sophistication as you enter through the one-car garage into a spacious and welcoming abode with 1,463 square feet. The heart of the home, a sprawling living space, beckons with its ample room and abundant natural light. Whether entertaining guests or enjoying a quiet night in, this versatile area adapts effortlessly to your lifestyle needs. Adjacent to the living space lies the dining nook and gourmet kitchen, a chef's delight adorned with sleek cabinetry, premium stainless-steel appliances, and a stunning center island. Gather around the island for casual meals or culinary adventures, as the kitchen effortlessly blends style with functionality. Upstairs, three comfortable bedrooms await, providing space for rest and relaxation. The primary bedroom offers a peaceful retreat, complete with a walk-in closet and a luxurious ensuite bath featuring dual sinks, and walk-in shower. With 2 1/2 baths throughout the home, convenience is never far away. Whether getting ready for the day or unwinding in the evening, you'll appreciate the thoughtful design and attention to detail in every corner of the Pearson. Like all homes in Sandalwood, the Pearson includes all concrete block and also smart home technology, which allows you to control your home anytime with your smart device while near or away.

Key facts

• Gourmet kitchen
• Walk in closet
• Garage

Tags

• GOURMET KITCHEN
• STUNNING CENTER ISLAND
• WALK IN CLOSET
• LUXURIOUS ENSUITE BATH
• SMART HOME TECHNOLOGY

🏗️ New construction. The $286,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $305,000.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $287k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-314 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $260k (9.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $281k (2.1% below list).
• Recommended offer: $253k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 4.5% in Edgewater — 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 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.
• Zoned schools: Read-Pattillo Elementary School (math 52% / reading 52%, grade C-, #990 of 2,144 statewide, top 48%, 363 students, 54% FRL); New Smyrna Beach Middle School (math 43% / reading 43%, grade D-, #331 of 571 statewide, top 59%, 1,037 students, 53% FRL); New Smyrna Beach High School (math 34% / reading 52%, grade F, #255 of 667 statewide, top 39%, 1,810 students, 41% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: Rents rising fast (+5.6%/yr); 784 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 88d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 44% 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 $9k 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 382 days — a 12% lower offer ($253k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $252,551 (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 382 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 0.92% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.58%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

• ARV (median comp): $305,000
• List price: $286,990
• Delta: -5.90%
• Verdict: FAIR
• Comps: 3 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1662 Great Osprey Way	0.05mi	3/2.5	1,463 (0%)	0mo	$259,990	$178	98
1664 Great Osprey Way	0.05mi	3/2.5	1,463 (0%)	0mo	$250,960	$172	97
2095 Porto Blvd	0.07mi	2/2.0 (-1)	1,312 (-10%)	1mo	$125,000	$95	72
1901 Deep Lake Cir	0.29mi	3/2.0	1,672 (+14%)	0mo	$364,990	$218	60
1345 Claudette St	0.94mi	3/2.0	1,517 (+4%)	1mo	$418,000	$276	56
1626 Tatum Blvd	1.00mi	3/2.0	1,554 (+6%)	1mo	$300,000	$193	52
1902 Deep Lake Cir	0.32mi	4/2.0 (+1)	1,828 (+25%)	2mo	$390,000	$213	52
2213 Hawks Cove Cir	1.50mi	2/2.0 (-1)	1,356 (-7%)	1mo	$305,000	$225	45
1527 Delphi Way	0.69mi	3/2.0	1,722 (+18%)	1mo	$395,000	$229	40
707 Corbin Park Rd	1.33mi	3/2.0	1,692 (+16%)	1mo	$640,000	$378	37
2250 Lake Preserve Cir	0.64mi	4/2.0 (+1)	1,828 (+25%)	1mo	$349,000	$191	37
2255 Hawks Cove Cir	1.40mi	2/2.0 (-1)	1,252 (-14%)	1mo	$290,000	$232	33

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 · 5.6% rent growth · sell at horizon

5-year hold

• IRR: -20.1%
• Equity multiple: 0.28×
• Total profit: $-61,575
• Equity at exit: $45,476

10-year hold

• IRR: -7.4%
• Equity multiple: 0.47×
• Total profit: $-45,486
• Equity at exit: $26,371

Cash invested: $85,400 (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 →

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

Active competition Active MLS

• For sale now: 7 active · 10 under contract
• Months of supply: 21.0 mo (5%/mo absorbed)
• Median asking: $274,990 ($188/sqft)
• Median days on market: 78 d
• This list price: 71% of active listings are priced below it
• ARV vs active asking: +10.9% above current asking $/sqft

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

ZIP-level market 32168

• Home prices YoY: -27.0%
• Rents YoY: 5.6%
• Active inventory: 784
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,811 high
• Mortgage (P&I): −$1,599
• Tax est. 1.5%: −$381 /mo · $4,575/yr
• Insurance: −$127
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $-314

Break-even live

Break-even rent $3,208

Max offer price $259,561

Occupancy floor —

Sensitivity live

Price	-10% $-103	-5% $-209	+0% $-314	+5% $-419	+10% $-525
Rent	-10% $-536	-5% $-425	+0% $-314	+5% $-203	+10% $-92
Rate	-1.0pp $-160	-0.5pp $-236	base $-314	+0.5pp $-393	+1.0pp $-473

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: $76,250
• Closing costs: $9,150
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1822 Red Rock Rd New Smyrna Beach, FL	3.0	2.0	1697	$3,000	$1.77	119d	1	0.29mi
1601 Delphi Way New Smyrna Beach, FL	3.0	2.0	1722	$2,500	$1.45	87d	1	0.46mi
1731 Red Rock Rd New Smyrna Beach, FL	3.0	2.0	1722	$2,475	$1.44	62d	1	0.51mi
2219 Lake Preserve Cir New Smyrna Beach, FL	4.0	2.0	1828	$3,400	$1.86	62d	1	0.55mi
2286 Swoope Dr New Smyrna Beach, FL	3.0	2.0	1323	$2,600	$1.97	87d	1	0.83mi

Listing history 50 events

1. 2026-09-22
   days on market $286,990 Active 382 DOM
2. 2026-09-21
   days on market $286,990 Active 381 DOM
3. 2026-09-20
   days on market $286,990 Active 380 DOM
4. 2026-09-19
   days on market $286,990 Active 379 DOM
5. 2026-09-18
   days on market $286,990 Active 378 DOM
6. 2026-09-17
   days on market $286,990 Active 377 DOM
7. 2026-09-16
   days on market $286,990 Active 376 DOM
8. 2026-09-15
   days on market $286,990 Active 375 DOM
9. 2026-09-14
   days on market $286,990 Active 374 DOM
10. 2026-09-14
    days on market $286,990 Active 373 DOM
11. 2026-09-12
    days on market $286,990 Active 372 DOM
12. 2026-09-11
    days on market $286,990 Active 371 DOM
13. 2026-09-05
    days on market $286,990 Active 365 DOM
14. 2026-09-04
    days on market $286,990 Active 364 DOM
15. 2026-09-03
    days on market $286,990 Active 363 DOM
16. 2026-08-31
    days on market $286,990 Active 360 DOM
17. 2026-08-29
    days on market $286,990 Active 358 DOM
18. 2026-08-28
    days on market $286,990 Active 357 DOM
19. 2026-08-27
    days on market $286,990 Active 356 DOM
20. 2026-08-26
    days on market $286,990 Active 355 DOM
21. 2026-08-25
    days on market $286,990 Active 354 DOM
22. 2026-08-24
    days on market $286,990 Active 353 DOM
23. 2026-08-23
    days on market $286,990 Active 352 DOM
24. 2026-08-21
    days on market $286,990 Active 350 DOM
25. 2026-08-20
    days on market $286,990 Active 349 DOM
26. 2026-08-19
    days on market $286,990 Active 348 DOM
27. 2026-08-18
    days on market $286,990 Active 347 DOM
28. 2026-08-17
    days on market $286,990 Active 346 DOM
29. 2026-08-16
    days on market $286,990 Active 345 DOM
30. 2026-08-15
    days on market $286,990 Active 344 DOM
31. 2026-08-15
    days on market $286,990 Active 343 DOM
32. 2026-08-13
    days on market $286,990 Active 342 DOM
33. 2026-08-12
    days on market $286,990 Active 341 DOM
34. 2026-08-11
    days on market $286,990 Active 340 DOM
35. 2026-08-10
    days on market $286,990 Active 339 DOM
36. 2026-08-09
    days on market $286,990 Active 338 DOM
37. 2026-08-08
    days on market $286,990 Active 337 DOM
38. 2026-08-07
    days on market $286,990 Active 336 DOM
39. 2026-08-06
    days on market $286,990 Active 335 DOM
40. 2026-08-05
    days on market $286,990 Active 334 DOM
41. 2026-08-04
    days on market $286,990 Active 333 DOM
42. 2026-08-03
    days on market $286,990 Active 332 DOM
43. 2026-07-31
    days on market $286,990 Active 329 DOM
44. 2026-07-30
    days on market $286,990 Active 327 DOM
45. 2026-07-28
    days on market $286,990 Active 326 DOM
46. 2026-07-26
    days on market $286,990 Active 324 DOM
47. 2026-07-25
    days on market $286,990 Active 323 DOM
48. 2026-07-24
    days on market $286,990 Active 322 DOM
49. 2026-07-23
    days on market $286,990 Active 321 DOM
50. 2026-07-22
    days on market $286,990 Active 320 DOM

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 19 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: $33,726
• − Mortgage interest: −$17,085
• − Property taxes: −$4,575
• − Insurance: −$6,644
• − Repairs & maintenance: −$2,698
• − Management: −$2,698
• − Depreciation: −$8,873
• Taxable loss: −$8,846
• Est. tax savings @ 24.0%: +$2,123
• After-tax cash flow: $-1,645/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 · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $7,315–$21,945 screening

This modern townhome in Edgewater, Florida, is in good condition with a good rehab level. It has a good roof, exterior, and interior walls. The kitchen and bathrooms are well-maintained. The home is move-in ready with a few cosmetic updates that would increase its value.

Value-add opportunities

• Both Paint the exterior siding — Enhances curb appeal and value ↑
• Both Replace hardwood flooring with tile in high-traffic areas — Easier to clean and maintain ↑
• Both Install smart home automation — Improves energy efficiency and adds modern amenities ↑

ⓘ 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.

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Read-Pattillo Elementary School C- FL #990/2,144 Nat'l #11,263/41,679 Middle New Smyrna Beach Middle School D- FL #331/571 Nat'l #5,160/14,009 High New Smyrna Beach High School F FL #255/667 Nat'l #7,439/17,239

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

B Composite livability gradescore 72/100

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 · 572,749 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: 14% 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 (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%

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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: ▼ -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

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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

-1.0% since first listed

3 events — show timeline

• 2026-01-06 Price Changed $286,990 Zillow
• 2025-11-06 Price Changed $284,990 Zillow
• 2025-09-05 Listed $289,990 Zillow