Is 5500 Ocean Shore Blvd #58 in Ormond Beach, FL a good investment?

CashFlowRE grades it D+ with a 2.6% cap rate and $-400/mo modeled cash flow at a $130,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 5500 Ocean Shore Blvd #58?

The modeled cap rate is 2.6% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,082/month, from CashFlowRE's rent model.

D+ Composite 45.2

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).

ARV discount +15.0/15.0
1% rule +10.0/10.0
Schools +5.1/10.0
Livability +4.2/5.0
Rent growth +3.8/5.0
Condition / age +3.8/5.0
Cash flow +3.4/30.0
DSCR +0.0/10.0
Appreciation +0.0/10.0

$130,000

5500 Ocean Shore Blvd #58 · Ormond Beach, FL 32176

2 bd · 2.5 ba · 1,252 sqft · Condo · 48 Days on market

Built 1973 Good condition $104/sqft · 37% below area Est $205k · 37% under $1147/mo HOA · 55% of rent ↓ 19% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Experience the ease of coastal living in this welcoming Ormond Beach condo, just steps from the ocean. The first level features a comfortable living area with tile flooring throughout, a well-equipped kitchen with newer appliances, and a bright dining space that flows seamlessly onto a private screened porch, the perfect place to savor your morning coffee or unwind in the fresh sea air. Upstairs, you'll find two generously sized bedrooms and bathrooms, providing plenty of comfort and privacy. Everyday living is made simple with in-unit laundry, assigned parking, and a pet-friendly policy that caters to both full-time residents and vacationers.

Key facts

In-unit laundry
3 swimming pools
Assigned parking

What this means for you Summary

Snapshot

This is a 2-bed/2.5-bath condo listed at $130k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-400 ($-5k/yr) — negative.
To cash-flow at today's rent, offer at most $72k (44.6% below list).
Meets the 1% rule at list price ($2k rent vs $130k).
Recommended offer: $72k (44.6% below list) — sets the bar for cash-flow.
Cap rate 2.6% vs local median 3.9% in Ormond Beach — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Beachside Elementary School (math 57% / reading 52%, grade C, #892 of 2,144 statewide, top 44%, 556 students, 66% 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) — zoned schools at 52% FRL track the district average.
Market conditions: Rents rising fast (+5.2%/yr); 566 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 32% of the median local income ($78k/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 $899 of loan paydown is wiped out by about $4k 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 48 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
3 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.

Risks & watch-outs

Watch-outs: HOA is 55% of rent.
Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,057 (44.6% below list)

Questions for the listing agent

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?
It's been on market 48 days. Have you received any prior offers? Is the seller open to a 45% concession, seller financing, or rate buy-down credit?
Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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: 1.60% ✓
Cap rate: 2.60%
Cash-on-cash: -13.20%
DSCR: 0.41
GRM: 5.2

CMA / ARV

ARV (median comp): $205,000
List price: $130,000
Delta: -36.59%
Verdict: UNDERPRICED
Comps: 2 within 2.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5500 Ocean Shore Blvd #42	0.00mi	2/2.5	1,252 (0%)	0mo	$60,000	$48	100
5500 Ocean Shore Blvd Unit UT42	0.14mi	2/2.5	1,252 (0%)	0mo	$60,000	$48	93
5500 Ocean Shore Blvd #71	0.00mi	2/2.0	1,214 (-3%)	1mo	$60,000	$49	92
3360 Ocean Shore Blvd #3070	1.05mi	2/2.0	1,275 (+2%)	0mo	$280,000	$220	60
3360 Ocean Shore Blvd #307	1.05mi	2/2.0	1,275 (+2%)	0mo	$280,000	$220	60
3370 Ocean Shore Blvd #504	1.05mi	2/2.0	1,275 (+2%)	1mo	$350,000	$275	59

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 · 5.22% rent growth · sell at horizon

5-year hold

IRR: -32.9%
Equity multiple: -0.13×
Total profit: $-41,079
Equity at exit: $19,383

10-year hold

IRR: -18.2%
Equity multiple: -0.24×
Total profit: $-45,205
Equity at exit: $11,240

Cash invested: $36,400 (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 →

Active competition Active MLS

For sale now: 1 active · 1 under contract
Median asking: $339,000 ($279/sqft)
Median days on market: 5 d
This list price: lowest-priced of the active set
ARV vs active asking: -41.4% vs current asking $/sqft

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

ZIP-level market 32176

Rents YoY: 5.2%
Active inventory: 566
Price-to-rent: 5.2×

Monthly cashflow live

Estimated rent: $2,082 high interval (Pro) →
Mortgage (P&I): −$682
Tax est. 1.5%: −$162 /mo · $1,950/yr
Insurance: −$54
HOA: −$1,147
Lot rent: −$0
Vacancy / Maint / Mgmt: −$437
Net cashflow: $-400

Break-even live

Break-even rent $2,589

Max offer price $72,057

Occupancy floor —

Sensitivity live

Price	-10% $-311	-5% $-356	+0% $-400	+5% $-445	+10% $-490
Rent	-10% $-565	-5% $-483	+0% $-400	+5% $-318	+10% $-236
Rate	-1.0pp $-335	-0.5pp $-367	base $-400	+0.5pp $-434	+1.0pp $-468

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: $32,500
Closing costs: $3,900
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5500 Ocean Shore Blvd Ormond Beach, FL	2.0	2.5	1233	$1,875	$1.52	62d	2	0.03mi
5500 Ocean Shore Blvd Ormond Beach, FL	2.0	2.5	1233	$1,975	$1.60	6d	2	0.03mi
5500 Ocean Shore Blvd Ormond Beach, FL	2.0	2.5	1233	$1,900	$1.54	0d	3	0.03mi
3370 Ocean Shore Blvd Apt 504B Ormond Beach, FL	2.0	2.0	1275	$3,000	$2.35	0d	1	1.04mi
3360 Ocean Shore Blvd #1030 Ormond Beach, FL	2.0	2.0	1275	$2,000	$1.57	62d	1	1.05mi
54 Capistrano Dr Ormond Beach, FL	3.0	2.0	1396	$2,850	$2.04	119d	1	1.09mi
3110 Ocean Shore Blvd Unit 4080 Ormond Beach, FL	2.0	2.0	1000	$2,195	$2.19	110d	1	1.31mi
3100 Ocean Shore Blvd Apt 407 Ormond Beach, FL	2.0	2.0	1000	$2,400	$2.40	119d	1	1.35mi

Property features AI

Finance

Other: Public maintained paved city street frontage
HOA & community: Homeowners association with monthly feeMonthly association fee of $1,147Association amenities include beach access, pool, cable TV, maintenance (grounds and structure), trash, water, and pest control

Exterior

Parking: Assigned parkingGuest parking
Utilities: Public waterPublic sewerCable available and connectedElectricity connectedWater connected
Home design: CondominiumResidential propertyUpdated/remodeled conditionTwo levels (2-story)
Construction: Block and stucco constructionSlab foundationOther roof type
Exterior features: Covered, screened rear porch/patio

Interior

Kitchen: RefrigeratorElectric rangeDishwasher
Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
Flooring: CarpetTile
Bathrooms: 2 full bathrooms1 half bathroom
Heating & cooling: Central heating (electric)Central air conditioning (electric)Ceiling fans
Interior features: Ceiling fans throughoutWalk-in closet(s)
Laundry & utility: In-unit laundry

HOA detail $1,147/mo · $13,764/yr condo

Likely covers: parking
Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

2026-09-24

days on market $130,000 Active 48 DOM
2026-09-23

days on market $130,000 Active 47 DOM
2026-09-22

days on market $130,000 Active 46 DOM
2026-09-21

days on market $130,000 Active 45 DOM
2026-09-20

days on market $130,000 Active 44 DOM
2026-09-19

days on market $130,000 Active 43 DOM
2026-09-18

days on market $130,000 Active 42 DOM
2026-09-17

days on market $130,000 Active 41 DOM
2026-09-16

days on market $130,000 Active 40 DOM
2026-09-15

days on market $130,000 Active 39 DOM
2026-09-14

days on market $130,000 Active 38 DOM
2026-09-13

days on market $130,000 Active 37 DOM
2026-09-12

days on market $130,000 Active 36 DOM
2026-09-11

days on market $130,000 Active 35 DOM
2026-09-05

days on market $130,000 Active 29 DOM
2026-09-04

days on market $130,000 Active 28 DOM
2026-09-03

days on market $130,000 Active 27 DOM
2026-08-31

days on market $130,000 Active 24 DOM
2026-08-30

days on market $130,000 Active 23 DOM
2026-08-29

days on market $130,000 Active 22 DOM
2026-08-28

days on market $130,000 Active 21 DOM
2026-08-27

days on market $130,000 Active 20 DOM
2026-08-26

days on market $130,000 Active 19 DOM
2026-08-25

days on market $130,000 Active 18 DOM
2026-08-24

days on market $130,000 Active 17 DOM
2026-08-23

days on market $130,000 Active 16 DOM
2026-08-21

days on market $130,000 Active 14 DOM
2026-08-20

days on market $130,000 Active 13 DOM
2026-08-19

days on market $130,000 Active 12 DOM
2026-08-18

days on market $130,000 Active 11 DOM
2026-08-17

days on market $130,000 Active 10 DOM
2026-08-16

days on market $130,000 Active 9 DOM
2026-08-15

days on market $130,000 Active 8 DOM
2026-08-15

days on market $130,000 Active 7 DOM
2026-08-13

days on market $130,000 Active 6 DOM
2026-08-12

days on market $130,000 Active 5 DOM
2026-08-11

days on market $130,000 Active 4 DOM
2026-08-10

days on market $130,000 Active 3 DOM
2026-08-09

days on market $130,000 Active 2 DOM
2026-08-07

days on marketlisting id $130,000 Active 1 DOM
2026-07-31

days on market $130,000 Active 318 DOM
2026-07-30

days on market $130,000 Active 316 DOM
2026-07-28

days on market $130,000 Active 315 DOM
2026-07-26

days on market $130,000 Active 313 DOM
2026-07-25

days on market $130,000 Active 312 DOM
2026-07-24

days on market $130,000 Active 311 DOM
2026-07-23

days on market $130,000 Active 310 DOM
2026-07-22

days on market $130,000 Active 309 DOM
2026-07-21

days on market $130,000 Active 308 DOM
2026-07-16

days on market $130,000 Active 303 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 3/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
🔥 Wildfire 2/10 Low
🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 22 d/yr by 30 yrs out
💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $24,987
− Mortgage interest: −$7,282
− Property taxes: −$1,950
− Insurance: −$650
− Repairs & maintenance: −$1,999
− Management: −$1,999
− HOA: −$13,764
− Depreciation: −$3,782
Taxable loss: −$6,439

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$1,545
After-tax cash flow: $-3,260/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 75/100 Cosmetic rehab Est. rehab $6,260–$18,780 screening

This well-maintained and updated condo is in good condition with minimal repairs needed. It offers a great location near the ocean and is ready for a new owner.

Value-add opportunities

Both Paint exterior siding — Enhances curb appeal and property value ↑
Both Replace tile grout — Improves appearance and functionality ↑
Both Clean HVAC filters — Improves air quality and HVAC efficiency ↑

ⓘ 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 51/100

Zoned Schools

Elementary Beachside Elementary School C FL #892/2,144 Nat'l #9,801/41,679 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

County: Volusia County · 572,749 people
City population: 69,624
Metro: Deltona-Daytona Beach-Ormond Beach, FL
Population (ZIP): 14,841
Household income: $78,410
Rent vs Own: 16.3% rent · 83.7% own
Severe rent burden: 24% of renters

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 5% Hispanic / Latino 5% Black 2% Asian 2%
Common ancestry: Slovak 5% Romanian 4% Lithuanian 3%
Foreign-born: 6% · Canada, China
Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -476.64%
Current HPI: 319.6419
Rent YoY: ▲ 5.22%
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
#159 Carrier Global Palm Beach Gardens $22.2B #376 Roper Technologies Sarasota $6.8B
Insurance	2	$17B
#348 Fidelity National Financial Jacksonville $12.1B #494 Brown & Brown Daytona Beach $4.6B
Retail	1	$60B
#71 Publix Super Markets Lakeland $60.2B
Technology Distribution	1	$58B
#73 TD Synnex Clearwater $58.5B
Homebuilding	1	$35B
#185 Lennar Miami $35.4B
Technology Manufacturing	1	$35B
#122 Jabil St. Petersburg $34.7B

Price history

-18.8% since first listed

7 events — show timeline

2026-08-07 Listed $130,000 Daytona MLS
2026-07-31 Listing Removed — Daytona MLS
2026-01-07 Price Changed $130,000 Daytona MLS
2025-09-16 Listed $150,000 Daytona MLS
2025-09-15 Listing Removed — Daytona MLS
2025-08-11 Price Changed $150,000 Daytona MLS
2025-05-16 Listed $160,000 Daytona MLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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