363 Caryota Ct · New Smyrna Beach, FL 32168

$425,000

3 bd · 2.0 ba · 2,508 sqft · SingleFamily public records · 21 Days on market

Built 2022 4,800 sqft lot $79/mo HOA · 3% of rent

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +7.2/30.0
• Rent growth +3.9/5.0
• Schools +3.9/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location, Location!! Venetian Bay is the best Location in Town!! Just minutes from Beautiful New Smyrna Beach, this community has it all. Enjoy shopping and dining in the Town Center or spend the day golfing on the 18 hole Championship golf course. Spoil yourself at the local Spa. Spend those incredible spring days at one of Venetian Bays parks. Venetian Bay is the best lifestyle community for miles in any direction. The Robie, offers a large living space for all your entertaining needs! This home comes with Granite Countertops, tile in all living areas, Stainless Steel Appliances and much more! This Robie will not last! Visit Venetian Palms by DR Horton Today! * 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. *

Key facts

• Upstairs loft
• Spacious kitchen
• Primary suite

Tags

• SCREENED LANAI
• SPACIOUS KITCHEN
• WALK-IN PANTRY
• FIRST-FLOOR GUEST BEDROOM
• UPSTAIRS LOFT
• PRIMARY SUITE

Property features AI

Finance

• Other: Lot roughly 50 x 125 (approximately 0.11 acres); Living area reported as 2,508 sq ft; total building area 3,356 sq ft
• Financial info: Lease restrictions apply
• HOA & community: HOA (Atmos Living) with monthly fee of $79.17; Community amenities: deed restrictions, golf, park, playground, pool, sidewalks, golf carts allowed

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Water connected; Sewer connected
• Home design: Single family residence; Two levels; North-facing; Homesteaded
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built by DR Horton
• Exterior features: Sidewalk; Sliding doors; Irrigation equipment; Asphalt road frontage

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 5 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Kitchen and family room combined; Open floorplan; Walk-in closets; Loft
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $-715 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $299k (29.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $300k (29.5% below list).
• Recommended offer: $299k (29.7% below list) — sets the bar for cash-flow.

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.
• Zoned schools: Chisholm Elementary School (math 72% / reading 63%, grade B+, #435 of 2,144 statewide, top 21%, 491 students, 47% FRL); New Smyrna Beach High School (math 34% / reading 52%, grade F, #255 of 667 statewide, top 39%, 1,810 students, 41% FRL).
• Market conditions: Rents rising fast (+5.6%/yr); 601 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• At $2,996/mo this rent would consume 47% 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 21 days — a 2% lower offer ($419k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago 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: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $298,742 (29.7% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.70% ✗
• Cap rate: 4.63%
• Cash-on-cash: -5.94%
• DSCR: 0.74
• GRM: 11.8

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: -25.8%
• Equity multiple: 0.11×
• Total profit: $-106,214
• Equity at exit: $63,369

10-year hold

• IRR: -15.4%
• Equity multiple: 0.03×
• Total profit: $-115,757
• Equity at exit: $36,746

Cash invested: $119,000 (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: 11.8×

Monthly cashflow live

• Estimated rent: $2,996 medium
• Mortgage (P&I): −$2,229
• Tax from tax record: −$472 /mo · $5,658/yr
• Insurance: −$177
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$79
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $-715

Break-even live

Break-even rent $3,901

Max offer price $298,742

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
426 Venetian Palms Blvd New Smyrna Beach, FL	3.0	2.5	1758	$2,300	$1.31	23d	1	0.22mi
524 Venetian Palms Blvd New Smyrna Beach, FL	3.0	2.5	2070	$2,700	$1.30	23d	1	0.24mi
2904 Palma Ln New Smyrna Beach, FL	4.0	3.0	3372	$6,800	$2.02	23d	1	0.66mi
3451 Medici Blvd New Smyrna Beach, FL	4.0	3.5	2372	$2,800	$1.18	14d	1	0.73mi

HOA detail

• Monthly dues: $79 · $948/yr

Listing history 21 events

1. 2026-06-18
   days on market $425,000 Active 21 DOM
2. 2026-06-17
   days on market $425,000 Active 20 DOM
3. 2026-06-16
   days on market $425,000 Active 19 DOM
4. 2026-06-15
   days on market $425,000 Active 18 DOM
5. 2026-06-14
   days on market $425,000 Active 16 DOM
6. 2026-06-10
   days on market $425,000 Active 13 DOM
7. 2026-06-09
   days on market $425,000 Active 12 DOM
8. 2026-06-08
   days on market $425,000 Active 11 DOM
9. 2026-06-07
   days on market $425,000 Active 10 DOM
10. 2026-06-05
    days on market $425,000 Active 7 DOM
11. 2026-06-03
    days on market $425,000 Active 6 DOM
12. 2026-06-02
    days on market $425,000 Active 5 DOM
13. 2026-06-01
    days on market $425,000 Active 4 DOM
14. 2026-05-31
    days on market $425,000 Active 3 DOM
15. 2026-05-31
    days on market $425,000 Active 2 DOM
16. 2026-05-28
    listed $425,000 Active
17. 2022-12-20
    soldstatus $407,000 Closed 1251-char remark

    Show marketing remark (1269 chars)

    Location, Location!! Venetian Bay is the best Location in Town!! Just minutes from Beautiful New Smyrna Beach, this community has it all. Enjoy shopping and dining in the Town Center or spend the day golfing on the 18 hole Championship golf course. Spoil yourself at the local Spa. Spend those incredible spring days at one of Venetian Bays parks. Venetian Bay is the best lifestyle community for miles in any direction. The Robie, offers a large living space for all your entertaining needs! This home comes with Granite Countertops, tile in all living areas, Stainless Steel Appliances and much more! This Robie will not last! Visit Venetian Palms by DR Horton Today! * 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. * ; Water: City

18. 2022-12-20
    soldstatus $407,000 1269-char remark

    Show marketing remark (1269 chars)

    Location, Location!! Venetian Bay is the best Location in Town!! Just minutes from Beautiful New Smyrna Beach, this community has it all. Enjoy shopping and dining in the Town Center or spend the day golfing on the 18 hole Championship golf course. Spoil yourself at the local Spa. Spend those incredible spring days at one of Venetian Bays parks. Venetian Bay is the best lifestyle community for miles in any direction. The Robie, offers a large living space for all your entertaining needs! This home comes with Granite Countertops, tile in all living areas, Stainless Steel Appliances and much more! This Robie will not last! Visit Venetian Palms by DR Horton Today! * 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. * ; Water: City

19. 2022-03-15
    historical Contingent 1251-char remark

    Show marketing remark (1251 chars)

    Location, Location!! Venetian Bay is the best Location in Town!! Just minutes from Beautiful New Smyrna Beach, this community has it all. Enjoy shopping and dining in the Town Center or spend the day golfing on the 18 hole Championship golf course. Spoil yourself at the local Spa. Spend those incredible spring days at one of Venetian Bays parks. Venetian Bay is the best lifestyle community for miles in any direction. The Robie, offers a large living space for all your entertaining needs! This home comes with Granite Countertops, tile in all living areas, Stainless Steel Appliances and much more! This Robie will not last! Visit Venetian Palms by DR Horton Today! * 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. *

20. 2022-03-11
    listed $393,490 Active 1251-char remark

    Show marketing remark (1269 chars)

    Location, Location!! Venetian Bay is the best Location in Town!! Just minutes from Beautiful New Smyrna Beach, this community has it all. Enjoy shopping and dining in the Town Center or spend the day golfing on the 18 hole Championship golf course. Spoil yourself at the local Spa. Spend those incredible spring days at one of Venetian Bays parks. Venetian Bay is the best lifestyle community for miles in any direction. The Robie, offers a large living space for all your entertaining needs! This home comes with Granite Countertops, tile in all living areas, Stainless Steel Appliances and much more! This Robie will not last! Visit Venetian Palms by DR Horton Today! * 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. * ; Water: City

21. 2022-03-11
    listed $393,490 1269-char remark

    Show marketing remark (1269 chars)

    Location, Location!! Venetian Bay is the best Location in Town!! Just minutes from Beautiful New Smyrna Beach, this community has it all. Enjoy shopping and dining in the Town Center or spend the day golfing on the 18 hole Championship golf course. Spoil yourself at the local Spa. Spend those incredible spring days at one of Venetian Bays parks. Venetian Bay is the best lifestyle community for miles in any direction. The Robie, offers a large living space for all your entertaining needs! This home comes with Granite Countertops, tile in all living areas, Stainless Steel Appliances and much more! This Robie will not last! Visit Venetian Palms by DR Horton Today! * 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. * ; Water: City

ⓘ 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: $5,658 · $472/mo
• Projected year-2 tax: $5,658 · $472/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,952
• − Mortgage interest: −$23,807
• − Property taxes: −$5,658
• − Insurance: −$3,628
• − Repairs & maintenance: −$2,876
• − Management: −$2,876
• − HOA: −$948
• − Depreciation: −$12,364
• Taxable loss: −$16,204
• Est. tax savings @ 24.0%: +$3,889
• After-tax cash flow: $-4,688/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): 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

+8.0% since first listed

6 events — show timeline

• 2026-05-28 Listed $425,000 Stellar MLS as Distributed by MLS Grid
• 2022-12-20 Sold (MLS) $407,000 Stellar MLS as Distributed by MLS Grid
• 2022-12-20 Sold (MLS) $407,000 NSBMLS
• 2022-03-15 Contingent — NSBMLS
• 2022-03-11 Listed $393,490 Stellar MLS as Distributed by MLS Grid
• 2022-03-11 Listed $393,490 NSBMLS

Property tax history

+94.6%/yr

Latest (2025): $5,658 · +7.1% YoY. Source: county tax records.