2411 Hopsewee Ave · Ormond Beach, FL 32174

$239,900

2 bd · 2.0 ba · 1,400 sqft · SingleFamily · 168 Days on market

Built 2026 Excellent condition 7,150 sqft lot $171/sqft · 19% below area Est $298k · 19% under

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Why this score? — see what drove the C- 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
• Cash flow +13.5/30.0
• Schools +5.8/10.0
• Condition / age +4.8/5.0
• Livability +4.2/5.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Live the resort life for less! This 2-bed/2-bath model features a den, finished garage, and premium finishes within a luxurious gated community. You get a perfect blend of comfort and style, plus amazing amenities like pools and a fitness center, all for a spectacular price. Take The Virtual Tour.

Key facts

• Tall ceilings
• Gourmet kitchen
• Huge island

Tags

• GOURMET KITCHEN
• SS APPLIANCES
• HUGE ISLAND
• SPACIOUS FLOOR PLAN
• TALL CEILINGS
• STEP-IN SHOWER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $240k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $7 ($86/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (12.1% below list).
• Recommended offer: $211k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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); 1687 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 52d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 36% of the median local income ($71k/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 $7k 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 168 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.

Recommended offer $210,765 (12.1% below list)

Questions for the listing agent

1. It's been on market 168 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.13%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (median comp): $297,715
• List price: $239,900
• Delta: -19.42%
• Verdict: UNDERPRICED
• Comps: 8 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
172 Parkhaven Dr	1.19mi	3/2.0 (+1)	1,454 (+4%)	2mo	$280,000	$193	52
708 Aldenham Ln	0.96mi	2/2.0	1,510 (+8%)	2mo	$278,000	$184	50
2536 Kinsale Ln	1.48mi	2/2.0	1,564 (+12%)	2mo	$285,000	$182	44
2535 Kinsale Ln	1.47mi	3/2.0 (+1)	1,564 (+12%)	0mo	$289,995	$185	40
2520 Kinsale Ln	1.45mi	3/2.0 (+1)	1,564 (+12%)	0mo	$287,957	$184	40
2516 Kinsale Ln	1.44mi	3/2.0 (+1)	1,567 (+12%)	0mo	$286,997	$183	40
2531 Kinsale Ln	1.46mi	3/2.0 (+1)	1,564 (+12%)	1mo	$295,648	$189	39
2508 Kinsale Ln	1.42mi	3/2.0 (+1)	1,564 (+12%)	1mo	$275,350	$176	39
176 Parkhaven Dr	1.19mi	3/2.0 (+1)	1,572 (+12%)	2mo	$295,000	$188	38
1133 Bradford Park Dr	0.86mi	3/2.5 (+1)	1,566 (+12%)	1mo	$265,000	$169	37
1136 Bradford Park Dr	0.85mi	3/2.5 (+1)	1,566 (+12%)	1mo	$265,000	$169	37
1474 Ridge Tree Dr	1.14mi	3/2.0 (+1)	1,662 (+19%)	1mo	$372,110	$224	34

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: -17.6%
• Equity multiple: 0.39×
• Total profit: $-41,233
• Equity at exit: $35,770

10-year hold

• IRR: -12.5%
• Equity multiple: 0.31×
• Total profit: $-46,551
• Equity at exit: $20,742

Cash invested: $67,172 (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: 27 active · 5 under contract
• Months of supply: 162.0 mo (1%/mo absorbed)
• Median asking: $300,000 ($204/sqft)
• Median days on market: 464 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +4.5% vs 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: 1687
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,108 high
• Mortgage (P&I): −$1,258
• Tax est. 1.5%: −$300 /mo · $3,598/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $7

Break-even live

Break-even rent $2,099

Max offer price $239,900

Occupancy floor 95%

Sensitivity live

Price	-10% $173	-5% $90	+0% $7	+5% $-76	+10% $-159
Rent	-10% $-159	-5% $-76	+0% $7	+5% $90	+10% $174
Rate	-1.0pp $128	-0.5pp $68	base $7	+0.5pp $-55	+1.0pp $-118

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: $59,975
• Closing costs: $7,197
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1653 N US Highway 1 #211 Ormond Beach, FL	1.0	2.0	931	$1,600	$1.72	155d	1	0.82mi
1474 Ridge Tree Dr Ormond Beach, FL	3.0	2.0	1662	$2,600	$1.56	10d	1	1.11mi
1474 Ridge Tree Dr Unit Na Ormond Beach, FL	3.0	2.0	1662	$2,600	$1.56	7d	1	1.14mi
80 Bella Vita Way Ormond Beach, FL	3.0	2.5	1736	$2,100	$1.21	51d	1	1.30mi
12 Bella Vita Way Ormond Beach, FL	3.0	2.5	1687	$2,000	$1.19	107d	1	1.33mi
150 Limewood Pl #2 Ormond Beach, FL	2.0	2.5	1316	$1,750	$1.33	51d	1	1.35mi
2500 Kinsale Ln Ormond Beach, FL	3.0	2.0	1564	$2,350	$1.50	123d	1	1.38mi
1233 Kilkenny Ct Ormond Beach, FL	2.0	2.0	1562	$2,450	$1.57	9d	1	1.42mi
2532 Kinsale Ln Ormond Beach, FL	3.0	2.0	1564	$2,250	$1.44	107d	1	1.45mi

Listing history 19 events

1. 2026-06-25
   days on market $239,900 Active 168 DOM
2. 2026-06-23
   days on market $239,900 Active 166 DOM
3. 2026-06-22
   days on market $239,900 Active 165 DOM
4. 2026-06-18
   days on market $239,900 Active 162 DOM
5. 2026-06-17
   days on market $239,900 Active 161 DOM
6. 2026-06-16
   days on market $239,900 Active 160 DOM
7. 2026-06-15
   days on market $239,900 Active 159 DOM
8. 2026-06-14
   days on market $239,900 Active 157 DOM
9. 2026-06-10
   days on market $239,900 Active 154 DOM
10. 2026-06-09
    days on market $239,900 Active 153 DOM
11. 2026-06-08
    days on market $239,900 Active 152 DOM
12. 2026-06-07
    days on market $239,900 Active 151 DOM
13. 2026-06-05
    days on market $239,900 Active 148 DOM
14. 2026-06-03
    days on market $239,900 Active 147 DOM
15. 2026-06-03
    days on market $239,900 Active 146 DOM
16. 2026-06-01
    days on market $239,900 Active 145 DOM
17. 2026-05-31
    days on market $239,900 Active 144 DOM
18. 2026-05-31
    days on market $239,900 Active 143 DOM
19. 2026-01-07
    listed $239,900 Active 516-char remark

    Show marketing remark (516 chars)

    Live the resort life for less! This 2-bed/2-bath model features a den, finished garage, and premium finishes within a luxurious gated community. You get a perfect blend of comfort and style, plus amazing amenities like pools and a fitness center, all for a spectacular price. Take The Virtual Tour. FEATURES: Gourmet Kitchen w/ SS Appliances Huge Island for entertaining Spacious floor plan Tall Ceilings Step-In Shower Walk-In Closets Covered Front Porch Window Treatments Upgraded Flooring Oversized Two-Car Garage

ⓘ 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: $25,292
• − Mortgage interest: −$13,438
• − Property taxes: −$3,598
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,023
• − Management: −$2,023
• − Depreciation: −$6,979
• Taxable loss: −$3,970
• Est. tax savings @ 24.0%: +$953
• After-tax cash flow: $1,039/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 · 1 photo

Excellent 95/100 None rehab

This move-in-ready home in a luxurious gated community offers a perfect blend of comfort and style, with premium finishes and a spacious floor plan.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers ↑
• Both Interior paint touch-ups — Fresh paint can make the home feel more inviting ↑
• Both Kitchen and bathroom updates — Modernizing these spaces can increase both resale and rental value ↑

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%
• 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 event — show timeline

• 2026-01-07 Listed $239,900 Zillow