5500 Ocean Shore Blvd #76 · Ormond Beach, FL 32176

$138,000

2 bd · 2.0 ba · 1,214 sqft · Condo · 144 Days on market

Built 1973 Good condition $114/sqft · 41% below area Est $232k · 41% under $1147/mo HOA · 56% of rent

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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).

• ARV discount +15.0/15.0
• 1% rule +9.8/10.0
• Schools +5.1/10.0
• Livability +4.2/5.0
• Rent growth +3.8/5.0
• Condition / age +3.8/5.0
• Cash flow +2.4/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Two bedrooms, two full baths and ready to move in! Open and spacious floor plan includes dining area, living area, kitchen with bar. Updated appliances. Tile in main, carpet in bedrooms. Inside laundry, washer and dryer included. The monthly owners fee includes pool, water, sewer, cable & internet, trash, common grounds maintenance & building insurance. Community private beach walkover access just a short walk from your door to the traffic free beach.

Key facts

• Private laundry
• Community pool
• New sliders

Tags

• NEW WINDOWS
• NEW SLIDERS
• PRIVATE LAUNDRY
• COMMUNITY POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $138k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-482 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $68k (50.5% below list).
• Meets the 1% rule at list price ($2k rent vs $138k).
• Recommended offer: $68k (50.5% below list) — sets the bar for cash-flow.
• Cap rate 2.1% 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; 10 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 31% 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 $954 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 144 days — a 12% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y ago; this cycle's ask is 7567% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 56% of rent.
• Climate carrying-cost: major flood risk; 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 $68,290 (50.5% 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 144 days. Have you received any prior offers? Is the seller open to a 51% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.48% ✓
• Cap rate: 2.10%
• Cash-on-cash: -14.96%
• DSCR: 0.33
• GRM: 5.6

CMA / ARV

• ARV (median comp): $232,000
• List price: $138,000
• Delta: -40.52%
• Verdict: UNDERPRICED
• Comps: 4 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 #71	0.00mi	2/2.0	1,214 (0%)	1mo	$60,000	$49	99
5500 Ocean Shore Blvd #42	0.00mi	2/2.5	1,252 (+3%)	0mo	$60,000	$48	93
5500 Ocean Shore Blvd Unit UT42	0.14mi	2/2.5	1,252 (+3%)	0mo	$60,000	$48	86
3360 Ocean Shore Blvd #3070	1.05mi	2/2.0	1,275 (+5%)	0mo	$280,000	$220	56
3360 Ocean Shore Blvd #307	1.05mi	2/2.0	1,275 (+5%)	0mo	$280,000	$220	56
3370 Ocean Shore Blvd #504	1.05mi	2/2.0	1,275 (+5%)	1mo	$350,000	$275	56

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: -36.8%
• Equity multiple: -0.23×
• Total profit: $-47,630
• Equity at exit: $20,576

10-year hold

• IRR: -24.0%
• Equity multiple: -0.50×
• Total profit: $-57,903
• Equity at exit: $11,932

Cash invested: $38,640 (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: -31.6% 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: 5.6×

Monthly cashflow live

• Estimated rent: $2,049 high
• Mortgage (P&I): −$724
• Tax est. 1.5%: −$172 /mo · $2,070/yr
• Insurance: −$58
• HOA: −$1,147
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-482

Break-even live

Break-even rent $2,659

Max offer price $68,290

Occupancy floor —

Sensitivity live

Price	-10% $-386	-5% $-434	+0% $-482	+5% $-529	+10% $-577
Rent	-10% $-644	-5% $-563	+0% $-482	+5% $-401	+10% $-320
Rate	-1.0pp $-412	-0.5pp $-447	base $-482	+0.5pp $-518	+1.0pp $-554

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: $34,500
• Closing costs: $4,140
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 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 #405 Ormond Beach, FL	2.0	2.0	873	$1,995	$2.29	119d	1	1.34mi
3100 Ocean Shore Blvd #105 Ormond Beach, FL	2.0	2.0	873	$1,975	$2.26	6d	1	1.34mi
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: Directions: On A1A, north of Granada
• HOA & community: Homeowners association with a monthly fee of $1,147.16Located in the Kingston Shores Condo subdivision

Exterior

• Parking: Assigned parking
• Utilities: Public waterCable available and connectedElectricity connectedSewer connected
• Home design: Condominium (residential)2 stories
• Exterior features: 8-acre lot

Interior

• Kitchen: RefrigeratorElectric RangeDishwasher
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Washer, Dryer, Refrigerator, Electric Range, DishwasherTotal of 4 rooms
• Laundry & utility: WasherDryer

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

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

Listing history 50 events

1. 2026-09-22
   days on market $138,000 Active 144 DOM
2. 2026-09-21
   days on market $138,000 Active 143 DOM
3. 2026-09-20
   days on market $138,000 Active 142 DOM
4. 2026-09-19
   days on market $138,000 Active 141 DOM
5. 2026-09-18
   days on market $138,000 Active 140 DOM
6. 2026-09-17
   days on market $138,000 Active 139 DOM
7. 2026-09-16
   days on market $138,000 Active 138 DOM
8. 2026-09-15
   days on market $138,000 Active 137 DOM
9. 2026-09-14
   days on market $138,000 Active 136 DOM
10. 2026-09-13
    days on market $138,000 Active 135 DOM
11. 2026-09-12
    days on market $138,000 Active 134 DOM
12. 2026-09-11
    days on market $138,000 Active 133 DOM
13. 2026-09-05
    days on market $138,000 Active 127 DOM
14. 2026-09-04
    days on market $138,000 Active 126 DOM
15. 2026-09-03
    days on market $138,000 Active 125 DOM
16. 2026-08-31
    days on market $138,000 Active 122 DOM
17. 2026-08-29
    days on market $138,000 Active 120 DOM
18. 2026-08-28
    days on market $138,000 Active 119 DOM
19. 2026-08-27
    days on market $138,000 Active 118 DOM
20. 2026-08-26
    days on market $138,000 Active 117 DOM
21. 2026-08-25
    days on market $138,000 Active 116 DOM
22. 2026-08-24
    days on market $138,000 Active 115 DOM
23. 2026-08-23
    days on market $138,000 Active 114 DOM
24. 2026-08-21
    days on market $138,000 Active 112 DOM
25. 2026-08-20
    days on market $138,000 Active 111 DOM
26. 2026-08-19
    days on market $138,000 Active 110 DOM
27. 2026-08-18
    days on market $138,000 Active 109 DOM
28. 2026-08-17
    days on market $138,000 Active 108 DOM
29. 2026-08-16
    days on market $138,000 Active 107 DOM
30. 2026-08-15
    days on market $138,000 Active 106 DOM
31. 2026-08-15
    days on market $138,000 Active 105 DOM
32. 2026-08-13
    days on market $138,000 Active 104 DOM
33. 2026-08-12
    days on market $138,000 Active 103 DOM
34. 2026-08-11
    days on market $138,000 Active 102 DOM
35. 2026-08-10
    days on market $138,000 Active 101 DOM
36. 2026-08-09
    days on market $138,000 Active 100 DOM
37. 2026-08-08
    days on market $138,000 Active 99 DOM
38. 2026-08-07
    days on market $138,000 Active 98 DOM
39. 2026-08-06
    days on market $138,000 Active 97 DOM
40. 2026-08-05
    days on market $138,000 Active 96 DOM
41. 2026-08-04
    days on market $138,000 Active 95 DOM
42. 2026-08-03
    days on market $138,000 Active 94 DOM
43. 2026-07-31
    days on market $138,000 Active 91 DOM
44. 2026-07-30
    days on market $138,000 Active 89 DOM
45. 2026-07-28
    days on market $138,000 Active 88 DOM
46. 2026-07-26
    days on market $138,000 Active 86 DOM
47. 2026-07-25
    days on market $138,000 Active 85 DOM
48. 2026-07-24
    days on market $138,000 Active 84 DOM
49. 2026-07-23
    days on market $138,000 Active 83 DOM
50. 2026-07-22
    days on market $138,000 Active 82 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 6/10 Major FEMA zone X (unshaded) · 56% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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

Taxation est. · year 1

• Rental income: $24,591
• − Mortgage interest: −$7,730
• − Property taxes: −$2,070
• − Insurance: −$690
• − Repairs & maintenance: −$1,967
• − Management: −$1,967
• − HOA: −$13,764
• − Depreciation: −$4,015
• Taxable loss: −$7,612
• Est. tax savings @ 24.0%: +$1,827
• After-tax cash flow: $-3,954/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 · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $6,070–$18,210 screening

This two-bedroom two-bath condo is in good condition with modern appliances and neutral paint. It has a good curb appeal with palm trees and well-maintained landscaping. The interior walls could be painted for a fresh look, and the bathrooms could be upgraded with new flooring and countertops. Overall, it's a good investment property with potential for value increase.

Value-add opportunities

• Both painting interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Both upgrading flooring in bathrooms — newer flooring in bathrooms improves functionality and appearance ↑
• Both upgrading countertops in bathrooms — newer countertops in bathrooms improve functionality and appearance ↑
• Both upgrading lighting fixtures — newer lighting fixtures improve functionality and appearance ↑
• Both upgrading appliances — newer appliances improve functionality and appearance ↑

ⓘ 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

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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 (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%

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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: ▼ -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

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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

Property features AI

Finance

• Other: Directions: On A1A, north of Granada
• HOA & community: Homeowners association with a monthly fee of $1,147.16Located in the Kingston Shores Condo subdivision

Exterior

• Parking: Assigned parking
• Utilities: Public waterCable available and connectedElectricity connectedSewer connected
• Home design: Condominium (residential)2 stories
• Exterior features: 8-acre lot

Interior

• Kitchen: RefrigeratorElectric RangeDishwasher
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Washer, Dryer, Refrigerator, Electric Range, DishwasherTotal of 4 rooms
• Laundry & utility: WasherDryer

Price history

-98.6% since first listed

17 events — show timeline

• 2026-05-01 Listed for Rent $1,800 DMLS
• 2026-05-01 Rental Removed $1,800 DMLS
• 2026-05-01 Listed $138,000 Daytona MLS
• 2026-04-30 Listing Removed — Daytona MLS
• 2026-02-19 Price Changed $138,000 Daytona MLS
• 2025-07-19 Listed for Rent $1,800 DMLS
• 2024-11-06 Price Changed $195,000 Daytona MLS
• 2024-05-21 Listed $235,000 Daytona MLS
• 2021-04-13 Sold (MLS) $155,000 Daytona MLS
• 2021-03-03 Contingent — Daytona MLS
• 2021-02-28 Relisted — Daytona MLS
• 2021-02-22 Contingent — Daytona MLS
• 2021-02-01 Price Changed $159,000 Daytona MLS
• 2020-10-23 Listed $165,000 Daytona MLS
• 2018-12-19 Sold (MLS) $122,400 Daytona MLS
• 2018-10-22 Contingent — Daytona MLS
• 2018-10-17 Listed $124,900 Daytona MLS