3700 S Atlantic Ave #103 · New Smyrna Beach, FL 32169

$198,000

1 bd · 1.0 ba · 459 sqft · Condo public records · 64 Days on market

Built 1977 $336/mo HOA · 17% 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).

• Cash flow +11.9/30.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• Schools +3.9/10.0
• Rent growth +3.8/5.0
• DSCR +3.5/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Stunning Ocean close by Studio Condo – Perfect Investment Opportunity! Location, location, location! Beach just across the street, this cozy studio condo offers the ideal coastal lifestyle. Enjoy the vibrant atmosphere of nearby restaurants and shopping, all within a short walk. Property Features: Bright & Airy: Abundant natural light fills the space, creating a warm and inviting ambiance. Patio Oasis: Relax on your private patio, perfectly situated facing the community pool, just a few steps away. First Floor Convenience: No stairs to navigate, making it easily accessible for all. Community Amenities: Community Pool: Dive into the refreshing pool, perfect for sunny days and s

Key facts

• Community pool
• Private patio
• $336 HOA

Tags

• PRIVATE PATIO
• COMMUNITY POOL
• FIRST FLOOR CONVENIENCE

Property features AI

Finance

• Other: Furnished; Universal property ID available
• Financial info: Total monthly fees: $336; Total annual fees: $4,032; No lease restrictions indicated
• HOA & community: Mariners Cove association (monthly fee: $336); Association fees include cable TV, pool, insurance, internet, grounds maintenance, pest control, trash, and water; Community pool; Pets allowed (max 80 lbs)

Exterior

• Utilities: Public water; Public sewer; Public utilities
• Home design: Condominium; Residential property; One level; Faces east; Stories: 4 total
• Construction: Concrete and stucco construction; Shingle roof; Slab foundation; Built as part of Mariners Cove development
• Exterior features: Sliding doors; Asphalt road access

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: 1 bedroom (first floor)
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless heating; Wall/window air conditioning unit(s)
• Interior features: Ceiling fans; Open floor plan; Building elevator
• Laundry & utility: Washer; Laundry: Other

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $198k.

Deal economics

• At list price, monthly cash flow is $-52 ($-623/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (1.7% below list).
• Recommended offer: $186k (6.0% below list) — sets the bar for market timing.

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: Coronado Beach Elementary School (math 67% / reading 77%, grade A-, #288 of 2,144 statewide, top 15%, 223 students, 36% 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).
• Market conditions: Rents rising fast (+5.2%/yr); 542 active listings in the ZIP; high-income renter base; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 64 days — a 6% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 8y 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.
• Current owner paid $90k; list at $198k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $186,120 (6.0% 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 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — 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: 0.98% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.12%
• DSCR: 0.95
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.17% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.44×
• Total profit: $-30,887
• Equity at exit: $29,522

10-year hold

• IRR: -2.9%
• Equity multiple: 0.79×
• Total profit: $-11,868
• Equity at exit: $17,119

Cash invested: $55,440 (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 32169

• Rents YoY: 5.2%
• Active inventory: 542
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,945 medium
• Mortgage (P&I): −$1,038
• Tax from tax record: −$132 /mo · $1,583/yr
• Insurance: −$82
• HOA: −$336
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-52

Break-even live

Break-even rent $2,011

Max offer price $188,830

Occupancy floor 98%

Sensitivity live

Price	-10% $60	-5% $4	+0% $-52	+5% $-108	+10% $-164
Rent	-10% $-206	-5% $-129	+0% $-52	+5% $25	+10% $102
Rate	-1.0pp $48	-0.5pp $-2	base $-52	+0.5pp $-103	+1.0pp $-155

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $336 · $4,032/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 40 events

1. 2026-06-22
   days on market $198,000 Active 64 DOM
2. 2026-06-18
   days on market $198,000 Active 61 DOM
3. 2026-06-17
   days on market $198,000 Active 60 DOM
4. 2026-06-16
   days on market $198,000 Active 59 DOM
5. 2026-06-15
   days on market $198,000 Active 58 DOM
6. 2026-06-14
   days on market $198,000 Active 56 DOM
7. 2026-06-10
   days on market $198,000 Active 53 DOM
8. 2026-06-09
   days on market $198,000 Active 52 DOM
9. 2026-06-08
   days on market $198,000 Active 51 DOM
10. 2026-06-07
    days on market $198,000 Active 50 DOM
11. 2026-06-05
    days on market $198,000 Active 47 DOM
12. 2026-06-03
    days on market $198,000 Active 46 DOM
13. 2026-06-03
    days on market $198,000 Active 45 DOM
14. 2026-06-01
    days on market $198,000 Active 44 DOM
15. 2026-05-31
    days on market $198,000 Active 43 DOM
16. 2026-05-31
    days on market $198,000 Active 42 DOM
17. 2026-04-18
    listed $198,000 Active 1191-char remark
18. 2026-04-15
    historical
19. 2026-03-09
    listed $198,000 Active
20. 2022-01-03
    historical
21. 2022-01-03
    historical
22. 2021-09-28
    status Active
23. 2021-09-02
    historical Contingent
24. 2021-08-21
    price $165,000
25. 2021-08-16
    price
26. 2021-08-16
    price
27. 2021-08-10
    listed $175,000 Active
28. 2021-08-05
    listed Active
29. 2021-08-05
    listed $165,000
30. 2018-04-18
    soldstatus $90,000 Closed
31. 2018-04-18
    soldstatus $90,000 Closed
32. 2018-04-18
    soldstatus $90,000
33. 2018-04-18
    soldstatus $90,000
34. 2018-04-04
    historical Contingent
35. 2018-04-04
    historical Contingent
36. 2018-01-20
    listed $108,000 Active
37. 2018-01-18
    listed $108,000 Active
38. 2018-01-18
    listed $108,000
39. 1981-06-01
    soldstatus $37,000
40. 1977-09-01
    soldstatus $16,000

ⓘ 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: $1,583 · $132/mo
• Projected year-2 tax: $1,643 · $137/mo
• Expected delta: +$60/yr (+$5/mo · 3.8%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 20 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: $23,345
• − Mortgage interest: −$11,091
• − Property taxes: −$1,583
• − Insurance: −$990
• − Repairs & maintenance: −$1,868
• − Management: −$1,868
• − HOA: −$4,032
• − Depreciation: −$5,760
• Taxable loss: −$3,847
• Est. tax savings @ 24.0%: +$923
• After-tax cash flow: $300/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): 10,192
• Household income: $110,968
• Rent vs Own: 11.8% rent · 88.2% own
• Severe rent burden: 145.0

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 (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 5% Asian 1%
• Common ancestry: Romanian 4% Lithuanian 4% Italian 3%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2% 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: ▼ -297.06%
• Current HPI: 345.3555
• Rent YoY: ▲ 5.17%
• 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

+1137.5% since first listed

24 events — show timeline

• 2026-04-18 Listed $198,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-09 Listed $198,000 Stellar MLS as Distributed by MLS Grid
• 2022-01-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-01-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2021-09-28 Relisted — NSBMLS
• 2021-09-02 Contingent — NSBMLS
• 2021-08-21 Price Changed $165,000 Stellar MLS as Distributed by MLS Grid
• 2021-08-16 Price Changed — NSBMLS
• 2021-08-16 Price Changed — NSBMLS
• 2021-08-10 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2021-08-05 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2021-08-05 Listed — NSBMLS
• 2018-04-18 Sold (Public Records) $90,000 Public Records
• 2018-04-18 Sold (MLS) $90,000 Stellar MLS as Distributed by MLS Grid
• 2018-04-18 Sold (MLS) $90,000 NSBMLS
• 2018-04-18 Sold (MLS) $90,000 Daytona MLS
• 2018-04-04 Contingent — Daytona MLS
• 2018-04-04 Contingent — NSBMLS
• 2018-01-20 Listed $108,000 Daytona MLS
• 2018-01-18 Listed $108,000 Stellar MLS as Distributed by MLS Grid
• 2018-01-18 Listed $108,000 NSBMLS
• 1981-06-01 Sold (Public Records) $37,000 Public Records
• 1977-09-01 Sold (Public Records) $16,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,583 · -38.2% YoY. Source: county tax records.