4849 Saxon Dr Unit C208 · New Smyrna Beach, FL 32169

$375,000

2 bd · 2.0 ba · 889 sqft · Condo · 219 Days on market

Built 1967 Poor condition $422/sqft · 22% below area Est $479k · 22% under $578/mo HOA · 17% of rent ↓ 23% since listing

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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
• Cash flow +7.8/30.0
• Schools +5.3/10.0
• 1% rule +4.3/10.0
• Rent growth +3.8/5.0
• Livability +3.5/5.0
• DSCR +1.9/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Feel your worries drift away across the powder white sands and out onto the saltwater waves of the Atlantic Ocean. This Stunning 2/2 bath multi-level condominium unit comes completely furnished and includes a washer dryer. If you are searching for you own little slice of heaven on the beach you must come tour this unit now. This updated unit offers Solid wood kraft maid kitchen cabinets with pull out drawers, stainless steel appliances, quartz countertops, a full bath and tile floors in the main floor. Upstairs there are two bedrooms and a second bath. Situated in Ocean Club South on the Drive free beach this smaller complex offers all the peace and tranquility you have been longing for. The community amenities include an Oceanfront pool, tennis courts, shuffle baord court as well as a community rec room with pool table. You also have the option to lease your unit out if you like when you are not using it.

Key facts

• Tile floors
• Oceanfront pool
• Tennis courts

Tags

• STAINLESS STEEL APPLIANCES
• GRANITE COUNTER TOPS
• TILE FLOORS
• OCEANFRONT POOL
• TENNIS COURTS
• SHUFFLE BOARD COURT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $375k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-487 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $305k (18.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $348k (7.2% below list).
• Recommended offer: $305k (18.8% below list) — sets the bar for cash-flow.
• Cap rate 4.9% vs local median 2.8% in New Smyrna 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 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); 641 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 38% of the median local income ($111k/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 $3k of loan paydown is wiped out by about $11k 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 219 days — a 12% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $325k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $304,539 (18.8% 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 219 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
7. 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?
8. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
9. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
10. 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?
11. 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?
12. 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.
13. 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.
14. 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: 0.93% ✗
• Cap rate: 4.95%
• Cash-on-cash: -4.81%
• DSCR: 0.79
• GRM: 9.0

CMA / ARV

• ARV (median comp): $478,810
• List price: $375,000
• Delta: -21.68%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4831 Saxon Dr #1040	0.11mi	2/2.0	950 (+7%)	2mo	$505,000	$532	82
4841 Saxon Dr Unit E206	0.03mi	2/2.5	975 (+10%)	1mo	$452,620	$464	79
4821 Saxon Dr Unit B103	0.17mi	2/2.0	960 (+8%)	0mo	$485,000	$505	79
4821 Saxon Dr Unit B-213	0.15mi	2/2.5	960 (+8%)	0mo	$640,000	$667	78
4405 Sea Mist Dr #218	1.36mi	1/1.0 (-1)	891 (+0%)	2mo	$235,000	$264	54
4495 S Atlantic Ave Unit 1010S	1.15mi	2/2.0	1,100 (+24%)	0mo	$585,000	$532	40
4495 S Atlantic Ave Unit 101S	1.15mi	2/2.0	1,100 (+24%)	0mo	$585,000	$532	40
4405 Sea Mist Dr #216	1.44mi	2/2.0	1,100 (+24%)	1mo	$318,000	$289	39

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 · 5.17% rent growth · sell at horizon

5-year hold

• IRR: -22.6%
• Equity multiple: 0.20×
• Total profit: $-83,569
• Equity at exit: $55,914

10-year hold

• IRR: -10.9%
• Equity multiple: 0.26×
• Total profit: $-77,585
• Equity at exit: $32,423

Cash invested: $105,000 (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 →

Active competition Active MLS

• For sale now: 2 active · 1 under contract
• Median asking: $383,450 ($380/sqft)
• Median days on market: 279 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +41.6% above current asking $/sqft

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

ZIP-level market 32169

• Rents YoY: 5.2%
• Active inventory: 641
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $3,480 high
• Mortgage (P&I): −$1,967
• Tax est. 1.5%: −$469 /mo · $5,625/yr
• Insurance: −$156
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$578
• Vacancy / Maint / Mgmt: −$731
• Net cashflow: $-487

Break-even live

Break-even rent $4,096

Max offer price $304,539

Occupancy floor —

Sensitivity live

Price	-10% $-228	-5% $-357	+0% $-487	+5% $-617	+10% $-746
Rent	-10% $-762	-5% $-624	+0% $-487	+5% $-349	+10% $-212
Rate	-1.0pp $-298	-0.5pp $-392	base $-487	+0.5pp $-584	+1.0pp $-683

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: $93,750
• Closing costs: $11,250
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4849 Saxon Dr New Smyrna Beach, FL	2.0	2.0	863	$4,950	$5.74	119d	4	0.03mi
4849 Saxon Dr #2030 New Smyrna Beach, FL	2.0	2.0	889	$4,500	$5.06	6d	1	0.04mi
4849 Saxon Dr New Smyrna Beach, FL	2.0	2.0	889	$4,000	$4.50	6d	1	0.04mi
4860 S Atlantic Ave #1030 New Smyrna Beach, FL	2.0	2.0	906	$1,850	$2.04	110d	1	0.11mi
4811 Saxon Dr Unit 602 New Smyrna Beach, FL	2.0	2.0	1025	$3,500	$3.41	62d	1	0.17mi
4501 S Atlantic Ave #513 New Smyrna Beach, FL	1.0	2.0	928	$3,000	$3.23	88d	1	1.06mi
4405 Sea Mist Dr New Smyrna Beach, FL	2.0	2.0	1054	$2,300	$2.18	6d	1	1.33mi

HOA detail $578/mo · $6,936/yr condo

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

Listing history 50 events

1. 2026-09-24
   days on market $375,000 Active 219 DOM
2. 2026-09-22
   days on market $375,000 Active 217 DOM
3. 2026-09-21
   days on market $375,000 Active 216 DOM
4. 2026-09-20
   days on market $375,000 Active 215 DOM
5. 2026-09-19
   days on market $375,000 Active 214 DOM
6. 2026-09-18
   days on market $375,000 Active 213 DOM
7. 2026-09-17
   days on market $375,000 Active 212 DOM
8. 2026-09-16
   days on market $375,000 Active 211 DOM
9. 2026-09-15
   days on market $375,000 Active 210 DOM
10. 2026-09-14
    days on market $375,000 Active 209 DOM
11. 2026-09-13
    days on market $375,000 Active 208 DOM
12. 2026-09-12
    days on market $375,000 Active 207 DOM
13. 2026-09-11
    days on market $375,000 Active 206 DOM
14. 2026-09-05
    days on market $375,000 Active 200 DOM
15. 2026-09-04
    days on market $375,000 Active 199 DOM
16. 2026-09-03
    days on market $375,000 Active 198 DOM
17. 2026-08-31
    days on market $375,000 Active 195 DOM
18. 2026-08-29
    days on market $375,000 Active 193 DOM
19. 2026-08-28
    days on market $375,000 Active 192 DOM
20. 2026-08-27
    days on market $375,000 Active 191 DOM
21. 2026-08-26
    days on market $375,000 Active 190 DOM
22. 2026-08-25
    days on market $375,000 Active 189 DOM
23. 2026-08-24
    days on market $375,000 Active 188 DOM
24. 2026-08-23
    days on market $375,000 Active 187 DOM
25. 2026-08-21
    days on market $375,000 Active 185 DOM
26. 2026-08-20
    days on market $375,000 Active 184 DOM
27. 2026-08-19
    days on market $375,000 Active 183 DOM
28. 2026-08-18
    days on market $375,000 Active 182 DOM
29. 2026-08-17
    days on market $375,000 Active 181 DOM
30. 2026-08-16
    days on market $375,000 Active 180 DOM
31. 2026-08-15
    days on market $375,000 Active 179 DOM
32. 2026-08-15
    days on market $375,000 Active 178 DOM
33. 2026-08-13
    days on market $375,000 Active 177 DOM
34. 2026-08-12
    days on market $375,000 Active 176 DOM
35. 2026-08-11
    days on market $375,000 Active 175 DOM
36. 2026-08-10
    days on market $375,000 Active 174 DOM
37. 2026-08-09
    days on market $375,000 Active 173 DOM
38. 2026-08-08
    days on market $375,000 Active 172 DOM
39. 2026-08-07
    days on market $375,000 Active 171 DOM
40. 2026-08-06
    days on market $375,000 Active 170 DOM
41. 2026-08-05
    days on market $375,000 Active 169 DOM
42. 2026-08-04
    days on market $375,000 Active 168 DOM
43. 2026-08-03
    days on market $375,000 Active 167 DOM
44. 2026-07-31
    days on market $375,000 Active 164 DOM
45. 2026-07-30
    days on market $375,000 Active 162 DOM
46. 2026-07-28
    days on market $375,000 Active 161 DOM
47. 2026-07-26
    days on market $375,000 Active 159 DOM
48. 2026-07-25
    days on market $375,000 Active 158 DOM
49. 2026-07-24
    days on market $375,000 Active 157 DOM
50. 2026-07-23
    days on market $375,000 Active 156 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 7/10 Severe FEMA zone X (unshaded) · 92% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,758
• − Mortgage interest: −$21,006
• − Property taxes: −$5,625
• − Insurance: −$2,672
• − Repairs & maintenance: −$3,341
• − Management: −$3,341
• − HOA: −$6,936
• − Depreciation: −$10,909
• Taxable loss: −$12,072
• Est. tax savings @ 24.0%: +$2,897
• After-tax cash flow: $-2,946/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 · 6 photos

Poor 20/100 Extensive rehab Est. rehab $44,450–$80,010 screening

This property requires extensive renovations and maintenance to improve its condition and increase its resale and rental value.

Repairs flagged

• Major Kitchen cabinets — The cabinets are outdated and lack modern features.
• Major Bathroom fixtures — The bathrooms appear basic and may need updated fixtures.
• Major Roof — The roof appears aged and may need replacement.
• Major Exterior siding — The siding is weathered and may need repainting or replacement.
• Major Flooring — The flooring in common areas appears worn and may need replacement.
• Major Interior walls — The walls have discoloration and may need repainting.
• Major HVAC/mechanicals — The HVAC system may need maintenance or replacement.
• Major Landscaping — The landscaping is overgrown and requires trimming and maintenance.

Value-add opportunities

• Resale Kitchen renovation — A modern kitchen with updated appliances and fixtures can significantly increase the home's appeal to buyers. ↑
• Resale Bathroom updates — Upgraded bathrooms with modern fixtures can enhance the home's value and attract more buyers. ↑
• Both Roof replacement — A new roof will improve the home's appearance and increase its value for both buyers and renters. ↑
• Both Exterior painting and siding repair — A fresh coat of paint and repair of the siding will enhance the home's curb appeal and increase its value. ↑
• Both Flooring replacement — New flooring in common areas will improve the home's appearance and increase its value for both buyers and renters. ↑
• Both Interior painting — Repainting the interior walls will improve the home's appearance and increase its value for both buyers and renters. ↑
• Both HVAC system maintenance or replacement — A functioning HVAC system will improve the home's comfort and increase its value for both buyers and renters. ↑
• Both Landscaping and trimming — A well-maintained and trimmed landscape will enhance the home's curb appeal and increase its value for both buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Extensive 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 53/100

Zoned Schools

Elementary Coronado Beach Elementary School A- FL #288/2,144 Nat'l #2,792/41,679 Middle New Smyrna Beach Middle School D- FL #331/571 Nat'l #5,160/14,009 High New Smyrna Beach High School F FL #255/667 Nat'l #7,439/17,239

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

C Composite livability gradescore 69/100

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

• County: Volusia County · 572,749 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: 15% 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 (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%

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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: ▼ -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

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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

-22.7% since first listed

13 events — show timeline

• 2026-02-17 Listed $375,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-02 Sold (MLS) $325,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-06-10 Price Changed $425,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-08 Price Changed $450,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-18 Listed $475,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-07 Listing Removed — Daytona MLS
• 2024-02-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-12-08 Price Changed $475,000 Stellar MLS as Distributed by MLS Grid
• 2023-11-30 Price Changed $475,000 Daytona MLS
• 2023-11-30 Price Changed $475,000 Stellar MLS as Distributed by MLS Grid
• 2023-06-11 Listed $485,000 Daytona MLS
• 2023-06-05 Listed $485,000 Stellar MLS as Distributed by MLS Grid