4860 S Atlantic Ave #201 · New Smyrna Beach, FL 32169

$305,000

2 bd · 2.0 ba · 906 sqft · Condo · 275 Days on market

Built 1994 Good condition $337/sqft · 28% below area Est $425k · 28% under $650/mo HOA · 21% 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
• Cash flow +8.5/30.0
• 1% rule +5.3/10.0
• Schools +5.3/10.0
• Rent growth +3.8/5.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Where else can you have the ocean at your front door and a fishing dock at your back door. Ocean access is across the street. Dock belonging to property in on the Intracoastal waterway system , beautifully kept 2 bedroom 2 bath furnished condo can be used as your homestead, your vacation home or your rental property. (minimum 1 month) There is also a walking trail and yet only a few minutes to restaurants and shopping. Launch you Kayak or paddle board off the dock. And there is a private storage room to store them in.

Key facts

• Fishing dock
• Private storage room
• Walking trail

Tags

• OCEAN ACCESS
• FISHING DOCK
• INTRACOASTAL WATERWAY
• WALKING TRAIL
• PRIVATE STORAGE ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $305k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-336 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (15.9% below list).
• Meets the 1% rule at list price ($3k rent vs $305k).
• Recommended offer: $256k (15.9% below list) — sets the bar for cash-flow.
• Cap rate 5.2% 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); 582 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 64d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 34% 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 $2k of loan paydown is wiped out by about $9k 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 275 days — a 12% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 9y 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 $66/mo; HOA is 21% of rent.
• Climate carrying-cost: severe flood risk; 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 $256,362 (15.9% 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 275 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.03% ✓
• Cap rate: 5.23%
• Cash-on-cash: -3.79%
• DSCR: 0.83
• GRM: 8.1

CMA / ARV

• ARV (median comp): $425,000
• List price: $305,000
• Delta: -28.24%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4831 Saxon Dr #1040	0.18mi	2/2.0	950 (+5%)	0mo	$505,000	$532	83
4405 Sea Mist Dr #218	1.42mi	1/1.0 (-1)	891 (-2%)	0mo	$235,000	$264	53
4151 S Atlantic Ave #511	2.12mi	2/2.0	977 (+8%)	0mo	$475,000	$486	52
4313 Sea Mist Dr #260	1.64mi	2/2.0	1,028 (+14%)	0mo	$415,000	$404	42
4283 Sea Mist Dr #4283	1.75mi	2/2.0	1,122 (+24%)	0mo	$425,000	$379	40
4175 S Atlantic Ave #509	1.93mi	1/1.0 (-1)	766 (-16%)	0mo	$310,000	$405	31
4175 S Atlantic Ave #5270	1.96mi	1/1.0 (-1)	766 (-16%)	0mo	$380,000	$496	31

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: -20.8%
• Equity multiple: 0.26×
• Total profit: $-63,318
• Equity at exit: $45,476

10-year hold

• IRR: -8.4%
• Equity multiple: 0.41×
• Total profit: $-50,583
• Equity at exit: $26,371

Cash invested: $85,400 (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: +23.3% 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: 582
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $3,150 medium
• Mortgage (P&I): −$1,599
• Tax est. 1.5%: −$381 /mo · $4,575/yr
• Insurance: −$127
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$650
• Vacancy / Maint / Mgmt: −$661
• Net cashflow: $-336

Break-even live

Break-even rent $3,575

Max offer price $256,362

Occupancy floor —

Sensitivity live

Price	-10% $-125	-5% $-231	+0% $-336	+5% $-442	+10% $-547
Rent	-10% $-585	-5% $-461	+0% $-336	+5% $-212	+10% $-87
Rate	-1.0pp $-183	-0.5pp $-259	base $-336	+0.5pp $-415	+1.0pp $-496

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: $76,250
• Closing costs: $9,150
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4860 S Atlantic Ave #1030 New Smyrna Beach, FL	2.0	2.0	906	$1,850	$2.04	63d	1	0.03mi
4849 Saxon Dr New Smyrna Beach, FL	2.0	2.0	863	$4,950	$5.74	72d	4	0.11mi
4811 Saxon Dr Unit 602 New Smyrna Beach, FL	2.0	2.0	1025	$3,500	$3.41	16d	1	0.30mi
4501 S Atlantic Ave #513 New Smyrna Beach, FL	1.0	2.0	928	$3,000	$3.23	41d	1	1.18mi

HOA detail $650/mo · $7,800/yr condo

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

Listing history 50 events

1. 2026-08-08
   days on market $305,000 Active 275 DOM
2. 2026-08-07
   days on market $305,000 Active 274 DOM
3. 2026-08-06
   days on market $305,000 Active 273 DOM
4. 2026-08-05
   days on market $305,000 Active 272 DOM
5. 2026-08-04
   days on market $305,000 Active 271 DOM
6. 2026-08-03
   days on market $305,000 Active 270 DOM
7. 2026-07-31
   days on market $305,000 Active 267 DOM
8. 2026-07-30
   days on market $305,000 Active 265 DOM
9. 2026-07-28
   days on market $305,000 Active 264 DOM
10. 2026-07-26
    days on market $305,000 Active 262 DOM
11. 2026-07-25
    days on market $305,000 Active 261 DOM
12. 2026-07-24
    days on market $305,000 Active 260 DOM
13. 2026-07-23
    days on market $305,000 Active 259 DOM
14. 2026-07-22
    days on market $305,000 Active 258 DOM
15. 2026-07-21
    days on market $305,000 Active 257 DOM
16. 2026-07-16
    days on market $305,000 Active 252 DOM
17. 2026-07-16
    days on market $305,000 Active 251 DOM
18. 2026-07-14
    days on market $305,000 Active 250 DOM
19. 2026-07-14
    days on market $305,000 Active 249 DOM
20. 2026-07-12
    days on market $305,000 Active 248 DOM
21. 2026-07-11
    days on market $305,000 Active 247 DOM
22. 2026-07-10
    days on market $305,000 Active 246 DOM
23. 2026-07-09
    days on market $305,000 Active 245 DOM
24. 2026-07-07
    days on market $305,000 Active 243 DOM
25. 2026-07-06
    days on market $305,000 Active 242 DOM
26. 2026-07-05
    days on market $305,000 Active 241 DOM
27. 2026-07-03
    days on market $305,000 Active 239 DOM
28. 2026-07-01
    days on market $305,000 Active 237 DOM
29. 2026-06-30
    days on market $305,000 Active 236 DOM
30. 2026-06-29
    days on market $305,000 Active 235 DOM
31. 2026-06-28
    days on market $305,000 Active 234 DOM
32. 2026-06-28
    days on market $305,000 Active 233 DOM
33. 2026-06-27
    days on market $305,000 Active 232 DOM
34. 2026-06-25
    days on market $305,000 Active 230 DOM
35. 2026-06-23
    days on market $305,000 Active 228 DOM
36. 2026-06-22
    days on market $305,000 Active 227 DOM
37. 2026-06-18
    days on market $305,000 Active 224 DOM
38. 2026-06-17
    days on market $305,000 Active 223 DOM
39. 2026-06-16
    days on market $305,000 Active 222 DOM
40. 2026-06-15
    days on market $305,000 Active 221 DOM
41. 2026-06-14
    days on market $305,000 Active 219 DOM
42. 2026-06-10
    days on market $305,000 Active 216 DOM
43. 2026-06-09
    days on market $305,000 Active 215 DOM
44. 2026-06-08
    days on market $305,000 Active 214 DOM
45. 2026-06-07
    days on market $305,000 Active 213 DOM
46. 2026-06-05
    days on market $305,000 Active 210 DOM
47. 2026-06-03
    days on market $305,000 Active 209 DOM
48. 2026-06-03
    days on market $305,000 Active 208 DOM
49. 2026-06-01
    days on market $305,000 Active 207 DOM
50. 2026-05-31
    days on market $305,000 Active 206 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 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: $37,794
• − Mortgage interest: −$17,085
• − Property taxes: −$4,575
• − Insurance: −$2,322
• − Repairs & maintenance: −$3,024
• − Management: −$3,024
• − HOA: −$7,800
• − Depreciation: −$8,873
• Taxable loss: −$8,908
• Est. tax savings @ 24.0%: +$2,138
• After-tax cash flow: $-1,896/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 · 13 photos

Good 75/100 Cosmetic rehab Est. rehab $4,530–$13,590 screening

This property is in good condition with no major repairs needed. Painting the exterior and interior walls and landscaping can significantly increase its value.

Repairs flagged

• Minor Painting — The exterior walls and interior walls appear to be in good condition with no visible damage or wear.

Value-add opportunities

• Both Painting the exterior and interior walls — Painting can improve the curb appeal and interior aesthetics, which can increase both resale and rental value. ↑
• Both Landscaping — Landscaping can improve the curb appeal and exterior aesthetics, which can increase both resale and rental value. ↑

ⓘ 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 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

+69.5% since first listed

18 events — show timeline

• 2025-11-06 Listed $305,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-05 Rental Removed $2,000 Avail
• 2025-10-22 Listed for Rent $2,000 Avail
• 2025-08-25 Rental Removed $2,000 Avail
• 2025-07-24 Listed for Rent $2,000 Avail
• 2025-07-13 Rental Removed $2,000 Avail
• 2025-06-11 Listed for Rent $2,000 Avail
• 2025-05-27 Rental Removed $1,900 Avail
• 2025-04-25 Listed for Rent $1,900 Avail
• 2024-06-20 Rental Removed $1,900 Avail
• 2024-05-07 Listed for Rent $1,900 Avail
• 2024-04-13 Rental Removed $2,000 Avail
• 2024-04-02 Price Changed $2,000 Avail
• 2024-02-08 Listed for Rent $2,250 Avail
• 2018-01-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-01-25 Delisted — NSBMLS
• 2017-05-10 Listed — NSBMLS
• 2017-05-10 Listed $179,900 Stellar MLS as Distributed by MLS Grid