L-101 Plan · Ormond Beach, FL 32174

$129,900

2 bd · 2.0 ba · 1,201 sqft · SingleFamily · 981 Days on market

Poor condition $560/mo HOA · 31% of rent

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Why this score? — see what drove the F 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 +7.5/15.0
• Schools +4.9/10.0
• Livability +4.2/5.0
• Cash flow +3.7/30.0
• 1% rule +3.4/10.0
• Rent growth +2.9/5.0
• Condition / age +1.0/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Front Porch Home with full drywall interior. Beautiful curb appeal and interior.

Key facts

• Listed 980 days

🏗️ New construction. The $129,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $215,000.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $130k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-628 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $124k (4.4% below list).
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 2.8% 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: Tomoka Elementary School (math 62% / reading 61%, grade B, #634 of 2,144 statewide, top 30%, 709 students, 50% FRL); David C. Hinson Sr. Middle School (math 52% / reading 49%, grade C, #246 of 571 statewide, top 44%, 950 students, 52% FRL); Mainland High School (math 30% / reading 37%, grade F, #400 of 667 statewide, top 61%, 1,855 students, 64% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: Rents rising (+1.6%/yr); 1687 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals lingering (median 39d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 30% 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 $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 981 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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: HOA is 31% of rent.

Recommended offer $114,312 (12.0% 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 981 days. Have you received any prior offers? Is the seller open to a 12% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.84% ✗
• Cap rate: 2.79%
• Cash-on-cash: -12.51%
• DSCR: 0.44
• GRM: 10.0

CMA / ARV

• ARV (median comp): $215,000
• List price: $129,900
• Delta: -39.58%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Camino Cir	1.03mi	2/2.0	1,199 (-0%)	0mo	$249,000	$208	64
1759 Valencia Ave	1.12mi	3/2.0 (+1)	1,206 (+0%)	2mo	$235,000	$195	57
6 Spiveys Ct	0.93mi	3/2.0 (+1)	1,185 (-1%)	1mo	$320,000	$270	57
355 Fir St	0.99mi	3/2.0 (+1)	1,194 (-1%)	3mo	$224,900	$188	57
1836 Linda Ave	0.92mi	3/1.0 (+1)	1,235 (+3%)	3mo	$210,000	$170	48
196 Deer Lake Cir	1.11mi	2/2.0	1,331 (+11%)	3mo	$245,000	$184	44
344 Fir St	0.95mi	3/2.0 (+1)	1,302 (+8%)	3mo	$298,000	$229	44
1929 Linda Ave	0.71mi	3/1.5 (+1)	1,300 (+8%)	3mo	$200,000	$154	43
1807 Woodcrest Dr	0.90mi	3/2.0 (+1)	1,312 (+9%)	2mo	$200,000	$152	43
51 Mayfield Cir	0.80mi	2/2.0	1,385 (+15%)	1mo	$250,000	$181	40
110 Fiesta Cir	1.03mi	3/2.0 (+1)	1,369 (+14%)	3mo	$295,000	$215	34
352 S Orchard St	1.04mi	3/1.0 (+1)	960 (-20%)	3mo	$220,000	$229	29

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: -41.6%
• Equity multiple: -0.28×
• Total profit: $-76,861
• Equity at exit: $32,057

10-year hold

• IRR: -83.6%
• Equity multiple: -1.10×
• Total profit: $-126,565
• Equity at exit: $18,589

Cash invested: $60,200 (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: 23 active · 15 under contract
• Months of supply: 15.3 mo (7%/mo absorbed)
• Median asking: $270,000 ($212/sqft)
• Median days on market: 59 d
• This list price: 13% of active listings are priced below it
• ARV vs active asking: -15.4% 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: 6.0×

Monthly cashflow live

• Estimated rent: $1,795 high
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$560
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $-628

Break-even live

Break-even rent $2,590

Max offer price $124,193

Occupancy floor —

Sensitivity live

Price	-10% $-479	-5% $-553	+0% $-628	+5% $-702	+10% $-776
Rent	-10% $-769	-5% $-698	+0% $-628	+5% $-557	+10% $-486
Rate	-1.0pp $-519	-0.5pp $-573	base $-628	+0.5pp $-683	+1.0pp $-740

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: $53,750
• Closing costs: $6,450
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
51 Misty Falls Dr Ormond Beach, FL	2.0	2.0	1289	$1,700	$1.32	123d	1	0.20mi
472 Bryant St Ormond Beach, FL	3.0	2.0	1010	$1,750	$1.73	123d	1	0.46mi
11 Greenfern Cir Ormond Beach, FL	3.0	2.0	1216	$1,970	$1.62	123d	1	0.64mi
35 Magnolia Ave Unit 35 Ormond Beach, FL	2.0	2.0	1300	$1,800	$1.38	10d	1	0.78mi
1088 W Granada Blvd Ormond Beach, FL	1.0–2.0	1.0–2.0	950	$1,525	$1.61	2d	6	0.96mi
1826 Carolina Ave Ormond Beach, FL	3.0	1.5	1068	$1,861	$1.74	38d	1	0.96mi
145 Pinion Cir Ormond Beach, FL	3.0	2.0	1473	$2,300	$1.56	133d	1	0.97mi
1489 Springleaf Dr Ormond Beach, FL	3.0	2.0	1485	$2,100	$1.41	1d	1	1.01mi
765 W Granada Blvd Ormond Beach, FL	1.0–3.0	1.0–2.0	1022	$1,148	$1.12	10d	1	1.02mi
29 Fair Oaks Cir Ormond Beach, FL	2.0	2.5	1250	$1,750	$1.40	20d	1	1.07mi
29 Fair Oaks Cir Ormond Beach, FL	2.0	2.5	1230	$1,750	$1.42	35d	1	1.07mi
450 Tomoka Ave Unit 215 Ormond Beach, FL	2.0	1.5	1150	$1,650	$1.43	133d	1	1.08mi
450 Tomoka Ave Unit 102 Ormond Beach, FL	1.0	1.0	850	$1,325	$1.56	2d	1	1.08mi
450 Tomoka Ave Apt 212 Ormond Beach, FL	2.0	1.0	1100	$1,475	$1.34	133d	1	1.08mi
118 Pinion Cir Ormond Beach, FL	3.0	2.0	1367	$2,200	$1.61	15d	1	1.09mi
340 Tropical Ln Ormond Beach, FL	2.0	1.0	945	$1,695	$1.79	107d	1	1.09mi
125 S Orchard St Unit 207 Ormond Beach, FL	2.0	1.0	810	$1,240	$1.53	133d	1	1.09mi
125 S Orchard St Unit 210 Ormond Beach, FL	2.0	1.0	819	$1,240	$1.51	10d	1	1.09mi
410 Sauls St Ormond Beach, FL	3.0	1.0	990	$1,500	$1.52	164d	1	1.11mi
14 Fair Oaks Cir Ormond Beach, FL	2.0	2.5	1290	$1,675	$1.30	44d	1	1.13mi
10 Cherokee Trl Ormond Beach, FL	2.0	2.0	1485	$1,950	$1.31	10d	1	1.17mi
500 Shadow Lakes Blvd Ormond Beach, FL	1.0–2.0	1.0–2.0	856	$1,599	$1.87	0d	15	1.19mi
248 Timberline Trl Ormond Beach, FL	2.0	2.0	712	$1,800	$2.53	2d	1	1.20mi
402 Fleming Ave Ormond Beach, FL	3.0	2.0	1495	$2,085	$1.39	49d	1	1.23mi
1707 Evergreen St Ormond Beach, FL	2.0	1.0	868	$1,750	$2.02	36d	1	1.29mi
5 Timberline Trl Unit C Ormond Beach, FL	3.0	2.0	1476	$2,175	$1.47	123d	1	1.30mi
1215 Alabama Ave Apt A Daytona Beach, FL	2.0	1.5	1070	$1,500	$1.40	51d	1	1.33mi
1215 Alabama Ave Daytona Beach, FL	2.0	1.5	1070	$1,450	$1.36	10d	1	1.33mi
275 Washington Pl Ormond Beach, FL	2.0	1.0	1052	$1,550	$1.47	27d	1	1.36mi
275 Washington Pl Ormond Beach, FL	2.0	1.0	1052	$1,550	$1.47	1d	1	1.36mi
40 Bluebird Ln Ormond Beach, FL	3.0	2.0	1248	$2,299	$1.84	51d	1	1.37mi
40 Bluebird Ln Ormond Beach, FL	3.0	2.0	1248	$2,299	$1.84	44d	1	1.37mi
1435 Atlanta Dr Daytona Beach, FL	3.0	1.0	1200	$1,800	$1.50	164d	1	1.39mi
1701 Tallahassee Dr Daytona Beach, FL	3.0	2.0	912	$1,997	$2.19	10d	1	1.45mi
1701 Tallahassee Dr Daytona Beach, FL	3.0	2.0	912	$1,997	$2.19	11d	1	1.45mi
1235 Alcazar St Daytona Beach, FL	3.0	2.0	1498	$2,100	$1.40	164d	1	1.46mi

Listing history 50 events

1. 2026-11-08
   days on market $129,900 Active 981 DOM
2. 2026-11-07
   days on market $129,900 Active 980 DOM
3. 2026-11-06
   days on market $129,900 Active 979 DOM
4. 2026-11-05
   days on market $129,900 Active 978 DOM
5. 2026-11-04
   days on market $129,900 Active 977 DOM
6. 2026-11-02
   days on market $129,900 Active 975 DOM
7. 2026-11-01
   days on market $129,900 Active 974 DOM
8. 2026-10-31
   days on market $129,900 Active 973 DOM
9. 2026-10-30
   days on market $129,900 Active 972 DOM
10. 2026-10-29
    days on market $129,900 Active 971 DOM
11. 2026-10-28
    days on market $129,900 Active 970 DOM
12. 2026-10-27
    days on market $129,900 Active 969 DOM
13. 2026-10-26
    days on market $129,900 Active 968 DOM
14. 2026-10-26
    days on market $129,900 Active 967 DOM
15. 2026-10-24
    days on market $129,900 Active 966 DOM
16. 2026-10-23
    days on market $129,900 Active 965 DOM
17. 2026-10-22
    days on market $129,900 Active 964 DOM
18. 2026-10-21
    days on market $129,900 Active 963 DOM
19. 2026-10-20
    days on market $129,900 Active 962 DOM
20. 2026-10-19
    days on market $129,900 Active 961 DOM
21. 2026-10-18
    days on market $129,900 Active 960 DOM
22. 2026-10-17
    days on market $129,900 Active 959 DOM
23. 2026-10-16
    days on market $129,900 Active 958 DOM
24. 2026-10-15
    days on market $129,900 Active 957 DOM
25. 2026-10-14
    days on market $129,900 Active 956 DOM
26. 2026-10-13
    days on market $129,900 Active 955 DOM
27. 2026-10-12
    days on market $129,900 Active 954 DOM
28. 2026-10-11
    days on market $129,900 Active 953 DOM
29. 2026-10-10
    days on market $129,900 Active 952 DOM
30. 2026-10-09
    days on market $129,900 Active 951 DOM
31. 2026-10-08
    days on market $129,900 Active 950 DOM
32. 2026-10-07
    days on market $129,900 Active 949 DOM
33. 2026-10-06
    days on market $129,900 Active 948 DOM
34. 2026-10-05
    days on market $129,900 Active 947 DOM
35. 2026-10-05
    days on market $129,900 Active 946 DOM
36. 2026-10-04
    days on market $129,900 Active 945 DOM
37. 2026-10-02
    days on market $129,900 Active 944 DOM
38. 2026-10-01
    days on market $129,900 Active 943 DOM
39. 2026-09-30
    days on market $129,900 Active 942 DOM
40. 2026-09-29
    days on market $129,900 Active 941 DOM
41. 2026-09-28
    days on market $129,900 Active 940 DOM
42. 2026-09-27
    days on market $129,900 Active 939 DOM
43. 2026-09-25
    days on market $129,900 Active 937 DOM
44. 2026-09-24
    days on market $129,900 Active 936 DOM
45. 2026-09-22
    days on market $129,900 Active 934 DOM
46. 2026-09-21
    days on market $129,900 Active 933 DOM
47. 2026-09-20
    days on market $129,900 Active 932 DOM
48. 2026-09-19
    days on market $129,900 Active 931 DOM
49. 2026-09-18
    days on market $129,900 Active 930 DOM
50. 2026-09-17
    days on market $129,900 Active 929 DOM

ⓘ 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: $21,543
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − HOA: −$6,720
• − Depreciation: −$6,255
• Taxable loss: −$11,221
• Est. tax savings @ 24.0%: +$2,693
• After-tax cash flow: $-4,837/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 · 2 photos

Poor 20/100 Extensive rehab Est. rehab $60,050–$108,090 screening

This property requires extensive repairs and updates to bring it up to a livable condition. Immediate focus should be on the roof, exterior, and interior to ensure structural integrity and improve the home's value.

Repairs flagged

• Major roof — No visible roof details.
• Major exterior siding — No visible siding details.
• Major exterior paint — No visible paint details.
• Major interior walls — No interior wall details.
• Major flooring — No flooring details.
• Major systems — No system details visible.
• Major landscaping — No landscaping details visible.

Value-add opportunities

• Both roof replacement — Critical to the home's structural integrity and appearance. ↑
• Both exterior siding and paint — Improves curb appeal and structural integrity. ↑
• Both interior wall and flooring repairs — Enhances living space and appearance. ↑
• Both system upgrades — Ensures the home is up to current standards and energy-efficient. ↑
• Both landscaping and curb appeal — Enhances the home's overall appearance and appeal to potential buyers/tenants. ↑

ⓘ 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.

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Tomoka Elementary School B FL #634/2,144 Nat'l #6,818/41,679 Middle David C. Hinson Sr. Middle School C FL #246/571 Nat'l #3,367/14,009 High Mainland High School F FL #400/667 Nat'l #10,191/17,239

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

3 events — show timeline

• 2025-05-01 Relisted — Zillow
• 2025-05-01 Delisted — Zillow
• 2024-03-02 Listed $129,900 Zillow