112 Sunnybrook Cir N · Ormond Beach, FL 32174

$127,900

3 bd · 2.0 ba · 1,027 sqft · SingleFamily · 498 Days on market

Built 2025 Good condition $125/sqft · 36% below area Est $200k · 36% under $560/mo HOA · 29% of rent

---

Why this score? — see what drove the C+ 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 +15.8/30.0
• ARV discount +15.0/15.0
• 1% rule +9.9/10.0
• DSCR +4.9/10.0
• Schools +4.9/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Arrival! Construction has just completed on this Cute 3 Bed 2 Bath Floor Plan with added-on front porch. This home has so many added features at a great price point. An absolute must-see!

Key facts

• 2 parking spots
• Built 2025
• Listed 497 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $128k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $58 ($691/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Recommended offer: $113k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 3.9% in Ormond 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 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 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 32% 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 $884 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 498 days — a 12% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.

Recommended offer $112,552 (12.0% below list)

Questions for the listing agent

1. It's been on market 498 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.49% ✓
• Cap rate: 6.83%
• Cash-on-cash: 1.93%
• DSCR: 1.09
• GRM: 5.6

CMA / ARV

• ARV (median comp): $200,000
• List price: $127,900
• Delta: -36.05%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
353 Chardon Rd	0.23mi	2/1.0 (-1)	952 (-7%)	3mo	$215,000	$226	66
6 Spiveys Ct	0.99mi	3/2.0	1,185 (+15%)	1mo	$320,000	$270	39
355 Fir St	1.09mi	3/2.0	1,194 (+16%)	3mo	$224,900	$188	38
7 Greenfern Cir	0.73mi	4/2.0 (+1)	1,200 (+17%)	1mo	$290,000	$242	36
108 Camino Cir	1.12mi	2/2.0 (-1)	1,199 (+17%)	0mo	$249,000	$208	35
478 Jeannette Dr	1.02mi	2/1.0 (-1)	907 (-12%)	2mo	$280,000	$309	34

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: -15.4%
• Equity multiple: 0.46×
• Total profit: $-19,251
• Equity at exit: $19,070

10-year hold

• IRR: -10.4%
• Equity multiple: 0.42×
• Total profit: $-20,772
• Equity at exit: $11,058

Cash invested: $35,812 (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: 17 active · 6 under contract
• Months of supply: 25.5 mo (4%/mo absorbed)
• Median asking: $279,900 ($227/sqft)
• Median days on market: 59 d
• This list price: 24% of active listings are priced below it
• ARV vs active asking: -14.2% 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: 5.6×

Monthly cashflow live

• Estimated rent: $1,901 high
• Mortgage (P&I): −$671
• Tax est. 1.5%: −$160 /mo · $1,918/yr
• Insurance: −$53
• HOA: −$560
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $58

Break-even live

Break-even rent $1,828

Max offer price $127,900

Occupancy floor 92%

Sensitivity live

Price	-10% $146	-5% $102	+0% $58	+5% $13	+10% $-31
Rent	-10% $-93	-5% $-17	+0% $58	+5% $133	+10% $208
Rate	-1.0pp $122	-0.5pp $90	base $58	+0.5pp $24	+1.0pp $-9

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: $31,975
• Closing costs: $3,837
• 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	0.09mi
472 Bryant St Ormond Beach, FL	3.0	2.0	1010	$1,750	$1.73	123d	1	0.56mi
35 Magnolia Ave Unit 35 Ormond Beach, FL	2.0	2.0	1300	$1,800	$1.38	10d	1	0.73mi
11 Greenfern Cir Ormond Beach, FL	3.0	2.0	1216	$1,970	$1.62	123d	1	0.75mi
1088 W Granada Blvd Ormond Beach, FL	1.0–2.0	1.0–2.0	950	$1,525	$1.61	2d	6	0.85mi
145 Pinion Cir Ormond Beach, FL	3.0	2.0	1473	$2,300	$1.56	133d	1	0.92mi
1489 Springleaf Dr Ormond Beach, FL	3.0	2.0	1485	$2,100	$1.41	1d	1	1.00mi
1826 Carolina Ave Ormond Beach, FL	3.0	1.5	1068	$1,861	$1.74	38d	1	1.00mi
118 Pinion Cir Ormond Beach, FL	3.0	2.0	1367	$2,200	$1.61	15d	1	1.05mi
765 W Granada Blvd Ormond Beach, FL	1.0–3.0	1.0–2.0	1022	$1,341	$1.31	10d	1	1.06mi
10 Cherokee Trl Ormond Beach, FL	2.0	2.0	1485	$1,950	$1.31	10d	1	1.09mi
1767 Valencia Ave Ormond Beach, FL	4.0	2.0	1216	$2,100	$1.73	164d	1	1.14mi
248 Timberline Trl Ormond Beach, FL	2.0	2.0	712	$1,800	$2.53	2d	1	1.15mi
29 Fair Oaks Cir Ormond Beach, FL	2.0	2.5	1230	$1,750	$1.42	35d	1	1.17mi
29 Fair Oaks Cir Ormond Beach, FL	2.0	2.5	1250	$1,750	$1.40	20d	1	1.17mi
450 Tomoka Ave Apt 212 Ormond Beach, FL	2.0	1.0	1100	$1,475	$1.34	133d	1	1.17mi
450 Tomoka Ave Unit 215 Ormond Beach, FL	2.0	1.5	1150	$1,650	$1.43	133d	1	1.17mi
125 S Orchard St Unit 207 Ormond Beach, FL	2.0	1.0	810	$1,240	$1.53	133d	1	1.19mi
125 S Orchard St Unit 210 Ormond Beach, FL	2.0	1.0	819	$1,240	$1.51	10d	1	1.19mi
500 Shadow Lakes Blvd Ormond Beach, FL	1.0–2.0	1.0–2.0	856	$1,599	$1.87	0d	15	1.20mi
340 Tropical Ln Ormond Beach, FL	2.0	1.0	945	$1,695	$1.79	107d	1	1.21mi
14 Fair Oaks Cir Ormond Beach, FL	2.0	2.5	1290	$1,675	$1.30	44d	1	1.23mi
410 Sauls St Ormond Beach, FL	3.0	1.0	990	$1,500	$1.52	164d	1	1.23mi
5 Timberline Trl Unit C Ormond Beach, FL	3.0	2.0	1476	$2,175	$1.47	123d	1	1.25mi
40 Bluebird Ln Ormond Beach, FL	3.0	2.0	1248	$2,299	$1.84	51d	1	1.25mi
40 Bluebird Ln Ormond Beach, FL	3.0	2.0	1248	$2,299	$1.84	44d	1	1.25mi
1420 Alabama Ave Daytona Beach, FL	4.0	2.0	1367	$1,824	$1.33	160d	1	1.31mi
402 Fleming Ave Ormond Beach, FL	3.0	2.0	1495	$2,085	$1.39	49d	1	1.35mi
1707 Evergreen St Ormond Beach, FL	2.0	1.0	868	$1,750	$2.02	36d	1	1.36mi
1215 Alabama Ave Apt A Daytona Beach, FL	2.0	1.5	1070	$1,500	$1.40	51d	1	1.39mi
1215 Alabama Ave Daytona Beach, FL	2.0	1.5	1070	$1,450	$1.36	10d	1	1.39mi
1435 Atlanta Dr Daytona Beach, FL	3.0	1.0	1200	$1,800	$1.50	164d	1	1.42mi
275 Washington Pl Ormond Beach, FL	2.0	1.0	1052	$1,550	$1.47	1d	1	1.46mi
275 Washington Pl Ormond Beach, FL	2.0	1.0	1052	$1,550	$1.47	27d	1	1.46mi
1701 Tallahassee Dr Daytona Beach, FL	3.0	2.0	912	$1,997	$2.19	10d	1	1.49mi
1701 Tallahassee Dr Daytona Beach, FL	3.0	2.0	912	$1,997	$2.19	11d	1	1.49mi

Listing history 50 events

1. 2026-09-22
   days on market $127,900 Active 498 DOM
2. 2026-09-21
   days on market $127,900 Active 497 DOM
3. 2026-09-20
   days on market $127,900 Active 496 DOM
4. 2026-09-19
   days on market $127,900 Active 495 DOM
5. 2026-09-18
   days on market $127,900 Active 494 DOM
6. 2026-09-17
   days on market $127,900 Active 493 DOM
7. 2026-09-16
   days on market $127,900 Active 492 DOM
8. 2026-09-15
   days on market $127,900 Active 491 DOM
9. 2026-09-14
   days on market $127,900 Active 490 DOM
10. 2026-09-14
    days on market $127,900 Active 489 DOM
11. 2026-09-12
    days on market $127,900 Active 488 DOM
12. 2026-09-11
    days on market $127,900 Active 487 DOM
13. 2026-09-05
    days on market $127,900 Active 481 DOM
14. 2026-09-04
    days on market $127,900 Active 480 DOM
15. 2026-09-03
    days on market $127,900 Active 479 DOM
16. 2026-08-31
    days on market $127,900 Active 476 DOM
17. 2026-08-29
    days on market $127,900 Active 474 DOM
18. 2026-08-28
    days on market $127,900 Active 473 DOM
19. 2026-08-27
    days on market $127,900 Active 472 DOM
20. 2026-08-26
    days on market $127,900 Active 471 DOM
21. 2026-08-25
    days on market $127,900 Active 470 DOM
22. 2026-08-24
    days on market $127,900 Active 469 DOM
23. 2026-08-23
    days on market $127,900 Active 468 DOM
24. 2026-08-21
    days on market $127,900 Active 466 DOM
25. 2026-08-20
    days on market $127,900 Active 465 DOM
26. 2026-08-19
    days on market $127,900 Active 464 DOM
27. 2026-08-18
    days on market $127,900 Active 463 DOM
28. 2026-08-17
    days on market $127,900 Active 462 DOM
29. 2026-08-16
    days on market $127,900 Active 461 DOM
30. 2026-08-15
    days on market $127,900 Active 460 DOM
31. 2026-08-15
    days on market $127,900 Active 459 DOM
32. 2026-08-13
    days on market $127,900 Active 458 DOM
33. 2026-08-12
    days on market $127,900 Active 457 DOM
34. 2026-08-11
    days on market $127,900 Active 456 DOM
35. 2026-08-10
    days on market $127,900 Active 455 DOM
36. 2026-08-09
    days on market $127,900 Active 454 DOM
37. 2026-08-08
    days on market $127,900 Active 453 DOM
38. 2026-08-07
    days on market $127,900 Active 452 DOM
39. 2026-08-06
    days on market $127,900 Active 451 DOM
40. 2026-08-05
    days on market $127,900 Active 450 DOM
41. 2026-08-04
    days on market $127,900 Active 449 DOM
42. 2026-08-03
    days on market $127,900 Active 448 DOM
43. 2026-07-31
    days on market $127,900 Active 445 DOM
44. 2026-07-30
    days on market $127,900 Active 443 DOM
45. 2026-07-28
    days on market $127,900 Active 442 DOM
46. 2026-07-26
    days on market $127,900 Active 440 DOM
47. 2026-07-25
    days on market $127,900 Active 439 DOM
48. 2026-07-24
    days on market $127,900 Active 438 DOM
49. 2026-07-23
    days on market $127,900 Active 437 DOM
50. 2026-07-22
    days on market $127,900 Active 436 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: $22,807
• − Mortgage interest: −$7,164
• − Property taxes: −$1,918
• − Insurance: −$640
• − Repairs & maintenance: −$1,825
• − Management: −$1,825
• − HOA: −$6,720
• − Depreciation: −$3,721
• Taxable loss: −$1,005
• Est. tax savings @ 24.0%: +$241
• After-tax cash flow: $932/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 80/100 Cosmetic rehab Est. rehab $5,135–$15,405 screening

This single-family home is in excellent condition with recent cosmetic updates, making it move-in ready and ideal for both resale and rental markets.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value ↑
• Both Add smart home features — Improves convenience and marketability ↑

ⓘ 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.

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

---

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 (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%

---

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

---

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

1 event — show timeline

• 2025-05-12 Listed $127,900 Zillow