None · New Smyrna Beach, FL 32168

$219,000

2 bd · 2.0 ba · 1,186 sqft · Condo public records · 96 Days on market

Built 1982 $350/mo HOA · 16% 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 +12.5/30.0
• ARV discount +7.5/15.0
• 1% rule +4.7/10.0
• Rent growth +3.9/5.0
• Schools +3.9/10.0
• DSCR +3.7/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this two bedroom, two bath brick home in New Smyrna Beach, FL. Centrally located, close to downtown New Smyrna and just a few minutes to the beach. Great price, great location and move in ready. HOA dues include 3 Wire internet/cable services.

Key facts

• $350 HOA
• Garage
• Built 1982

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $219k.

Deal economics

• At list price, monthly cash flow is $-30 ($-361/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (2.6% below list).
• Recommended offer: $199k (9.0% 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: Read-Pattillo Elementary School (math 52% / reading 52%, grade C-, #990 of 2,144 statewide, top 48%, 363 students, 54% 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) — zoned schools at 50% FRL track the district average.
• Market conditions: Rents rising fast (+5.6%/yr); 607 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 33% of the median local income ($77k/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 $7k 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 96 days — a 9% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 $133k; list at $219k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $199,290 (9.0% 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 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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 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: 0.97% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.59%
• DSCR: 0.97
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.6% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.49×
• Total profit: $-31,522
• Equity at exit: $32,654

10-year hold

• IRR: -0.9%
• Equity multiple: 0.93×
• Total profit: $-4,498
• Equity at exit: $18,935

Cash invested: $61,320 (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 32168

• Home prices YoY: -27.0%
• Rents YoY: 5.6%
• Active inventory: 607
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,133 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$126 /mo · $1,509/yr
• Insurance: −$91
• HOA: −$350
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $-30

Break-even live

Break-even rent $2,171

Max offer price $213,684

Occupancy floor 96%

Sensitivity live

Price	-10% $94	-5% $32	+0% $-30	+5% $-92	+10% $-154
Rent	-10% $-199	-5% $-114	+0% $-30	+5% $54	+10% $138
Rate	-1.0pp $80	-0.5pp $26	base $-30	+0.5pp $-87	+1.0pp $-145

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
907 Hamilton St New Smyrna Beach, FL	3.0	2.0	1336	$2,085	$1.56	13d	1	0.34mi
618 N Duss St New Smyrna Beach, FL	3.0	2.0	1500	$1,999	$1.33	21d	1	0.57mi
14 Birdie Dr New Smyrna Beach, FL	2.0	2.0	1060	$1,775	$1.67	25d	1	0.79mi
7 Birdie Dr New Smyrna Beach, FL	2.0	2.0	1046	$2,600	$2.49	25d	1	0.79mi
527 Terriere Way New Smyrna Beach, FL	3.0	2.0	1490	$2,400	$1.61	13d	1	0.81mi
1801 Sugartree Cir New Smyrna Beach, FL	1.0–2.0	1.0–2.0	720	$1,825	$2.53	25d	1	0.83mi
1054 Claudia St New Smyrna Beach, FL	2.0	2.0	1005	$1,750	$1.74	25d	1	0.95mi
110 Rush St New Smyrna Beach, FL	1.0	1.0	700	$1,300	$1.86	16d	1	1.13mi
201 Palmetto St New Smyrna Beach, FL	1.0	1.0	900	$1,650	$1.83	13d	1	1.18mi
2 Riverwalk Dr #202 New Smyrna Beach, FL	2.0	2.0	1384	$3,200	$2.31	25d	1	1.33mi
159 Breezeway Ct #159 New Smyrna Beach, FL	2.0	2.0	967	$2,900	$3.00	25d	1	1.48mi

HOA detail condo

• Monthly dues: $350 · $4,200/yr
• Likely covers: internetcable
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-22
   days on market $219,000 Active 96 DOM
2. 2026-06-18
   days on market $219,000 Active 93 DOM
3. 2026-06-17
   days on market $219,000 Active 92 DOM
4. 2026-06-16
   days on market $219,000 Active 91 DOM
5. 2026-06-15
   days on market $219,000 Active 90 DOM
6. 2026-06-14
   days on market $219,000 Active 88 DOM
7. 2026-06-10
   days on market $219,000 Active 85 DOM
8. 2026-06-09
   days on market $219,000 Active 84 DOM
9. 2026-06-08
   days on market $219,000 Active 83 DOM
10. 2026-06-07
    days on market $219,000 Active 82 DOM
11. 2026-06-05
    days on market $219,000 Active 79 DOM
12. 2026-06-03
    days on market $219,000 Active 78 DOM
13. 2026-06-03
    days on market $219,000 Active 77 DOM
14. 2026-06-01
    days on market $219,000 Active 76 DOM
15. 2026-05-31
    days on market $219,000 Active 75 DOM
16. 2026-05-31
    days on market $219,000 Active 74 DOM
17. 2026-03-25
    price $219,000 253-char remark

    Show marketing remark (253 chars)

    Check out this two bedroom, two bath brick home in New Smyrna Beach, FL. Centrally located, close to downtown New Smyrna and just a few minutes to the beach. Great price, great location and move in ready. HOA dues include 3 Wire internet/cable services.

18. 2026-03-17
    listed $229,000 Active 253-char remark

    Show marketing remark (253 chars)

    Check out this two bedroom, two bath brick home in New Smyrna Beach, FL. Centrally located, close to downtown New Smyrna and just a few minutes to the beach. Great price, great location and move in ready. HOA dues include 3 Wire internet/cable services.

19. 2020-03-03
    soldstatus $133,000
20. 2016-09-07
    soldstatus $100,000
21. 2016-09-03
    soldstatus $100,000 Sold 348-char remark

    Show marketing remark (348 chars)

    Very cute well maintained half duplex 2/2 home with open LR-DR-Kitchen floor plan. Sliders open to patio. Huge closet between kitchen and oversized garage could easily be laundry room. Laundry now is in garage on adjoining wall. Updates include water heater 2014, AC 2011. Super location close to shopping and the beach. Association rules attached.

22. 2016-09-02
    soldstatus $100,000 Closed
23. 2016-08-22
    historical Contingent - Inspections 348-char remark

    Show marketing remark (348 chars)

    Very cute well maintained half duplex 2/2 home with open LR-DR-Kitchen floor plan. Sliders open to patio. Huge closet between kitchen and oversized garage could easily be laundry room. Laundry now is in garage on adjoining wall. Updates include water heater 2014, AC 2011. Super location close to shopping and the beach. Association rules attached.

24. 2016-08-22
    historical Active Contingent

    Show marketing remark (348 chars)

    Very cute well maintained half duplex 2/2 home with open LR-DR-Kitchen floor plan. Sliders open to patio. Huge closet between kitchen and oversized garage could easily be laundry room. Laundry now is in garage on adjoining wall. Updates include water heater 2014, AC 2011. Super location close to shopping and the beach. Association rules attached.

25. 2016-08-16
    listed $110,000 Active
26. 2016-07-01
    listed $110,000 Active 348-char remark

    Show marketing remark (348 chars)

    Very cute well maintained half duplex 2/2 home with open LR-DR-Kitchen floor plan. Sliders open to patio. Huge closet between kitchen and oversized garage could easily be laundry room. Laundry now is in garage on adjoining wall. Updates include water heater 2014, AC 2011. Super location close to shopping and the beach. Association rules attached.

27. 2004-09-22
    soldstatus $99,900
28. 2001-12-19
    soldstatus $63,000
29. 1983-10-01
    soldstatus $48,000

ⓘ 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: $1,509 · $126/mo
• Projected year-2 tax: $1,818 · $151/mo
• Expected delta: +$308/yr (+$26/mo · 20.4%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 57% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°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: $25,601
• − Mortgage interest: −$12,267
• − Property taxes: −$1,509
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,048
• − Management: −$2,048
• − HOA: −$4,200
• − Depreciation: −$6,371
• Taxable loss: −$3,938
• Est. tax savings @ 24.0%: +$945
• After-tax cash flow: $584/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): 31,847
• Household income: $77,083
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 1139.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 6% Black 5% Two or more races 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Romanian 4% Italian 3% Lithuanian 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 5% 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: ▼ -129.58%
• Current HPI: 350.4259
• Rent YoY: ▲ 5.60%
• 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

+356.2% since first listed

13 events — show timeline

• 2026-03-25 Price Changed $219,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-17 Listed $229,000 Stellar MLS as Distributed by MLS Grid
• 2020-03-03 Sold (Public Records) $133,000 Public Records
• 2016-09-07 Sold (Public Records) $100,000 Public Records
• 2016-09-03 Sold (MLS) $100,000 Stellar MLS as Distributed by MLS Grid
• 2016-09-02 Sold (MLS) $100,000 Daytona MLS
• 2016-08-22 Contingent — Stellar MLS as Distributed by MLS Grid
• 2016-08-22 Contingent — Daytona MLS
• 2016-08-16 Listed $110,000 Daytona MLS
• 2016-07-01 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2004-09-22 Sold (Public Records) $99,900 Public Records
• 2001-12-19 Sold (Public Records) $63,000 Public Records
• 1983-10-01 Sold (Public Records) $48,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,509 · +2.6% YoY. Source: county tax records.