5500 Ocean Shore Blvd #18 · Ormond Beach, FL 32176

$115,000

2 bd · 2.5 ba · 1,348 sqft · Condo · 154 Days on market

Built 1973 Good condition $85/sqft · 44% below area Est $205k · 44% under $1147/mo HOA · 55% of rent ↓ 8% 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
• 1% rule +10.0/10.0
• Schools +5.1/10.0
• Cash flow +4.5/30.0
• Livability +4.2/5.0
• Rent growth +3.8/5.0
• Condition / age +3.8/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy your own slice of sustainable paradise with carefully and thoughtfully chosen materials throughout the home. The main living areas feature Saltillo tiles and hypoallergenic carpet that are earth friendly and will naturally decompose. The environmentally friendly paint is from California and is hypoallergenic. This quiet pool view location is the perfect getaway between the ocean and the river.

Key facts

• Saltillo tiles
• Pool view location
• $1,147 HOA

Tags

• SALTILLO TILES
• HYPOALLERGENIC CARPET
• ENVIRONMENTALLY FRIENDLY PAINT
• POOL VIEW LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-294 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $72k (37.0% below list).
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $72k (37.0% below list) — sets the bar for cash-flow.

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: Beachside Elementary School (math 57% / reading 52%, grade C, #892 of 2,144 statewide, top 44%, 556 students, 66% FRL); Ormond Beach Middle School (math 57% / reading 55%, grade B-, #175 of 571 statewide, top 31%, 990 students, 48% FRL); Seabreeze High School (math 31% / reading 56%, grade F, #248 of 667 statewide, top 38%, 1,654 students, 41% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: Rents rising fast (+5.2%/yr); 566 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 32% of the median local income ($78k/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 $795 of loan paydown is wiped out by about $3k 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 154 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 55% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,412 (37.0% 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 154 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.81% ✓
• Cap rate: 3.22%
• Cash-on-cash: -10.97%
• DSCR: 0.51
• GRM: 4.6

CMA / ARV

• ARV (median comp): $205,000
• List price: $115,000
• Delta: -43.90%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5500 Ocean Shore Blvd #42	0.00mi	2/2.5	1,252 (-7%)	0mo	$60,000	$48	88
5500 Ocean Shore Blvd Unit UT42	0.14mi	2/2.5	1,252 (-7%)	0mo	$60,000	$48	81
5500 Ocean Shore Blvd #71	0.00mi	2/2.0	1,214 (-10%)	1mo	$60,000	$49	80
3360 Ocean Shore Blvd #3070	1.05mi	2/2.0	1,275 (-5%)	0mo	$280,000	$220	54
3360 Ocean Shore Blvd #307	1.05mi	2/2.0	1,275 (-5%)	0mo	$280,000	$220	54
3370 Ocean Shore Blvd #504	1.05mi	2/2.0	1,275 (-5%)	1mo	$350,000	$275	53

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 · 5.22% rent growth · sell at horizon

5-year hold

• IRR: -28.0%
• Equity multiple: 0.01×
• Total profit: $-31,882
• Equity at exit: $17,147

10-year hold

• IRR: -11.7%
• Equity multiple: 0.12×
• Total profit: $-28,463
• Equity at exit: $9,943

Cash invested: $32,200 (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 →

Active competition Active MLS

• For sale now: 1 active · 1 under contract
• Median asking: $339,000 ($279/sqft)
• Median days on market: 5 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -45.6% vs current asking $/sqft

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

ZIP-level market 32176

• Rents YoY: 5.2%
• Active inventory: 566
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,085 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$1,147
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $-294

Break-even live

Break-even rent $2,458

Max offer price $72,412

Occupancy floor —

Sensitivity live

Price	-10% $-215	-5% $-255	+0% $-294	+5% $-334	+10% $-374
Rent	-10% $-459	-5% $-377	+0% $-294	+5% $-212	+10% $-130
Rate	-1.0pp $-236	-0.5pp $-265	base $-294	+0.5pp $-324	+1.0pp $-354

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: $28,750
• Closing costs: $3,450
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5500 Ocean Shore Blvd Ormond Beach, FL	2.0	2.5	1233	$1,875	$1.52	62d	2	0.03mi
5500 Ocean Shore Blvd Ormond Beach, FL	2.0	2.5	1233	$1,975	$1.60	6d	2	0.03mi
5500 Ocean Shore Blvd Ormond Beach, FL	2.0	2.5	1233	$1,900	$1.54	0d	3	0.03mi
3370 Ocean Shore Blvd Apt 504B Ormond Beach, FL	2.0	2.0	1275	$3,000	$2.35	0d	1	1.04mi
3360 Ocean Shore Blvd #1030 Ormond Beach, FL	2.0	2.0	1275	$2,000	$1.57	62d	1	1.05mi
54 Capistrano Dr Ormond Beach, FL	3.0	2.0	1396	$2,850	$2.04	119d	1	1.09mi
3110 Ocean Shore Blvd Unit 4080 Ormond Beach, FL	2.0	2.0	1000	$2,195	$2.19	110d	1	1.31mi
3100 Ocean Shore Blvd Apt 407 Ormond Beach, FL	2.0	2.0	1000	$2,400	$2.40	119d	1	1.35mi

Property features AI

Finance

• Other: Has viewPets allowed with breed restrictions and number limits
• HOA & community: Homeowners association with monthly feeMonthly association fee includes insurance, grounds maintenance, pest control, sewer, trash and waterCommunity pool

Exterior

• Parking: Assigned parkingGuest parking
• Utilities: Public waterPublic sewerElectricity connectedWater connectedSewer connectedCable available
• Home design: CondominiumResidential propertyFaces westTwo-story building
• Construction: Asphalt road accessPublic maintained roadCity street frontage
• Exterior features: Rear screened porch

Interior

• Kitchen: RefrigeratorElectric RangeDishwasher
• Bedrooms: Total rooms listed as 2
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: WasherDryerRefrigeratorElectric RangeDishwasher
• Laundry & utility: In-unit laundry (washer and dryer)

HOA detail $1,147/mo · $13,764/yr condo

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

Listing history 50 events

1. 2026-09-14
   days on market $115,000 Active 154 DOM
2. 2026-09-13
   days on market $115,000 Active 153 DOM
3. 2026-09-12
   days on market $115,000 Active 152 DOM
4. 2026-09-11
   days on market $115,000 Active 151 DOM
5. 2026-09-05
   days on market $115,000 Active 145 DOM
6. 2026-09-04
   days on market $115,000 Active 144 DOM
7. 2026-09-03
   days on market $115,000 Active 143 DOM
8. 2026-08-31
   days on market $115,000 Active 140 DOM
9. 2026-08-29
   days on market $115,000 Active 138 DOM
10. 2026-08-28
    days on market $115,000 Active 137 DOM
11. 2026-08-27
    days on market $115,000 Active 136 DOM
12. 2026-08-26
    days on market $115,000 Active 135 DOM
13. 2026-08-25
    days on market $115,000 Active 134 DOM
14. 2026-08-24
    days on market $115,000 Active 133 DOM
15. 2026-08-23
    days on market $115,000 Active 132 DOM
16. 2026-08-21
    days on market $115,000 Active 130 DOM
17. 2026-08-20
    days on market $115,000 Active 129 DOM
18. 2026-08-19
    days on market $115,000 Active 128 DOM
19. 2026-08-18
    days on market $115,000 Active 127 DOM
20. 2026-08-17
    days on market $115,000 Active 126 DOM
21. 2026-08-16
    days on market $115,000 Active 125 DOM
22. 2026-08-15
    days on market $115,000 Active 124 DOM
23. 2026-08-15
    days on market $115,000 Active 123 DOM
24. 2026-08-13
    days on market $115,000 Active 122 DOM
25. 2026-08-12
    days on market $115,000 Active 121 DOM
26. 2026-08-11
    days on market $115,000 Active 120 DOM
27. 2026-08-10
    days on market $115,000 Active 119 DOM
28. 2026-08-09
    days on market $115,000 Active 118 DOM
29. 2026-08-08
    days on market $115,000 Active 117 DOM
30. 2026-08-07
    days on market $115,000 Active 116 DOM
31. 2026-08-06
    days on market $115,000 Active 115 DOM
32. 2026-08-05
    days on market $115,000 Active 114 DOM
33. 2026-08-04
    days on market $115,000 Active 113 DOM
34. 2026-08-03
    days on market $115,000 Active 112 DOM
35. 2026-07-31
    days on market $115,000 Active 109 DOM
36. 2026-07-30
    days on market $115,000 Active 107 DOM
37. 2026-07-28
    days on market $115,000 Active 106 DOM
38. 2026-07-26
    days on market $115,000 Active 104 DOM
39. 2026-07-25
    days on market $115,000 Active 103 DOM
40. 2026-07-24
    days on market $115,000 Active 102 DOM
41. 2026-07-23
    days on market $115,000 Active 101 DOM
42. 2026-07-22
    days on market $115,000 Active 100 DOM
43. 2026-07-21
    days on market $115,000 Active 99 DOM
44. 2026-07-16
    days on market $115,000 Active 94 DOM
45. 2026-07-16
    days on market $115,000 Active 93 DOM
46. 2026-07-14
    days on market $115,000 Active 92 DOM
47. 2026-07-14
    days on market $115,000 Active 91 DOM
48. 2026-07-12
    days on market $115,000 Active 90 DOM
49. 2026-07-11
    days on market $115,000 Active 89 DOM
50. 2026-07-10
    days on market $115,000 Active 88 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 3/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,024
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$2,002
• − Management: −$2,002
• − HOA: −$13,764
• − Depreciation: −$3,345
• Taxable loss: −$4,831
• Est. tax savings @ 24.0%: +$1,159
• After-tax cash flow: $-2,372/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 $6,740–$20,220 screening

A well-maintained condo with good condition and a great location. Minor cosmetic repairs needed.

Repairs flagged

• Minor Staircase — Plastic wrap on steps
• Minor Balcony — Plastic wrap on floor

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace plastic wrap — Improves safety and aesthetics ↑

ⓘ 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 51/100

Zoned Schools

Elementary Beachside Elementary School C FL #892/2,144 Nat'l #9,801/41,679 Middle Ormond Beach Middle School B- FL #175/571 Nat'l #2,362/14,009 High Seabreeze High School F FL #248/667 Nat'l #7,376/17,239

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

• County: Volusia County · 572,749 people
• City population: 69,624
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• Population (ZIP): 14,841
• Household income: $78,410
• Rent vs Own: 16.3% rent · 83.7% own
• Severe rent burden: 24% 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 (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 5% Black 2% Asian 2%
• Common ancestry: Slovak 5% Romanian 4% Lithuanian 3%
• Foreign-born: 6% · Canada, China
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -476.64%
• Current HPI: 319.6419
• Rent YoY: ▲ 5.22%
• 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

Property features AI

Finance

• Other: Has viewPets allowed with breed restrictions and number limits
• HOA & community: Homeowners association with monthly feeMonthly association fee includes insurance, grounds maintenance, pest control, sewer, trash and waterCommunity pool

Exterior

• Parking: Assigned parkingGuest parking
• Utilities: Public waterPublic sewerElectricity connectedWater connectedSewer connectedCable available
• Home design: CondominiumResidential propertyFaces westTwo-story building
• Construction: Asphalt road accessPublic maintained roadCity street frontage
• Exterior features: Rear screened porch

Interior

• Kitchen: RefrigeratorElectric RangeDishwasher
• Bedrooms: Total rooms listed as 2
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: WasherDryerRefrigeratorElectric RangeDishwasher
• Laundry & utility: In-unit laundry (washer and dryer)

Price history

-8.0% since first listed

4 events — show timeline

• 2026-06-09 Price Changed $115,000 Daytona MLS
• 2026-04-13 Listed $125,000 Daytona MLS
• 2026-04-10 Listing Removed — Daytona MLS
• 2025-04-09 Listed $125,000 Daytona MLS