1176 Athlone Way · Ormond Beach, FL 32174

$299,000

3 bd · 2.5 ba · 1,957 sqft · SingleFamily public records · 242 Days on market

Built 1997 $230/mo HOA · 9% of rent

---

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
• Cash flow +7.1/30.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• 1% rule +3.3/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to spacious, refined living in the heart of Halifax Plantation. This generous townhome—offering approximately 1,957?sq?ft of thoughtfully designed space—features 3 bedrooms and 3½ baths, including a first-floor primary suite, providing both comfort and convenience. As you step inside, you’ll immediately appreciate the scale of this home: an abundant living area, large eat-in kitchen, and huge bedrooms each with private baths. The primary bedroom on the main level offers ease of access and privacy, complete with a well-appointed ensuite bath and walk-in closet. Upstairs, two additional bedrooms and bathrooms ensure plenty of room for guests or family. With nearly 2,000?square feet, this unit stands out for its size and livability.

Key facts

• Fitness center
• Tennis courts
• Walk in closet

Tags

• FIRST FLOOR PRIMARY SUITE
• WELL APPOINTED ENSUITE BATH
• WALK IN CLOSET
• JUNIOR OLYMPIC SIZE POOL
• FITNESS CENTER
• TENNIS COURTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-423 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (25.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (17.0% below list).
• Recommended offer: $224k (25.0% 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: Pine Trail Elementary School (math 77% / reading 72%, grade A, #230 of 2,144 statewide, top 12%, 688 students, 45% 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).
• Market conditions: Rents rising (+1.6%/yr); 989 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 42% 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 $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 242 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 23y ago; this cycle's ask has dropped $26k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $224,311 (25.0% 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 242 days. Have you received any prior offers? Is the seller open to a 25% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 4.60%
• Cash-on-cash: -6.06%
• DSCR: 0.73
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.64% rent growth · sell at horizon

5-year hold

• IRR: -28.4%
• Equity multiple: 0.06×
• Total profit: $-78,498
• Equity at exit: $44,582

10-year hold

• IRR: -34.8%
• Equity multiple: -0.38×
• Total profit: $-115,465
• Equity at exit: $25,852

Cash invested: $83,720 (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 32174

• Rents YoY: 1.6%
• Active inventory: 989
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,482 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$461 /mo · $5,534/yr
• Insurance: −$125
• HOA: −$230
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $-423

Break-even live

Break-even rent $3,017

Max offer price $224,311

Occupancy floor —

Sensitivity live

Price	-10% $-254	-5% $-338	+0% $-423	+5% $-507	+10% $-592
Rent	-10% $-619	-5% $-521	+0% $-423	+5% $-325	+10% $-227
Rate	-1.0pp $-272	-0.5pp $-347	base $-423	+0.5pp $-500	+1.0pp $-579

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3132 Connemara Dr Ormond Beach, FL	3.0	2.0	1670	$2,200	$1.32	20d	1	0.41mi
1315 Elli Cir Ormond Beach, FL	3.0	2.0	2111	$2,900	$1.37	4d	1	0.44mi
3209 Bailey Ann Dr Ormond Beach, FL	3.0	2.0	2331	$2,395	$1.03	4d	1	0.48mi
1427 Carlow Cir Ormond Beach, FL	3.0	2.0	1684	$2,059	$1.22	25d	1	0.94mi
1033 Hampstead Ln Ormond Beach, FL	3.0	2.5	2591	$4,000	$1.54	4d	1	1.24mi
5 Villa Lago Ln Ormond Beach, FL	3.0	2.0	1935	$2,345	$1.21	16d	1	1.39mi
38 Magnolia Dr S Ormond Beach, FL	2.0	2.0	1300	$2,000	$1.54	12d	1	1.40mi
35 Magnolia Dr S Ormond Beach, FL	2.0	2.0	1300	$1,800	$1.38	25d	1	1.41mi
4121 Acoma Dr Ormond Beach, FL	3.0	2.0	1712	$2,495	$1.46	20d	1	1.48mi

HOA detail

• Monthly dues: $230 · $2,760/yr

Listing history 42 events

1. 2026-06-22
   pricedays on market $299,000 Active 242 DOM
2. 2026-06-18
   days on market $310,000 Active 239 DOM
3. 2026-06-17
   days on market $310,000 Active 238 DOM
4. 2026-06-16
   days on market $310,000 Active 237 DOM
5. 2026-06-15
   days on market $310,000 Active 236 DOM
6. 2026-06-14
   days on market $310,000 Active 234 DOM
7. 2026-06-10
   days on market $310,000 Active 231 DOM
8. 2026-06-09
   days on market $310,000 Active 230 DOM
9. 2026-06-08
   days on market $310,000 Active 229 DOM
10. 2026-06-07
    days on market $310,000 Active 228 DOM
11. 2026-06-05
    days on market $310,000 Active 225 DOM
12. 2026-06-03
    days on market $310,000 Active 224 DOM
13. 2026-06-03
    days on market $310,000 Active 223 DOM
14. 2026-06-01
    days on market $310,000 Active 222 DOM
15. 2026-05-31
    days on market $310,000 Active 221 DOM
16. 2026-05-31
    days on market $310,000 Active 220 DOM
17. 2026-04-22
    price $310,000 772-char remark

    Show marketing remark (772 chars)

    Welcome to spacious, refined living in the heart of Halifax Plantation. This generous townhome—offering approximately 1,957?sq?ft of thoughtfully designed space—features 3 bedrooms and 3½ baths, including a first-floor primary suite, providing both comfort and convenience. As you step inside, you’ll immediately appreciate the scale of this home: an abundant living area, large eat-in kitchen, and huge bedrooms each with private baths. The primary bedroom on the main level offers ease of access and privacy, complete with a well-appointed ensuite bath and walk-in closet. Upstairs, two additional bedrooms and bathrooms ensure plenty of room for guests or family. With nearly 2,000?square feet, this unit stands out for its size and livability.

18. 2025-10-22
    listed $325,000 Active 772-char remark

    Show marketing remark (772 chars)

    Welcome to spacious, refined living in the heart of Halifax Plantation. This generous townhome—offering approximately 1,957?sq?ft of thoughtfully designed space—features 3 bedrooms and 3½ baths, including a first-floor primary suite, providing both comfort and convenience. As you step inside, you’ll immediately appreciate the scale of this home: an abundant living area, large eat-in kitchen, and huge bedrooms each with private baths. The primary bedroom on the main level offers ease of access and privacy, complete with a well-appointed ensuite bath and walk-in closet. Upstairs, two additional bedrooms and bathrooms ensure plenty of room for guests or family. With nearly 2,000?square feet, this unit stands out for its size and livability.

19. 2025-03-27
    historical
20. 2025-03-27
    historical
21. 2025-02-06
    price $385,000
22. 2025-02-06
    price $385,000
23. 2025-01-10
    listed $395,000 Active
24. 2025-01-10
    listed $395,000 Active
25. 2021-07-09
    soldstatus $299,500
26. 2021-07-07
    soldstatus $299,500 Closed
27. 2021-06-06
    historical Contingent
28. 2021-06-04
    status Active
29. 2021-05-26
    historical Contingent
30. 2021-05-23
    price $299,000
31. 2021-05-07
    price $310,000
32. 2021-04-30
    listed $340,000 Active
33. 2021-01-07
    soldstatus $240,000
34. 2021-01-05
    soldstatus $240,000 Closed
35. 2021-01-05
    soldstatus $240,000
36. 2020-11-29
    historical Contingent
37. 2020-08-03
    listed $249,900 Active
38. 2020-08-03
    listed $249,900
39. 2003-09-30
    soldstatus $181,700
40. 2003-06-13
    historical
41. 2003-01-05
    listed $184,900
42. 2001-08-27
    soldstatus $140,000

ⓘ 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: $5,534 · $461/mo
• Projected year-2 tax: $5,534 · $461/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $29,787
• − Mortgage interest: −$16,749
• − Property taxes: −$5,534
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,383
• − Management: −$2,383
• − HOA: −$2,760
• − Depreciation: −$8,698
• Taxable loss: −$10,215
• Est. tax savings @ 24.0%: +$2,452
• After-tax cash flow: $-2,622/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 — 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 · 556,871 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: 1158.0

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 (82%)
• Race & ethnicity: White 82% Black 6% Hispanic / Latino 5% Two or more races 5% Asian 3%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 3%
• Foreign-born: 7% · Canada, China
• 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

+121.4% since first listed

26 events — show timeline

• 2026-04-22 Price Changed $310,000 St. Augustine and St. Johns County Board of REALTORS®
• 2025-10-22 Listed $325,000 St. Augustine and St. Johns County Board of REALTORS®
• 2025-03-27 Listing Removed — Daytona MLS
• 2025-03-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-02-06 Price Changed $385,000 Daytona MLS
• 2025-02-06 Price Changed $385,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-10 Listed $395,000 Daytona MLS
• 2025-01-10 Listed $395,000 Stellar MLS as Distributed by MLS Grid
• 2021-07-09 Sold (Public Records) $299,500 Public Records
• 2021-07-07 Sold (MLS) $299,500 Daytona MLS
• 2021-06-06 Contingent — Daytona MLS
• 2021-06-04 Relisted — Daytona MLS
• 2021-05-26 Contingent — Daytona MLS
• 2021-05-23 Price Changed $299,000 Daytona MLS
• 2021-05-07 Price Changed $310,000 Daytona MLS
• 2021-04-30 Listed $340,000 Daytona MLS
• 2021-01-07 Sold (Public Records) $240,000 Public Records
• 2021-01-05 Sold (MLS) $240,000 Stellar MLS as Distributed by MLS Grid
• 2021-01-05 Sold (MLS) $240,000 Daytona MLS
• 2020-11-29 Contingent — Daytona MLS
• 2020-08-03 Listed $249,900 Stellar MLS as Distributed by MLS Grid
• 2020-08-03 Listed $249,900 Daytona MLS
• 2003-09-30 Sold (Public Records) $181,700 Public Records
• 2003-06-13 Listing Removed — Daytona MLS
• 2003-01-05 Listed $184,900 Daytona MLS
• 2001-08-27 Sold (Public Records) $140,000 Public Records

Property tax history

+9.2%/yr

Latest (2025): $5,534 · -0.4% YoY. Source: county tax records.