5 Windward Dr · Beverly Beach, FL 32136

$219,788

2 bd · 2.0 ba · 1,332 sqft · Condo public records · 71 Days on market

Built 1986 $220/mo HOA · 9% of rent ↓ 2% since listing

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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 +19.8/30.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• DSCR +6.3/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this desirable and highly sought-after 55+ community, ideally located just steps from the Intracoastal Waterway and only moments from the Atlantic Ocean. Offered fully furnished--just bring your toothbrush and start enjoying the coastal lifestyle right away! Conveniently situated off A1A, just north of Flagler Beach's popular restaurants, shops, and local attractions, this location offers the perfect balance of coastal living and everyday convenience. This well-maintained residence features an open-concept floor plan with durable vinyl flooring throughout the living and dining areas, along with tile flooring in the kitchen. The kitchen seamlessly opens to the main living space, making it ideal for entertaining. The bedrooms are generously sized, offering both comfort and functionality. Residents enjoy a wide array of amenities designed for an active and social lifestyle, including a heated swimming pool, two fishing piers, and a waterfront park perfect for relaxing walks. The fully accessible three-story clubhouse serves as the heart of the community, featuring an exercise room, library, billiards area, party room with kitchen, large-screen TV, and dance floor. The rooftop lounge offers stunning panoramic views of the ocean and Intracoastal, creating the perfect setting for gatherings or unwinding at sunset. This pet-friendly community also welcomes your furry companions. Don't miss your opportunity to experience the best of coastal living in this vibrant and amenity-rich community! All information deemed accurate but cannot be guaranteed. Roof 2019. Brand new 3 ton AC.

Key facts

• Two fishing piers
• Waterfront park
• Tile flooring

Tags

• OPEN-CONCEPT FLOOR PLAN
• DURABLE VINYL FLOORING
• TILE FLOORING
• HEATED SWIMMING POOL
• TWO FISHING PIERS
• WATERFRONT PARK

Property features AI

Finance

• Other: Furnished; Total building area and living area recorded in public records
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (monthly fee $220) — fee includes cable TV, pool, internet, common area taxes, grounds maintenance, and recreational facilities; HOA amenities: clubhouse, fitness center, pool, recreation facilities; Buyer/association approval required; Community features: fitness center, pool, sidewalks, golf carts allowed, buyer approval required; Located in Surfside Estates; Pets allowed with restrictions and limits

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Manufactured double-wide home; Single-story; Faces north
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built as a manufactured home
• Exterior features: Sidewalk; Access to Intracoastal Waterway; Fishing pier

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Open floor plan; Split-bedroom layout; Thermostat
• Laundry & utility: Washer; Dryer; Laundry room inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $220k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $207k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 1.7% in Beverly 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 63/100 on livability (#714 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, employment D, amenities F.
• Flagler (rural): math 53% / reading 56% proficiency, ranked #20 of 73 in FL (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Old Kings Elementary School (math 74% / reading 72%, grade A, #271 of 2,144 statewide, top 13%, 979 students, 52% FRL); Buddy Taylor Middle School (math 50% / reading 45%, grade C-, #288 of 571 statewide, top 51%, 1,343 students, 63% FRL); Flagler-Palm Coast High School (math 36% / reading 51%, grade F, #248 of 667 statewide, top 38%, 2,523 students, 52% FRL).
• Market conditions: 336 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 2,588 units permitted in Flagler County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($79k/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.
• Flagler County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $206,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 1.13% ✓
• Cap rate: 7.73%
• Cash-on-cash: 5.13%
• DSCR: 1.23
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -10.2%
• Equity multiple: 0.63×
• Total profit: $-22,885
• Equity at exit: $32,771

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-2,998
• Equity at exit: $19,003

Cash invested: $61,541 (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 32136

• Home prices YoY: -30.7%
• Active inventory: 336
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,494 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$243 /mo · $2,910/yr
• Insurance: −$92
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$220
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $197

Break-even live

Break-even rent $2,245

Max offer price $219,788

Occupancy floor 87%

Sensitivity live

Price	-10% $321	-5% $259	+0% $197	+5% $135	+10% $72
Rent	-10% $0	-5% $98	+0% $197	+5% $295	+10% $394
Rate	-1.0pp $308	-0.5pp $253	base $197	+0.5pp $140	+1.0pp $82

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: $54,947
• Closing costs: $6,594
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2691 Sunset Inlet Dr Flagler Beach, FL	3.0	2.5	1874	$3,700	$1.97	4d	1	0.57mi
1007 Ocean Marina Dr #1007 Flagler Beach, FL	2.0	2.0	1140	$2,500	$2.19	4d	1	1.08mi

HOA detail condo

• Monthly dues: $220 · $2,640/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $219,788 Active 71 DOM
2. 2026-06-18
   days on market $219,788 Active 68 DOM
3. 2026-06-17
   days on market $219,788 Active 67 DOM
4. 2026-06-16
   days on market $219,788 Active 66 DOM
5. 2026-06-15
   days on market $219,788 Active 65 DOM
6. 2026-06-14
   days on market $219,788 Active 63 DOM
7. 2026-06-13
   days on market $219,788 Active 62 DOM
8. 2026-06-10
   days on market $219,788 Active 60 DOM
9. 2026-06-09
   days on market $219,788 Active 59 DOM
10. 2026-06-08
    days on market $219,788 Active 58 DOM
11. 2026-06-07
    days on market $219,788 Active 57 DOM
12. 2026-06-03
    days on market $219,788 Active 53 DOM
13. 2026-06-03
    price $219,788 Active 52 DOM
14. 2026-06-02
    days on market $224,788 Active 52 DOM
15. 2026-06-01
    days on market $224,788 Active 51 DOM
16. 2026-05-31
    days on market $224,788 Active 50 DOM
17. 2026-05-15
    price $224,788 1607-char remark

    Show marketing remark (1607 chars)

    Welcome to this desirable and highly sought-after 55+ community, ideally located just steps from the Intracoastal Waterway and only moments from the Atlantic Ocean. Offered fully furnished--just bring your toothbrush and start enjoying the coastal lifestyle right away! Conveniently situated off A1A, just north of Flagler Beach's popular restaurants, shops, and local attractions, this location offers the perfect balance of coastal living and everyday convenience. This well-maintained residence features an open-concept floor plan with durable vinyl flooring throughout the living and dining areas, along with tile flooring in the kitchen. The kitchen seamlessly opens to the main living space, making it ideal for entertaining. The bedrooms are generously sized, offering both comfort and functionality. Residents enjoy a wide array of amenities designed for an active and social lifestyle, including a heated swimming pool, two fishing piers, and a waterfront park perfect for relaxing walks. The fully accessible three-story clubhouse serves as the heart of the community, featuring an exercise room, library, billiards area, party room with kitchen, large-screen TV, and dance floor. The rooftop lounge offers stunning panoramic views of the ocean and Intracoastal, creating the perfect setting for gatherings or unwinding at sunset. This pet-friendly community also welcomes your furry companions. Don't miss your opportunity to experience the best of coastal living in this vibrant and amenity-rich community! All information deemed accurate but cannot be guaranteed. Roof 2019. Brand new 3 ton AC.

18. 2026-05-15
    price $224,788

    Show marketing remark (1607 chars)

    Welcome to this desirable and highly sought-after 55+ community, ideally located just steps from the Intracoastal Waterway and only moments from the Atlantic Ocean. Offered fully furnished--just bring your toothbrush and start enjoying the coastal lifestyle right away! Conveniently situated off A1A, just north of Flagler Beach's popular restaurants, shops, and local attractions, this location offers the perfect balance of coastal living and everyday convenience. This well-maintained residence features an open-concept floor plan with durable vinyl flooring throughout the living and dining areas, along with tile flooring in the kitchen. The kitchen seamlessly opens to the main living space, making it ideal for entertaining. The bedrooms are generously sized, offering both comfort and functionality. Residents enjoy a wide array of amenities designed for an active and social lifestyle, including a heated swimming pool, two fishing piers, and a waterfront park perfect for relaxing walks. The fully accessible three-story clubhouse serves as the heart of the community, featuring an exercise room, library, billiards area, party room with kitchen, large-screen TV, and dance floor. The rooftop lounge offers stunning panoramic views of the ocean and Intracoastal, creating the perfect setting for gatherings or unwinding at sunset. This pet-friendly community also welcomes your furry companions. Don't miss your opportunity to experience the best of coastal living in this vibrant and amenity-rich community! All information deemed accurate but cannot be guaranteed. Roof 2019. Brand new 3 ton AC.

19. 2026-04-11
    listed $229,000 Active 1607-char remark

    Show marketing remark (1607 chars)

    Welcome to this desirable and highly sought-after 55+ community, ideally located just steps from the Intracoastal Waterway and only moments from the Atlantic Ocean. Offered fully furnished--just bring your toothbrush and start enjoying the coastal lifestyle right away! Conveniently situated off A1A, just north of Flagler Beach's popular restaurants, shops, and local attractions, this location offers the perfect balance of coastal living and everyday convenience. This well-maintained residence features an open-concept floor plan with durable vinyl flooring throughout the living and dining areas, along with tile flooring in the kitchen. The kitchen seamlessly opens to the main living space, making it ideal for entertaining. The bedrooms are generously sized, offering both comfort and functionality. Residents enjoy a wide array of amenities designed for an active and social lifestyle, including a heated swimming pool, two fishing piers, and a waterfront park perfect for relaxing walks. The fully accessible three-story clubhouse serves as the heart of the community, featuring an exercise room, library, billiards area, party room with kitchen, large-screen TV, and dance floor. The rooftop lounge offers stunning panoramic views of the ocean and Intracoastal, creating the perfect setting for gatherings or unwinding at sunset. This pet-friendly community also welcomes your furry companions. Don't miss your opportunity to experience the best of coastal living in this vibrant and amenity-rich community! All information deemed accurate but cannot be guaranteed. Roof 2019. Brand new 3 ton AC.

20. 2026-04-11
    listed $229,000 Active

    Show marketing remark (1607 chars)

    Welcome to this desirable and highly sought-after 55+ community, ideally located just steps from the Intracoastal Waterway and only moments from the Atlantic Ocean. Offered fully furnished--just bring your toothbrush and start enjoying the coastal lifestyle right away! Conveniently situated off A1A, just north of Flagler Beach's popular restaurants, shops, and local attractions, this location offers the perfect balance of coastal living and everyday convenience. This well-maintained residence features an open-concept floor plan with durable vinyl flooring throughout the living and dining areas, along with tile flooring in the kitchen. The kitchen seamlessly opens to the main living space, making it ideal for entertaining. The bedrooms are generously sized, offering both comfort and functionality. Residents enjoy a wide array of amenities designed for an active and social lifestyle, including a heated swimming pool, two fishing piers, and a waterfront park perfect for relaxing walks. The fully accessible three-story clubhouse serves as the heart of the community, featuring an exercise room, library, billiards area, party room with kitchen, large-screen TV, and dance floor. The rooftop lounge offers stunning panoramic views of the ocean and Intracoastal, creating the perfect setting for gatherings or unwinding at sunset. This pet-friendly community also welcomes your furry companions. Don't miss your opportunity to experience the best of coastal living in this vibrant and amenity-rich community! All information deemed accurate but cannot be guaranteed. Roof 2019. Brand new 3 ton AC.

21. 2026-03-25
    historical
22. 2025-09-05
    listed $239,000 Active
23. 2023-06-16
    soldstatus $227,000 Closed
24. 2023-03-17
    status Pending
25. 2023-03-13
    listed $229,000 Active

ⓘ 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: $2,910 · $243/mo
• Projected year-2 tax: $2,910 · $243/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 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: $29,924
• − Mortgage interest: −$12,312
• − Property taxes: −$2,910
• − Insurance: −$1,896
• − Repairs & maintenance: −$2,394
• − Management: −$2,394
• − HOA: −$2,640
• − Depreciation: −$6,394
• Taxable loss: −$1,016
• Est. tax savings @ 24.0%: +$244
• After-tax cash flow: $2,606/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: Flagler
• NCES district ID: 1200540
• Math proficiency: 53% ▼ -9.00%
• Reading proficiency: 56% ▼ -4.00%
• Median HH income: $48,354
• Composite: 46.35/100
• National rank: #2464
• State rank: #20 of 73 in FL

Livability — Beverly Beach

• Score: 63/100
• State rank: #714
• US rank: #15241

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment D Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beverly Beach, FL
• County: Flagler County · 113,412 people
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• Population (ZIP): 8,363
• Household income: $78,818
• Rent vs Own: 12.3% rent · 87.7% own
• Severe rent burden: 124.0

Population outlook (Flagler County) Hauer SSP2

• Today (2025): 123,474 people
• By 2030: 131,864 · +6.8%
• By 2040: 146,176 · +18.4%
• By 2050: 157,398 · +27.5%
• By 2075: 177,990 · +44.2%
• By 2100: 183,381 · +48.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 5% Asian 2%
• Common ancestry: Slovak 4% Romanian 4% Lithuanian 3%
• Foreign-born: 5% · Canada, China, Dominican Republic
• Languages at home: 93% English-only · Spanish 4% Chinese 1% Other Indo-European 1%

Political lean MEDSL · Flagler

• 2024 margin: Strong R (+28.2) · D 35.6% · R 63.8%
• 2008→2024 swing: -29.8pp toward R · 2008: 1.6pp · 2024: -28.2pp
• All cycles: 2024: R+28.2 2020: R+20.8 2016: R+20.6 2012: R+7.4 2008: D+1.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -160.19%
• Current HPI: 361.8323
• Rent YoY: —
• 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

-1.8% since first listed

9 events — show timeline

• 2026-05-15 Price Changed $224,788 Daytona MLS
• 2026-05-15 Price Changed $224,788 Stellar MLS as Distributed by MLS Grid
• 2026-04-11 Listed $229,000 Daytona MLS
• 2026-04-11 Listed $229,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-09-05 Listed $239,000 Stellar MLS as Distributed by MLS Grid
• 2023-06-16 Sold (MLS) $227,000 Stellar MLS as Distributed by MLS Grid
• 2023-03-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-03-13 Listed $229,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+16.4%/yr

Latest (2025): $2,910 · -1.5% YoY. Source: county tax records.