112 Life Blvd · Ormond Beach, FL 32174

$147,900

3 bd · 2.0 ba · 1,568 sqft · SingleFamily · 151 Days on market

Built 2026 Excellent condition $94/sqft · 38% below area Est $238k · 38% under $560/mo HOA · 27% 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +8.9/10.0
• Schools +4.9/10.0
• Condition / age +4.8/5.0
• DSCR +4.6/10.0
• Livability +4.2/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Front Porch Home with full drywall interior. Beautiful curb appeal and interior.

Key facts

• Front porch home
• Curb appeal
• Built 2026

Tags

• FRONT PORCH HOME
• FULL DRYWALL INTERIOR
• CURB APPEAL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $148k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $45 ($543/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).
• Recommended offer: $130k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 48d 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 35% 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 $1k 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 151 days — a 12% lower offer ($130k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.

Recommended offer $130,152 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 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: 1.39% ✓
• Cap rate: 6.66%
• Cash-on-cash: 1.31%
• DSCR: 1.06
• GRM: 6.0

CMA / ARV

• ARV (median comp): $237,500
• List price: $147,900
• Delta: -37.73%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
924 Willow Run Run	0.45mi	3/2.0	1,528 (-3%)	3mo	$225,000	$147	73
49 Laurel Oaks Cir	0.63mi	3/2.0	1,560 (-0%)	2mo	$220,000	$141	68
38 Old Macon Dr	0.63mi	2/2.0 (-1)	1,614 (+3%)	0mo	$257,000	$159	61
222 Deer Lake Cir	1.04mi	2/2.0 (-1)	1,491 (-5%)	1mo	$250,000	$168	51
3 Appaloosa Trl	1.06mi	2/2.0 (-1)	1,464 (-7%)	2mo	$285,000	$195	47
22 Laurel Oaks Cir	0.75mi	4/2.0 (+1)	1,440 (-8%)	0mo	$317,500	$220	46
431 Harbour Lights Dr	1.02mi	3/2.0	1,756 (+12%)	0mo	$370,000	$211	45
110 Fiesta Cir	1.05mi	3/2.0	1,369 (-13%)	3mo	$295,000	$215	42
51 Mayfield Cir	0.75mi	2/2.0 (-1)	1,385 (-12%)	1mo	$250,000	$181	40
1807 Woodcrest Dr	0.86mi	3/2.0	1,312 (-16%)	2mo	$200,000	$152	38
344 Fir St	1.05mi	3/2.0	1,302 (-17%)	3mo	$298,000	$229	38
1425 Springleaf Dr	0.96mi	4/2.5 (+1)	1,787 (+14%)	1mo	$300,000	$168	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: -16.3%
• Equity multiple: 0.43×
• Total profit: $-23,490
• Equity at exit: $22,052

10-year hold

• IRR: -11.6%
• Equity multiple: 0.36×
• Total profit: $-26,323
• Equity at exit: $12,788

Cash invested: $41,412 (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: 31 active · 31 under contract
• Months of supply: 15.5 mo (6%/mo absorbed)
• Median asking: $294,990 ($194/sqft)
• Median days on market: 58 d
• This list price: 19% of active listings are priced below it
• ARV vs active asking: -21.8% 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: 6.0×

Monthly cashflow live

• Estimated rent: $2,060 high
• Mortgage (P&I): −$776
• Tax est. 1.5%: −$185 /mo · $2,218/yr
• Insurance: −$62
• HOA: −$560
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $45

Break-even live

Break-even rent $2,003

Max offer price $147,900

Occupancy floor 93%

Sensitivity live

Price	-10% $147	-5% $96	+0% $45	+5% $-6	+10% $-57
Rent	-10% $-117	-5% $-36	+0% $45	+5% $127	+10% $208
Rate	-1.0pp $120	-0.5pp $83	base $45	+0.5pp $7	+1.0pp $-32

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: $36,975
• Closing costs: $4,437
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	0.13mi
378 Collins St Ormond Beach, FL	3.0	2.0	1675	$1,850	$1.10	10d	1	0.27mi
378 Collins St Ormond Beach, FL	3.0	2.0	1675	$1,850	$1.10	18d	1	0.27mi
1953 Nelson Ave Ormond Beach, FL	4.0	1.5	1600	$2,000	$1.25	164d	1	0.60mi
559 Cameo Dr Ormond Beach, FL	3.0	2.5	1668	$2,310	$1.38	164d	1	0.65mi
11 Greenfern Cir Ormond Beach, FL	3.0	2.0	1216	$1,970	$1.62	123d	1	0.67mi
71 Brookwood Dr Ormond Beach, FL	4.0	2.0	1934	$2,200	$1.14	51d	1	0.68mi
29 Reflections Village Dr Ormond Beach, FL	2.0	2.0	2075	$2,300	$1.11	107d	1	0.70mi
67 Brookwood Dr Ormond Beach, FL	3.0	2.0	1602	$2,000	$1.25	10d	1	0.70mi
51 Brookwood Dr Ormond Beach, FL	3.0	2.0	1791	$1,900	$1.06	51d	1	0.75mi
35 Magnolia Ave Unit 35 Ormond Beach, FL	2.0	2.0	1300	$1,800	$1.38	10d	1	0.81mi
1826 Carolina Ave Ormond Beach, FL	3.0	1.5	1068	$1,861	$1.74	38d	1	0.92mi
1088 W Granada Blvd Ormond Beach, FL	1.0–2.0	1.0–2.0	950	$1,525	$1.61	2d	6	0.93mi
1489 Springleaf Dr Ormond Beach, FL	3.0	2.0	1485	$2,100	$1.41	1d	1	0.93mi
36 Spring Meadows Dr Ormond Beach, FL	3.0	2.0	2036	$2,700	$1.33	164d	1	0.97mi
145 Pinion Cir Ormond Beach, FL	3.0	2.0	1473	$2,300	$1.56	133d	1	1.01mi
145 Green Forest Dr Ormond Beach, FL	3.0	2.0	1625	$2,200	$1.35	164d	1	1.04mi
9 Soco Trl Ormond Beach, FL	3.0	3.0	1729	$2,500	$1.45	29d	1	1.05mi
1767 Valencia Ave Ormond Beach, FL	4.0	2.0	1216	$2,100	$1.73	164d	1	1.06mi
25 Cherokee Trl Ormond Beach, FL	3.0	3.0	2056	$2,500	$1.22	10d	1	1.07mi
765 W Granada Blvd Ormond Beach, FL	1.0–3.0	1.0–2.0	1022	$1,341	$1.31	10d	1	1.10mi
118 Pinion Cir Ormond Beach, FL	3.0	2.0	1367	$2,200	$1.61	15d	1	1.13mi
29 Fair Oaks Cir Ormond Beach, FL	2.0	2.5	1250	$1,750	$1.40	20d	1	1.16mi
29 Fair Oaks Cir Ormond Beach, FL	2.0	2.5	1230	$1,750	$1.42	35d	1	1.16mi
7 Shelly Way Ormond Beach, FL	3.0	2.0	1812	$2,200	$1.21	10d	1	1.16mi
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
10 Cherokee Trl Ormond Beach, FL	2.0	2.0	1485	$1,950	$1.31	10d	1	1.18mi
4 Cherokee Trl Ormond Beach, FL	3.0	3.0	1737	$2,300	$1.32	10d	1	1.20mi
14 Fair Oaks Cir Ormond Beach, FL	2.0	2.5	1290	$1,675	$1.30	44d	1	1.22mi
62 Big Buck Trl Ormond Beach, FL	3.0	3.0	2175	$2,500	$1.15	48d	1	1.23mi
1420 Alabama Ave Daytona Beach, FL	4.0	2.0	1367	$1,824	$1.33	160d	1	1.23mi
500 Shadow Lakes Blvd Ormond Beach, FL	1.0–2.0	1.0–2.0	856	$1,599	$1.87	0d	15	1.26mi
136 Pine Cone Trl Ormond Beach, FL	2.0	2.5	1664	$1,780	$1.07	133d	1	1.29mi
402 Fleming Ave Ormond Beach, FL	3.0	2.0	1495	$2,085	$1.39	49d	1	1.29mi
188 Birch Tree Pl Daytona Beach, FL	4.0	2.0	1846	$2,500	$1.35	107d	1	1.30mi
1215 Alabama Ave Daytona Beach, FL	2.0	1.5	1070	$1,450	$1.36	10d	1	1.30mi
1215 Alabama Ave Apt A Daytona Beach, FL	2.0	1.5	1070	$1,500	$1.40	51d	1	1.30mi
162 Pine Cone Trl Ormond Beach, FL	3.0	2.0	1555	$2,100	$1.35	155d	1	1.31mi
162 Pine Cone Trl Ormond Beach, FL	3.0	2.0	1555	$2,000	$1.29	10d	1	1.31mi

Property features AI

Finance

• Other: Listing price $147,900Address: 112 Life Blvd, Ormond Beach, FL 32174
• HOA & community: Association fee $560

Exterior

• Utilities: Electric heating/heat pumpCentral air
• Home design: Spec new construction (Plan L-101)
• Construction: Living area approximately 1568
• Exterior features: Shake roof

Interior

• Kitchen: Dishwasher, Disposal, Microwave, Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric heating with heat pumpCentral air conditioning
• Interior features: Dishwasher, Disposal, Microwave, Refrigerator

Listing history 50 events

1. 2026-11-08
   days on market $147,900 Active 151 DOM
2. 2026-11-07
   days on market $147,900 Active 150 DOM
3. 2026-11-06
   days on market $147,900 Active 149 DOM
4. 2026-11-05
   days on market $147,900 Active 148 DOM
5. 2026-11-04
   days on market $147,900 Active 147 DOM
6. 2026-11-02
   days on market $147,900 Active 145 DOM
7. 2026-11-01
   days on market $147,900 Active 144 DOM
8. 2026-10-31
   days on market $147,900 Active 143 DOM
9. 2026-10-30
   days on market $147,900 Active 142 DOM
10. 2026-10-29
    days on market $147,900 Active 141 DOM
11. 2026-10-28
    days on market $147,900 Active 140 DOM
12. 2026-10-27
    days on market $147,900 Active 139 DOM
13. 2026-10-26
    days on market $147,900 Active 138 DOM
14. 2026-10-26
    days on market $147,900 Active 137 DOM
15. 2026-10-24
    days on market $147,900 Active 136 DOM
16. 2026-10-23
    days on market $147,900 Active 135 DOM
17. 2026-10-22
    days on market $147,900 Active 134 DOM
18. 2026-10-21
    days on market $147,900 Active 133 DOM
19. 2026-10-20
    days on market $147,900 Active 132 DOM
20. 2026-10-19
    days on market $147,900 Active 131 DOM
21. 2026-10-18
    days on market $147,900 Active 130 DOM
22. 2026-10-17
    days on market $147,900 Active 129 DOM
23. 2026-10-16
    days on market $147,900 Active 128 DOM
24. 2026-10-15
    days on market $147,900 Active 127 DOM
25. 2026-10-14
    days on market $147,900 Active 126 DOM
26. 2026-10-13
    days on market $147,900 Active 125 DOM
27. 2026-10-12
    days on market $147,900 Active 124 DOM
28. 2026-10-11
    days on market $147,900 Active 123 DOM
29. 2026-10-10
    days on market $147,900 Active 122 DOM
30. 2026-10-09
    days on market $147,900 Active 121 DOM
31. 2026-10-08
    days on market $147,900 Active 120 DOM
32. 2026-10-07
    days on market $147,900 Active 119 DOM
33. 2026-10-06
    days on market $147,900 Active 118 DOM
34. 2026-10-05
    days on market $147,900 Active 117 DOM
35. 2026-10-05
    days on market $147,900 Active 116 DOM
36. 2026-10-04
    days on market $147,900 Active 115 DOM
37. 2026-10-02
    days on market $147,900 Active 114 DOM
38. 2026-10-01
    days on market $147,900 Active 113 DOM
39. 2026-09-30
    days on market $147,900 Active 112 DOM
40. 2026-09-29
    days on market $147,900 Active 111 DOM
41. 2026-09-28
    days on market $147,900 Active 110 DOM
42. 2026-09-27
    days on market $147,900 Active 109 DOM
43. 2026-09-25
    days on market $147,900 Active 107 DOM
44. 2026-09-24
    days on market $147,900 Active 106 DOM
45. 2026-09-22
    days on market $147,900 Active 104 DOM
46. 2026-09-21
    days on market $147,900 Active 103 DOM
47. 2026-09-20
    days on market $147,900 Active 102 DOM
48. 2026-09-19
    days on market $147,900 Active 101 DOM
49. 2026-09-18
    days on market $147,900 Active 100 DOM
50. 2026-09-17
    days on market $147,900 Active 99 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: $24,719
• − Mortgage interest: −$8,285
• − Property taxes: −$2,218
• − Insurance: −$740
• − Repairs & maintenance: −$1,978
• − Management: −$1,978
• − HOA: −$6,720
• − Depreciation: −$4,303
• Taxable loss: −$1,501
• Est. tax savings @ 24.0%: +$360
• After-tax cash flow: $903/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 · 4 photos

Excellent 95/100 None rehab

This home is in excellent condition with a fresh exterior and well-maintained landscaping, making it a strong candidate for both resale and rental.

Value-add opportunities

• Both Painting exterior — Fresh paint enhances curb appeal and value ↑
• Both Landscaping — Well-maintained landscaping improves curb appeal and rental appeal ↑

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

Property features AI

Finance

• Other: Listing price $147,900Address: 112 Life Blvd, Ormond Beach, FL 32174
• HOA & community: Association fee $560

Exterior

• Utilities: Electric heating/heat pumpCentral air
• Home design: Spec new construction (Plan L-101)
• Construction: Living area approximately 1568
• Exterior features: Shake roof

Interior

• Kitchen: Dishwasher, Disposal, Microwave, Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric heating with heat pumpCentral air conditioning
• Interior features: Dishwasher, Disposal, Microwave, Refrigerator