6367 Turtlemound Rd · Edgewater, FL 32169

$549,000

3 bd · 2.0 ba · 1,284 sqft · SingleFamily public records · 125 Days on market

Built 1990 7,500 sqft lot

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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 +13.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Schools +3.9/10.0
• Rent growth +3.8/5.0
• Livability +3.6/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy beautiful NSB and all it has to offer from this 3/2 2nd level home w/ a 1br/1 bath apartment with living room and kitchen included. Situated on a 75x100 lot and boasts grand views of the Atlantic from the upper deck and many of the windows from the 2nd floor. This property has fantastic potential and has an adjacent lot also available separately.

Key facts

• Upper deck
• 1br 1 bath apartment
• 7,500 sq ft lot

Tags

• GRAND VIEWS OF THE ATLANTIC
• UPPER DECK
• 1BR 1 BATH APARTMENT
• LIVING ROOM AND KITCHEN
• ADJACENT LOT AVAILABLE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $549k.

Deal economics

• At list price, monthly cash flow is $-39 ($-464/yr) — negative.
• To cash-flow at today's rent, offer at most $542k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $428k (22.1% below list).
• Recommended offer: $428k (22.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#329 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D-, 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.
• Market conditions: Rents rising fast (+5.2%/yr); 539 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• At $4,279/mo this rent would consume 46% of the median local household income ($111k/yr) (locally 145% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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 125 days — a 12% lower offer ($483k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 28y ago; this cycle's ask has dropped $50k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $142k; list at $549k implies a 287% gain — meaningful room to come down on a strong offer.

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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $427,863 (22.1% 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 125 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.22%
• DSCR: 1.01
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.17% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.47×
• Total profit: $-82,047
• Equity at exit: $81,858

10-year hold

• IRR: -3.1%
• Equity multiple: 0.78×
• Total profit: $-34,349
• Equity at exit: $47,467

Cash invested: $153,720 (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 32169

• Rents YoY: 5.2%
• Active inventory: 539
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $4,279 high
• Mortgage (P&I): −$2,879
• Tax from tax record: −$245 /mo · $2,935/yr
• Insurance: −$229
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$899
• Net cashflow: $-39

Break-even live

Break-even rent $4,328

Max offer price $542,168

Occupancy floor 96%

Sensitivity live

Price	-10% $272	-5% $117	+0% $-39	+5% $-194	+10% $-349
Rent	-10% $-377	-5% $-208	+0% $-39	+5% $130	+10% $299
Rate	-1.0pp $238	-0.5pp $101	base $-39	+0.5pp $-181	+1.0pp $-326

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: $137,250
• Closing costs: $16,470
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6343 Turtlemound Rd New Smyrna Beach, FL	3.0	2.0	1756	$5,000	$2.85	24d	1	0.07mi
6693 Engram Rd New Smyrna Beach, FL	2.0	1.0	900	$3,500	$3.89	24d	1	0.58mi
6727 Turtlemound Rd #416 New Smyrna Beach, FL	2.0	2.0	900	$6,000	$6.67	24d	1	0.70mi
5301 S Atlantic Ave Apt 73 New Smyrna Beach, FL	2.0	2.0	1139	$6,000	$5.27	24d	1	1.26mi
5300 S Atlantic Ave Unit 3502 New Smyrna Beach, FL	2.0	2.0	1389	$3,600	$2.59	24d	1	1.33mi
5300 S Atlantic Ave Unit 9-206 New Smyrna Beach, FL	2.0	2.0	1583	$2,200	$1.39	24d	1	1.34mi
5300 S Atlantic Ave Unit 4-302 New Smyrna Beach, FL	2.0	2.0	1389	$3,800	$2.74	24d	1	1.34mi
5300 S Atlantic Ave New Smyrna Beach, FL	2.0	2.0	1389	$3,500	$2.52	24d	1	1.34mi
5207 S Atlantic Ave New Smyrna Beach, FL	2.0	2.0	1350	$4,100	$3.04	24d	1	1.45mi

Listing history 23 events

1. 2026-06-15
   remarks 478-char remark
2. 2026-06-15
   statusdays on market $549,000 Pending 125 DOM
3. 2026-06-14
   days on market $549,000 Active 124 DOM
4. 2026-06-10
   days on market $549,000 Active 121 DOM
5. 2026-06-09
   days on market $549,000 Active 120 DOM
6. 2026-06-08
   days on market $549,000 Active 119 DOM
7. 2026-06-07
   days on market $549,000 Active 118 DOM
8. 2026-06-05
   remarks 438-char remark
9. 2026-06-05
   pricedays on market $549,000 Active 115 DOM
10. 2026-06-03
    days on market $579,000 Active 114 DOM
11. 2026-06-03
    days on market $579,000 Active 113 DOM
12. 2026-06-01
    days on market $579,000 Active 112 DOM
13. 2026-05-31
    days on market $579,000 Active 111 DOM
14. 2026-05-31
    days on market $579,000 Active 110 DOM
15. 2026-05-04
    price $579,000 354-char remark

    Show marketing remark (354 chars)

    Enjoy beautiful NSB and all it has to offer from this 3/2 2nd level home w/ a 1br/1 bath apartment with living room and kitchen included. Situated on a 75x100 lot and boasts grand views of the Atlantic from the upper deck and many of the windows from the 2nd floor. This property has fantastic potential and has an adjacent lot also available separately.

16. 2026-02-09
    listed $599,000 Active 354-char remark

    Show marketing remark (354 chars)

    Enjoy beautiful NSB and all it has to offer from this 3/2 2nd level home w/ a 1br/1 bath apartment with living room and kitchen included. Situated on a 75x100 lot and boasts grand views of the Atlantic from the upper deck and many of the windows from the 2nd floor. This property has fantastic potential and has an adjacent lot also available separately.

17. 1998-06-30
    soldstatus $142,000 184-char remark

    Show marketing remark (184 chars)

    IN LAW QTRS DOWNSTAIRS HAS KITCHEN, LR AREA BEDROOM. EXTENSIVE DECKING CROWS NEST. TWO SECURITY SYSTEMS MOTION DETECTORS AROUND THE HOUSE. NEWLY PAINTED WEATHERSEALED. A MUST SEE!

18. 1998-06-30
    soldstatus $142,000

    Show marketing remark (184 chars)

    IN LAW QTRS DOWNSTAIRS HAS KITCHEN, LR AREA BEDROOM. EXTENSIVE DECKING CROWS NEST. TWO SECURITY SYSTEMS MOTION DETECTORS AROUND THE HOUSE. NEWLY PAINTED WEATHERSEALED. A MUST SEE!

19. 1998-06-30
    soldstatus $142,000

    Show marketing remark (184 chars)

    IN LAW QTRS DOWNSTAIRS HAS KITCHEN, LR AREA BEDROOM. EXTENSIVE DECKING CROWS NEST. TWO SECURITY SYSTEMS MOTION DETECTORS AROUND THE HOUSE. NEWLY PAINTED WEATHERSEALED. A MUST SEE!

20. 1998-02-06
    listed $145,000 184-char remark

    Show marketing remark (184 chars)

    IN LAW QTRS DOWNSTAIRS HAS KITCHEN, LR AREA BEDROOM. EXTENSIVE DECKING CROWS NEST. TWO SECURITY SYSTEMS MOTION DETECTORS AROUND THE HOUSE. NEWLY PAINTED WEATHERSEALED. A MUST SEE!

21. 1998-02-06
    listed $145,000

    Show marketing remark (184 chars)

    IN LAW QTRS DOWNSTAIRS HAS KITCHEN, LR AREA BEDROOM. EXTENSIVE DECKING CROWS NEST. TWO SECURITY SYSTEMS MOTION DETECTORS AROUND THE HOUSE. NEWLY PAINTED WEATHERSEALED. A MUST SEE!

22. 1992-01-01
    soldstatus $130,000
23. 1989-09-01
    soldstatus $47,000

ⓘ 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: $2,935 · $245/mo
• Projected year-2 tax: $4,557 · $380/mo
• Expected delta: +$1,622/yr (+$135/mo · 55.3%)

ⓘ 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 9/10 Extreme 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $51,344
• − Mortgage interest: −$30,753
• − Property taxes: −$2,935
• − Insurance: −$3,542
• − Repairs & maintenance: −$4,107
• − Management: −$4,107
• − Depreciation: −$15,971
• Taxable loss: −$10,072
• Est. tax savings @ 24.0%: +$2,417
• After-tax cash flow: $1,953/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 — Edgewater

• Score: 72/100
• State rank: #329
• US rank: #5753

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Volusia County · 556,871 people
• City population: 18,726
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• Population (ZIP): 10,192
• Household income: $110,968
• Rent vs Own: 11.8% rent · 88.2% own
• Severe rent burden: 145.0

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 (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 5% Asian 1%
• Common ancestry: Romanian 4% Lithuanian 4% Italian 3%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2% 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: ▼ -297.06%
• Current HPI: 345.3555
• Rent YoY: ▲ 5.17%
• 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

+1131.9% since first listed

9 events — show timeline

• 2026-05-04 Price Changed $579,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-09 Listed $599,000 Stellar MLS as Distributed by MLS Grid
• 1998-06-30 Sold (Public Records) $142,000 Public Records
• 1998-06-30 Sold (MLS) $142,000 Stellar MLS as Distributed by MLS Grid
• 1998-06-30 Sold (MLS) $142,000 NSBMLS
• 1998-02-06 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 1998-02-06 Listed $145,000 NSBMLS
• 1992-01-01 Sold (Public Records) $130,000 Public Records
• 1989-09-01 Sold (Public Records) $47,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $2,935 · +0.3% YoY. Source: county tax records.