53 Crestwood Ct · Ormond Beach, FL 32174

$239,900

2 bd · 2.0 ba · 1,187 sqft · SingleFamily public records · 66 Days on market

Built 1979 4,791 sqft lot $202/sqft · 30% below area Est $342k · 30% under $83/mo HOA · 5% of rent

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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
• Cash flow +7.3/30.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 53 Crestwood Court, located in the desirable Tymber Creek community in Ormond Beach. Situated on a quiet cul-de-sac, this home offers a functional single-level layout, inviting outdoor space, and a convenient location close to shopping, dining, and the beaches. The home features 2 bedrooms and 2 bathrooms with a comfortable living area centered around a cozy wood-burning fireplace. Just off the dining space, the kitchen provides ample cabinetry and workspace for everyday living. Sliding glass doors lead to a screened porch, creating a great spot to relax and enjoy the outdoors. A wood deck beyond the porch provides additional outdoor space for entertaining or enjoying the backyard setting. Recent improvements include new windows and shutters (2023), a new A/C system (2023), and a new roof (2025), offering peace of mind for years to come. A two-car garage provides convenient parking and storage. Residents of Tymber Creek enjoy access to community amenities including a clubhouse, pool, and tennis courts. This home offers a great opportunity to enjoy comfortable living in an established Ormond Beach neighborhood just minutes from major roadways, shopping, dining, and the Atlantic beaches.

Key facts

• Wood deck
• Quiet cul-de-sac
• Ample cabinetry

Tags

• TYMBER CREEK COMMUNITY
• QUIET CUL-DE-SAC
• COZY WOOD-BURNING FIREPLACE
• AMPLE CABINETRY
• SCREENED PORCH
• WOOD DECK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-324 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (23.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (25.7% below list).
• Recommended offer: $178k (25.7% below list) — sets the bar for 1% rule.

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.
• Market conditions: Rents rising (+1.6%/yr); 985 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 30% 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 $7k 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 66 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; list at $240k implies a 206% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $178,312 (25.7% 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 66 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — 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. 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 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.74% ✗
• Cap rate: 4.67%
• Cash-on-cash: -5.78%
• DSCR: 0.74
• GRM: 11.2

CMA / ARV

• ARV (median comp): $342,024
• List price: $239,900
• Delta: -29.86%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -27.8%
• Equity multiple: 0.08×
• Total profit: $-61,814
• Equity at exit: $35,770

10-year hold

• IRR: -32.4%
• Equity multiple: -0.34×
• Total profit: $-89,675
• Equity at exit: $20,742

Cash invested: $67,172 (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: 985
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,783 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$291 /mo · $3,494/yr
• Insurance: −$100
• HOA: −$83
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $-324

Break-even live

Break-even rent $2,193

Max offer price $182,751

Occupancy floor —

Sensitivity live

Price	-10% $-188	-5% $-256	+0% $-324	+5% $-391	+10% $-459
Rent	-10% $-464	-5% $-394	+0% $-324	+5% $-253	+10% $-183
Rate	-1.0pp $-203	-0.5pp $-262	base $-324	+0.5pp $-386	+1.0pp $-449

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Hamilton Cir Ormond Beach, FL	1.0–3.0	1.0–2.0	1134	$1,646	$1.45	11d	46	0.95mi

HOA detail

• Monthly dues: $83 · $996/yr
• Likely covers: pool

Listing history 11 events

1. 2026-05-19
   status Pending 1215-char remark

   Show marketing remark (1215 chars)

   Welcome to 53 Crestwood Court, located in the desirable Tymber Creek community in Ormond Beach. Situated on a quiet cul-de-sac, this home offers a functional single-level layout, inviting outdoor space, and a convenient location close to shopping, dining, and the beaches. The home features 2 bedrooms and 2 bathrooms with a comfortable living area centered around a cozy wood-burning fireplace. Just off the dining space, the kitchen provides ample cabinetry and workspace for everyday living. Sliding glass doors lead to a screened porch, creating a great spot to relax and enjoy the outdoors. A wood deck beyond the porch provides additional outdoor space for entertaining or enjoying the backyard setting. Recent improvements include new windows and shutters (2023), a new A/C system (2023), and a new roof (2025), offering peace of mind for years to come. A two-car garage provides convenient parking and storage. Residents of Tymber Creek enjoy access to community amenities including a clubhouse, pool, and tennis courts. This home offers a great opportunity to enjoy comfortable living in an established Ormond Beach neighborhood just minutes from major roadways, shopping, dining, and the Atlantic beaches.

2. 2026-05-07
   price $239,900 1215-char remark

   Show marketing remark (1215 chars)

   Welcome to 53 Crestwood Court, located in the desirable Tymber Creek community in Ormond Beach. Situated on a quiet cul-de-sac, this home offers a functional single-level layout, inviting outdoor space, and a convenient location close to shopping, dining, and the beaches. The home features 2 bedrooms and 2 bathrooms with a comfortable living area centered around a cozy wood-burning fireplace. Just off the dining space, the kitchen provides ample cabinetry and workspace for everyday living. Sliding glass doors lead to a screened porch, creating a great spot to relax and enjoy the outdoors. A wood deck beyond the porch provides additional outdoor space for entertaining or enjoying the backyard setting. Recent improvements include new windows and shutters (2023), a new A/C system (2023), and a new roof (2025), offering peace of mind for years to come. A two-car garage provides convenient parking and storage. Residents of Tymber Creek enjoy access to community amenities including a clubhouse, pool, and tennis courts. This home offers a great opportunity to enjoy comfortable living in an established Ormond Beach neighborhood just minutes from major roadways, shopping, dining, and the Atlantic beaches.

3. 2026-04-14
   price $249,900 1215-char remark

   Show marketing remark (1215 chars)

   Welcome to 53 Crestwood Court, located in the desirable Tymber Creek community in Ormond Beach. Situated on a quiet cul-de-sac, this home offers a functional single-level layout, inviting outdoor space, and a convenient location close to shopping, dining, and the beaches. The home features 2 bedrooms and 2 bathrooms with a comfortable living area centered around a cozy wood-burning fireplace. Just off the dining space, the kitchen provides ample cabinetry and workspace for everyday living. Sliding glass doors lead to a screened porch, creating a great spot to relax and enjoy the outdoors. A wood deck beyond the porch provides additional outdoor space for entertaining or enjoying the backyard setting. Recent improvements include new windows and shutters (2023), a new A/C system (2023), and a new roof (2025), offering peace of mind for years to come. A two-car garage provides convenient parking and storage. Residents of Tymber Creek enjoy access to community amenities including a clubhouse, pool, and tennis courts. This home offers a great opportunity to enjoy comfortable living in an established Ormond Beach neighborhood just minutes from major roadways, shopping, dining, and the Atlantic beaches.

4. 2026-03-14
   listed $259,500 Active 1215-char remark

   Show marketing remark (1215 chars)

   Welcome to 53 Crestwood Court, located in the desirable Tymber Creek community in Ormond Beach. Situated on a quiet cul-de-sac, this home offers a functional single-level layout, inviting outdoor space, and a convenient location close to shopping, dining, and the beaches. The home features 2 bedrooms and 2 bathrooms with a comfortable living area centered around a cozy wood-burning fireplace. Just off the dining space, the kitchen provides ample cabinetry and workspace for everyday living. Sliding glass doors lead to a screened porch, creating a great spot to relax and enjoy the outdoors. A wood deck beyond the porch provides additional outdoor space for entertaining or enjoying the backyard setting. Recent improvements include new windows and shutters (2023), a new A/C system (2023), and a new roof (2025), offering peace of mind for years to come. A two-car garage provides convenient parking and storage. Residents of Tymber Creek enjoy access to community amenities including a clubhouse, pool, and tennis courts. This home offers a great opportunity to enjoy comfortable living in an established Ormond Beach neighborhood just minutes from major roadways, shopping, dining, and the Atlantic beaches.

5. 2012-08-08
   soldstatus $78,500 389-char remark

   Show marketing remark (389 chars)

   Tymber Creek, 2 bedroom, 2 bath home. The living room has a wood burning fireplace. The eat in kitchen right off of the dining room has sliding glass doors that lead to a screened porch and a wood deck. The bedrooms are a nice size. Roof replaced in 2009 and AC replaced in 2010. Great starter home. All information recorded in the MLS is intended to be accurate but can not be guaranteed.

6. 2011-02-14
   listed $84,900 389-char remark

   Show marketing remark (389 chars)

   Tymber Creek, 2 bedroom, 2 bath home. The living room has a wood burning fireplace. The eat in kitchen right off of the dining room has sliding glass doors that lead to a screened porch and a wood deck. The bedrooms are a nice size. Roof replaced in 2009 and AC replaced in 2010. Great starter home. All information recorded in the MLS is intended to be accurate but can not be guaranteed.

7. 2005-07-08
   soldstatus $179,900
8. 2005-06-27
   soldstatus $179,900
9. 2005-03-22
   listed $179,900
10. 1999-05-28
    soldstatus $74,000
11. 1994-03-16
    soldstatus $63,000

ⓘ 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: $3,494 · $291/mo
• Projected year-2 tax: $3,494 · $291/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 9/10 Extreme 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,397
• − Mortgage interest: −$13,438
• − Property taxes: −$3,494
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,712
• − Management: −$1,712
• − HOA: −$996
• − Depreciation: −$6,979
• Taxable loss: −$8,133
• Est. tax savings @ 24.0%: +$1,952
• After-tax cash flow: $-1,930/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

• Census place: Ormond Beach, FL
• 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

+280.8% since first listed

11 events — show timeline

• 2026-05-19 Pending — Daytona MLS
• 2026-05-07 Price Changed $239,900 Daytona MLS
• 2026-04-14 Price Changed $249,900 Daytona MLS
• 2026-03-14 Listed $259,500 Daytona MLS
• 2012-08-08 Sold (MLS) $78,500 Daytona MLS
• 2011-02-14 Listed $84,900 Daytona MLS
• 2005-07-08 Sold (Public Records) $179,900 Public Records
• 2005-06-27 Sold (MLS) $179,900 Daytona MLS
• 2005-03-22 Listed $179,900 Daytona MLS
• 1999-05-28 Sold (Public Records) $74,000 Public Records
• 1994-03-16 Sold (Public Records) $63,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $3,494 · +7.3% YoY. Source: county tax records.