1103 Washington St · New Smyrna Beach, FL 32168

$219,000

2 bd · 1.0 ba · 1,073 sqft · SingleFamily public records · 51 Days on market

Built 1956 6,250 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 +17.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +4.6/10.0
• Rent growth +3.9/5.0
• Schools +3.9/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity in New Smyrna Beach! This recently renovated 2-bedroom, 1-bath home offers a bright and open floor plan with wood-style vinyl flooring throughout. The kitchen features newer stainless steel appliances, and the bathroom has been tastefully updated with modern tile finishes. Whether you're just starting out, looking to downsize, or searching for a smart investment, this property fits the bill--especially with its detached 1 bedroom 1 bath in-law apartment that adds flexibility and income potential. This space is currently rented, but can be converted into a workshop, studio, or personal gym if income is not your goal. Conveniently located close to schools, shopping, and dining, and just a short drive to the sugar-sand beaches of New Smyrna and the vibrant energy of Flagler Avenue, this home presents multiple possibilities for living or investing in one of Florida's most charming coastal communities.

Key facts

• Close to schools
• Modern tile finishes
• Close to dining

Tags

• DETACHED IN-LAW APARTMENT
• WOOD-STYLE VINYL FLOORING
• MODERN TILE FINISHES
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• CLOSE TO DINING

Property features AI

Finance

• Financial info: Lease restrictions apply
• HOA & community: No association; Development: Inwood

Exterior

• Parking: Driveway; Off-street parking
• Utilities: Public water; Septic tank sewer; Public utilities
• Home design: Single family residence; One story; Faces south
• Construction: Concrete construction; Shingle roof; Slab foundation; Built on 0.14-acre lot (approx. 50 x 125)
• Exterior features: Other exterior features; Located within city limits; Asphalt road access

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open floor plan with living room/dining room combo; Other interior features
• Laundry & utility: Exterior laundry area (outside)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (3.9% below list).
• Recommended offer: $210k (3.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#474 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment B; Watch: amenities F, commute F, health & safety D-.
• 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 (+5.6%/yr); 601 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 33% of the median local income ($77k/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 51 days — a 3% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 14y ago; this cycle's ask is 15003% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $92k; list at $219k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,498 (3.9% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 0.96% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.08%
• DSCR: 1.14
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.6% rent growth · sell at horizon

5-year hold

• IRR: -10.5%
• Equity multiple: 0.61×
• Total profit: $-23,967
• Equity at exit: $32,654

10-year hold

• IRR: 2.3%
• Equity multiple: 1.18×
• Total profit: $11,330
• Equity at exit: $18,935

Cash invested: $61,320 (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 32168

• Home prices YoY: -27.0%
• Rents YoY: 5.6%
• Active inventory: 601
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,105 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$266 /mo · $3,188/yr
• Insurance: −$91
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $91

Break-even live

Break-even rent $1,990

Max offer price $219,000

Occupancy floor 91%

Sensitivity live

Price	-10% $215	-5% $153	+0% $91	+5% $29	+10% $-33
Rent	-10% $-75	-5% $8	+0% $91	+5% $174	+10% $257
Rate	-1.0pp $201	-0.5pp $147	base $91	+0.5pp $34	+1.0pp $-23

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
618 N Duss St New Smyrna Beach, FL	3.0	2.0	1500	$1,999	$1.33	20d	1	0.48mi
907 Hamilton St New Smyrna Beach, FL	3.0	2.0	1336	$2,085	$1.56	12d	1	0.50mi
110 Rush St New Smyrna Beach, FL	1.0	1.0	700	$1,300	$1.86	15d	1	0.72mi
201 Palmetto St New Smyrna Beach, FL	1.0	1.0	900	$1,650	$1.83	12d	1	0.75mi
1801 Sugartree Cir New Smyrna Beach, FL	1.0–2.0	1.0–2.0	720	$1,825	$2.53	24d	1	0.77mi
2 Riverwalk Dr #202 New Smyrna Beach, FL	2.0	2.0	1384	$3,200	$2.31	24d	1	0.99mi
1054 Claudia St New Smyrna Beach, FL	2.0	2.0	1005	$1,750	$1.74	24d	1	1.06mi
7 Birdie Dr New Smyrna Beach, FL	2.0	2.0	1046	$2,600	$2.49	24d	1	1.13mi
14 Birdie Dr New Smyrna Beach, FL	2.0	2.0	1060	$1,775	$1.67	24d	1	1.14mi
159 Breezeway Ct #159 New Smyrna Beach, FL	2.0	2.0	967	$2,900	$3.00	24d	1	1.18mi
527 Terriere Way New Smyrna Beach, FL	3.0	2.0	1490	$2,400	$1.61	12d	1	1.25mi

Listing history 46 events

1. 2026-06-18
   days on market $219,000 Active 51 DOM
2. 2026-06-17
   days on market $219,000 Active 50 DOM
3. 2026-06-16
   days on market $219,000 Active 49 DOM
4. 2026-06-15
   days on market $219,000 Active 48 DOM
5. 2026-06-14
   days on market $219,000 Active 46 DOM
6. 2026-06-10
   days on market $219,000 Active 43 DOM
7. 2026-06-09
   days on market $219,000 Active 42 DOM
8. 2026-06-08
   days on market $219,000 Active 41 DOM
9. 2026-06-07
   days on market $219,000 Active 40 DOM
10. 2026-06-05
    days on market $219,000 Active 37 DOM
11. 2026-06-03
    days on market $219,000 Active 36 DOM
12. 2026-06-03
    pricedays on market $219,000 Active 35 DOM
13. 2026-06-01
    days on market $227,500 Active 34 DOM
14. 2026-05-31
    days on market $227,500 Active 33 DOM
15. 2026-05-31
    days on market $227,500 Active 32 DOM
16. 2026-04-28
    listed $227,500 Active 933-char remark

    Show marketing remark (928 chars)

    Great opportunity in New Smyrna Beach! This recently renovated 2-bedroom, 1-bath home offers a bright and open floor plan with wood-style vinyl flooring throughout. The kitchen features newer stainless steel appliances, and the bathroom has been tastefully updated with modern tile finishes. Whether you're just starting out, looking to downsize, or searching for a smart investment, this property fits the bill--especially with its detached 1 bedroom 1 bath in-law apartment that adds flexibility and income potential. This space is currently rented, but can be converted into a workshop, studio, or personal gym if income is not your goal. Conveniently located close to schools, shopping, and dining, and just a short drive to the sugar-sand beaches of New Smyrna and the vibrant energy of Flagler Avenue, this home presents multiple possibilities for living or investing in one of Florida's most charming coastal communities.

17. 2026-04-28
    listed $227,500 Active 928-char remark

    Show marketing remark (928 chars)

    Great opportunity in New Smyrna Beach! This recently renovated 2-bedroom, 1-bath home offers a bright and open floor plan with wood-style vinyl flooring throughout. The kitchen features newer stainless steel appliances, and the bathroom has been tastefully updated with modern tile finishes. Whether you're just starting out, looking to downsize, or searching for a smart investment, this property fits the bill--especially with its detached 1 bedroom 1 bath in-law apartment that adds flexibility and income potential. This space is currently rented, but can be converted into a workshop, studio, or personal gym if income is not your goal. Conveniently located close to schools, shopping, and dining, and just a short drive to the sugar-sand beaches of New Smyrna and the vibrant energy of Flagler Avenue, this home presents multiple possibilities for living or investing in one of Florida's most charming coastal communities.

18. 2025-10-10
    historical
19. 2025-10-10
    historical
20. 2025-10-10
    historical
21. 2025-09-29
    price $245,000
22. 2025-09-29
    price $245,000
23. 2025-09-29
    price $245,000
24. 2025-08-29
    price $259,000
25. 2025-08-29
    price $259,000
26. 2025-08-29
    price $259,000
27. 2025-08-13
    listed $289,000 Active
28. 2025-08-13
    listed $289,000 Active
29. 2025-08-13
    listed $289,000 Active
30. 2021-04-13
    soldstatus $92,000
31. 2021-03-31
    soldstatus $92,000
32. 2021-03-31
    soldstatus $92,000 Closed
33. 2021-03-11
    historical Contingent
34. 2021-03-01
    status Active
35. 2021-02-27
    historical Contingent
36. 2021-02-23
    listed $139,000
37. 2021-02-23
    listed $139,000 Active
38. 2016-04-15
    soldstatus $67,000 Sold
39. 2016-04-05
    soldstatus $67,000
40. 2016-02-19
    status Pending
41. 2016-02-15
    listed $69,900 Active
42. 2012-12-11
    historical
43. 2012-12-11
    historical
44. 2012-11-09
    listed $69,900
45. 2012-11-09
    listed
46. 2012-10-18
    listed $69,900

ⓘ 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: $3,188 · $266/mo
• Projected year-2 tax: $3,188 · $266/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 7/10 Severe FEMA zone X (shaded) · 74% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,260
• − Mortgage interest: −$12,267
• − Property taxes: −$3,188
• − Insurance: −$1,892
• − Repairs & maintenance: −$2,021
• − Management: −$2,021
• − Depreciation: −$6,371
• Taxable loss: −$2,500
• Est. tax savings @ 24.0%: +$600
• After-tax cash flow: $1,693/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 — New Smyrna Beach

• Score: 69/100
• State rank: #474
• US rank: #8577

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Volusia County · 556,871 people
• City population: 42,039
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• Population (ZIP): 31,847
• Household income: $77,083
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 1139.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 6% Black 5% Two or more races 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Romanian 4% Italian 3% Lithuanian 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 5% 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: ▼ -129.58%
• Current HPI: 350.4259
• Rent YoY: ▲ 5.60%
• 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

-97.9% since first listed

34 events — show timeline

• 2026-06-10 Listed for Rent $1,450 STELLARMLS
• 2026-06-02 Price Changed $219,000 Daytona MLS
• 2026-06-02 Price Changed $219,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Listed $227,500 Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Listed $227,500 Daytona MLS
• 2025-10-10 Listing Removed — Daytona MLS
• 2025-10-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-09-29 Price Changed $245,000 Daytona MLS
• 2025-09-29 Price Changed $245,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-29 Price Changed $245,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-29 Price Changed $259,000 Daytona MLS
• 2025-08-29 Price Changed $259,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-29 Price Changed $259,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-13 Listed $289,000 Daytona MLS
• 2025-08-13 Listed $289,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-13 Listed $289,000 Stellar MLS as Distributed by MLS Grid
• 2021-04-13 Sold (Public Records) $92,000 Public Records
• 2021-03-31 Sold (MLS) $92,000 NSBMLS
• 2021-03-31 Sold (MLS) $92,000 Stellar MLS as Distributed by MLS Grid
• 2021-03-11 Contingent — NSBMLS
• 2021-03-01 Relisted — NSBMLS
• 2021-02-27 Contingent — NSBMLS
• 2021-02-23 Listed $139,000 NSBMLS
• 2021-02-23 Listed $139,000 Stellar MLS as Distributed by MLS Grid
• 2016-04-15 Sold (MLS) $67,000 Stellar MLS as Distributed by MLS Grid
• 2016-04-05 Sold (Public Records) $67,000 Public Records
• 2016-02-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-02-15 Listed $69,900 Stellar MLS as Distributed by MLS Grid
• 2012-12-11 Delisted — NSBMLS
• 2012-12-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2012-11-09 Listed — NSBMLS
• 2012-11-09 Listed $69,900 Stellar MLS as Distributed by MLS Grid
• 2012-10-18 Listed $69,900 Daytona MLS

Property tax history

+4.7%/yr

Latest (2025): $3,188 · -0.3% YoY. Source: county tax records.