3013 Glin Cir · Ormond Beach, FL 32174

$315,000

3 bd · 2.0 ba · 1,684 sqft · SingleFamily public records · 37 Days on market

Built 2005 4,940 sqft lot $187/sqft · 37% below area Est $499k · 37% under $243/mo HOA · 11% 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 +7.6/30.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience easy Florida living in this beautifully maintained, move-in ready 3-bedroom, 2-bath villa in sought-after Halifax Plantation. Perfect for downsizing or relocating from the North, this single-level home offers a versatile floor plan designed for low-maintenance luxury. The heart of the home is a bright kitchen overlooking the spacious great room and sun-drenched breakfast nook. The primary suite features a walk-in closet, dual vanity, and updated fixtures, while a flexible third bedroom serves perfectly as a home office or den. Recent upgrades include a newer roof (2024), HVAC (2022), quartz countertops, and modern lighting throughout. Enjoy extra living space in the enclosed Florida room and ample storage in the ''Florida basement'' above the garage. This treelined community offers scenic golf course views and miles of sidewalks, providing a private feel just minutes from Ormond Beach shopping, dining, and the Atlantic coast.

Key facts

• Bright kitchen
• Spacious great room
• Walk-in closet

Tags

• BRIGHT KITCHEN
• SPACIOUS GREAT ROOM
• SUN-DRENCHED BREAKFAST NOOK
• WALK-IN CLOSET
• DUAL VANITY
• UPDATED FIXTURES

Property features AI

Finance

• Other: Taxes listed (not included per instructions); Unfurnished
• Financial info: Lease restrictions apply
• HOA & community: HOA required (Bertie Sargis; Halifax Plantation); Monthly HOA $175 (another fee listed quarterly $205); Association approval required; Association amenities: clubhouse, golf course, pool; Association fee includes common area taxes, grounds maintenance, management

Exterior

• Parking: Driveway; Attached garage with garage door opener; 2-car garage
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water and sewer available/connected
• Home design: Single family residence (attached property); One story; Faces west; PUD zoning; Halifax Plantation community
• Construction: Block, concrete and stucco construction; Shingle roof; Slab foundation; Built in public records
• Exterior features: Covered, enclosed patio; Rear porch; Exterior lighting; Landscaped lot; Paved surfaces/driveways

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Built-in features; Ceiling fans; Open floor plan; Split bedroom layout; Breakfast room (separate); Florida room; Formal dining room (separate); Inside utility
• Laundry & utility: Inside laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-379 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (21.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (26.6% below list).
• Recommended offer: $231k (26.6% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.9% in Ormond Beach — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Pine Trail Elementary School (math 77% / reading 72%, grade A, #230 of 2,144 statewide, top 12%, 688 students, 45% FRL); Seabreeze High School (math 31% / reading 56%, grade F, #248 of 667 statewide, top 38%, 1,654 students, 41% FRL).
• Zoned-school proficiency averages 59% at this address vs 46% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Volusia average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.6%/yr); 985 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 39% 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 $9k 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 37 days — a 3% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 17y 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $231,356 (26.6% 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 37 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.73% ✗
• Cap rate: 4.85%
• Cash-on-cash: -5.16%
• DSCR: 0.77
• GRM: 11.3

CMA / ARV

• ARV (median comp): $499,170
• List price: $315,000
• Delta: -36.90%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -26.6%
• Equity multiple: 0.11×
• Total profit: $-78,267
• Equity at exit: $46,968

10-year hold

• IRR: -29.2%
• Equity multiple: -0.26×
• Total profit: $-111,510
• Equity at exit: $27,235

Cash invested: $88,200 (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: 11.3×

Monthly cashflow live

• Estimated rent: $2,314 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$181 /mo · $2,170/yr
• Insurance: −$131
• HOA: −$243
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $-379

Break-even live

Break-even rent $2,794

Max offer price $248,007

Occupancy floor —

Sensitivity live

Price	-10% $-201	-5% $-290	+0% $-379	+5% $-468	+10% $-558
Rent	-10% $-562	-5% $-471	+0% $-379	+5% $-288	+10% $-196
Rate	-1.0pp $-221	-0.5pp $-299	base $-379	+0.5pp $-461	+1.0pp $-544

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1427 Carlow Cir Ormond Beach, FL	3.0	2.0	1684	$2,059	$1.22	24d	1	0.11mi
1326 Middle Lake Dr Ormond Beach, FL	4.0	2.0	1846	$2,600	$1.41	24d	1	0.54mi
3132 Connemara Dr Ormond Beach, FL	3.0	2.0	1670	$2,200	$1.32	19d	1	0.62mi
1028 Kilkenny Ln Ormond Beach, FL	3.0	2.0	1501	$2,400	$1.60	3d	1	0.64mi
1119 Hansberry Ct Ormond Beach, FL	2.0	3.0	1604	$2,550	$1.59	3d	1	0.82mi
1312 Hansberry Ln Ormond Beach, FL	2.0	3.0	1604	$2,300	$1.43	12d	1	0.88mi
1312 Hansberry Ln Ormond Beach, FL	2.0	3.0	1604	$2,250	$1.40	3d	1	0.88mi
5 Villa Lago Ln Ormond Beach, FL	3.0	2.0	1935	$2,345	$1.21	15d	1	1.20mi
1315 Elli Cir Ormond Beach, FL	3.0	2.0	2111	$2,900	$1.37	3d	1	1.27mi

HOA detail

• Monthly dues: $243 · $2,916/yr

Listing history 29 events

1. 2026-06-03
   statusdays on market $315,000 Pending 37 DOM
2. 2026-06-01
   days on market $315,000 Active 36 DOM
3. 2026-05-31
   days on market $315,000 Active 35 DOM
4. 2026-05-31
   days on market $315,000 Active 34 DOM
5. 2026-04-27
   price $315,000 950-char remark

   Show marketing remark (950 chars)

   Experience easy Florida living in this beautifully maintained, move-in ready 3-bedroom, 2-bath villa in sought-after Halifax Plantation. Perfect for downsizing or relocating from the North, this single-level home offers a versatile floor plan designed for low-maintenance luxury. The heart of the home is a bright kitchen overlooking the spacious great room and sun-drenched breakfast nook. The primary suite features a walk-in closet, dual vanity, and updated fixtures, while a flexible third bedroom serves perfectly as a home office or den. Recent upgrades include a newer roof (2024), HVAC (2022), quartz countertops, and modern lighting throughout. Enjoy extra living space in the enclosed Florida room and ample storage in the ''Florida basement'' above the garage. This treelined community offers scenic golf course views and miles of sidewalks, providing a private feel just minutes from Ormond Beach shopping, dining, and the Atlantic coast.

6. 2026-04-27
   price $315,000 950-char remark

   Show marketing remark (950 chars)

   Experience easy Florida living in this beautifully maintained, move-in ready 3-bedroom, 2-bath villa in sought-after Halifax Plantation. Perfect for downsizing or relocating from the North, this single-level home offers a versatile floor plan designed for low-maintenance luxury. The heart of the home is a bright kitchen overlooking the spacious great room and sun-drenched breakfast nook. The primary suite features a walk-in closet, dual vanity, and updated fixtures, while a flexible third bedroom serves perfectly as a home office or den. Recent upgrades include a newer roof (2024), HVAC (2022), quartz countertops, and modern lighting throughout. Enjoy extra living space in the enclosed Florida room and ample storage in the ''Florida basement'' above the garage. This treelined community offers scenic golf course views and miles of sidewalks, providing a private feel just minutes from Ormond Beach shopping, dining, and the Atlantic coast.

7. 2026-04-26
   listed $313,000 Active 950-char remark
8. 2026-04-23
   listed $313,000 Active 950-char remark

   Show marketing remark (950 chars)

   Experience easy Florida living in this beautifully maintained, move-in ready 3-bedroom, 2-bath villa in sought-after Halifax Plantation. Perfect for downsizing or relocating from the North, this single-level home offers a versatile floor plan designed for low-maintenance luxury. The heart of the home is a bright kitchen overlooking the spacious great room and sun-drenched breakfast nook. The primary suite features a walk-in closet, dual vanity, and updated fixtures, while a flexible third bedroom serves perfectly as a home office or den. Recent upgrades include a newer roof (2024), HVAC (2022), quartz countertops, and modern lighting throughout. Enjoy extra living space in the enclosed Florida room and ample storage in the ''Florida basement'' above the garage. This treelined community offers scenic golf course views and miles of sidewalks, providing a private feel just minutes from Ormond Beach shopping, dining, and the Atlantic coast.

9. 2026-04-23
   historical

   Show marketing remark (950 chars)

   Experience easy Florida living in this beautifully maintained, move-in ready 3-bedroom, 2-bath villa in sought-after Halifax Plantation. Perfect for downsizing or relocating from the North, this single-level home offers a versatile floor plan designed for low-maintenance luxury. The heart of the home is a bright kitchen overlooking the spacious great room and sun-drenched breakfast nook. The primary suite features a walk-in closet, dual vanity, and updated fixtures, while a flexible third bedroom serves perfectly as a home office or den. Recent upgrades include a newer roof (2024), HVAC (2022), quartz countertops, and modern lighting throughout. Enjoy extra living space in the enclosed Florida room and ample storage in the ''Florida basement'' above the garage. This treelined community offers scenic golf course views and miles of sidewalks, providing a private feel just minutes from Ormond Beach shopping, dining, and the Atlantic coast.

10. 2026-03-30
    listed $335,000 Active
11. 2026-02-24
    historical
12. 2025-12-19
    listed $340,000 Active
13. 2025-05-23
    soldstatus $342,900
14. 2025-05-20
    soldstatus $342,900 Closed
15. 2025-04-12
    status Pending
16. 2025-04-04
    listed $349,900 Active
17. 2023-01-10
    soldstatus $360,000
18. 2022-12-30
    soldstatus $360,000 Closed
19. 2022-11-20
    historical Contingent
20. 2022-11-17
    price $365,458
21. 2022-10-23
    price $369,458
22. 2022-09-22
    listed $377,458 Active
23. 2022-05-27
    historical
24. 2022-05-25
    listed $365,458 Active
25. 2021-09-27
    soldstatus $296,000
26. 2021-09-24
    soldstatus $296,000 Closed
27. 2021-08-14
    historical Active Contingent
28. 2021-08-06
    listed $295,000 Active
29. 2009-03-11
    listed $225,000

ⓘ 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: $2,170 · $181/mo
• Projected year-2 tax: $2,614 · $218/mo
• Expected delta: +$445/yr (+$37/mo · 20.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 21 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: $27,763
• − Mortgage interest: −$17,645
• − Property taxes: −$2,170
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,221
• − Management: −$2,221
• − HOA: −$2,916
• − Depreciation: −$9,164
• Taxable loss: −$10,148
• Est. tax savings @ 24.0%: +$2,436
• After-tax cash flow: $-2,115/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

• 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

+40.0% since first listed

27 events — show timeline

• 2026-06-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-06-02 Pending — Daytona MLS
• 2026-04-27 Price Changed $315,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-27 Price Changed $315,000 Daytona MLS
• 2026-04-26 Listed $313,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Listing Removed — Daytona MLS
• 2026-04-23 Listed $313,000 Daytona MLS
• 2026-03-30 Listed $335,000 Daytona MLS
• 2026-02-24 Listing Removed — Daytona MLS
• 2025-12-19 Listed $340,000 Daytona MLS
• 2025-05-23 Sold (Public Records) $342,900 Public Records
• 2025-05-20 Sold (MLS) $342,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-04-04 Listed $349,900 Stellar MLS as Distributed by MLS Grid
• 2023-01-10 Sold (Public Records) $360,000 Public Records
• 2022-12-30 Sold (MLS) $360,000 Daytona MLS
• 2022-11-20 Contingent — Daytona MLS
• 2022-11-17 Price Changed $365,458 Daytona MLS
• 2022-10-23 Price Changed $369,458 Daytona MLS
• 2022-09-22 Listed $377,458 Daytona MLS
• 2022-05-27 Listing Removed — Daytona MLS
• 2022-05-25 Listed $365,458 Daytona MLS
• 2021-09-27 Sold (Public Records) $296,000 Public Records
• 2021-09-24 Sold (MLS) $296,000 Daytona MLS
• 2021-08-14 Contingent — Daytona MLS
• 2021-08-06 Listed $295,000 Daytona MLS
• 2009-03-11 Listed $225,000 Daytona MLS

Property tax history

-3.6%/yr

Latest (2025): $2,170 · +3.1% YoY. Source: county tax records.