4401 Sea Mist Dr #202 · New Smyrna Beach, FL 32169

$280,000

1 bd · 1.0 ba · 891 sqft · Condo · 188 Days on market

Built 1984 Good condition $314/sqft · 30% below area Est $402k · 30% under $550/mo HOA · 20% 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 +7.4/30.0
• Schools +5.3/10.0
• 1% rule +4.6/10.0
• Condition / age +4.0/5.0
• Rent growth +3.8/5.0
• Livability +3.5/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turnkey 1-bedroom, 1-bathroom second-floor condo located in the peaceful and highly sought-after Sea Woods community in New Smyrna Beach! This move-in-ready unit is being sold furnished; please note that the furnishings currently in the unit will convey and may differ from those shown in the listing photos. This light-filled unit features an open-concept layout with new luxury vinyl flooring installed in 2024, creating a clean, coastal feel throughout, along with 6-inch baseboards added in the living room for a polished finish. As you enter, you're welcomed by a spacious dining area that flows seamlessly into the kitchen, which has been refreshed with kitchen countertops replaced in 2022 and an updated backsplash for a relaxed, beachy vibe. Brand-new ceiling fans were installed in the kitchen, dining area, and living room, enhancing comfort and airflow throughout the main living spaces. Convenient HVAC access is located under the dry erase board in the kitchen, allowing for easy maintenance. The living room sits just off the dining area and offers a pleasant view of the covered patio, ideal for enjoying morning coffee, rainy days, or staying shaded during warm summer afternoons. The condo features impact-resistant sliders and windows installed in 2019, providing peace of mind and energy efficiency, as well as a brand-new storm door. The generously sized bedroom includes sliding glass doors leading out to the patio, extending your living space outdoors. The Jack-and-Jill style bathroom was updated with new vanities in 2023, and additional improvements include a new garbage disposal (2023) and a new dryer vent that exits the building on the south wall rather than into the attic, a special upgrade approved by the ARB. Major systems and appliances have also been thoughtfully maintained, with the refrigerator, microwave, and water heater replaced in 2019, and the AC updated in 2018. Sea Woods offers an exceptional coastal lifestyle with a short walk to the beach and new boardwalk, plus pickleball courts, tennis courts, three community pools, walking trails, a pavilion, and clubhouse. Whether you're searching for a primary residence, second home, or vacation rental, this well-maintained condo checks all the boxes. Come see it today and start enjoying the Sea Woods lifestyle!

Key facts

• Updated backsplash
• New storm door
• $550 HOA

Tags

• NEW LUXURY VINYL FLOORING
• UPDATED BACKSPLASH
• BRAND-NEW CEILING FANS
• IMPACT-RESISTANT SLIDERS
• NEW STORM DOOR
• JACK-AND-JILL STYLE BATHROOM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $280k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-357 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (18.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (3.8% below list).
• Recommended offer: $228k (18.4% below list) — sets the bar for cash-flow.
• Cap rate 4.8% vs local median 2.8% in New Smyrna 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 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.
• Zoned schools: Coronado Beach Elementary School (math 67% / reading 77%, grade A-, #288 of 2,144 statewide, top 15%, 223 students, 36% FRL); New Smyrna Beach Middle School (math 43% / reading 43%, grade D-, #331 of 571 statewide, top 59%, 1,037 students, 53% FRL); New Smyrna Beach High School (math 34% / reading 52%, grade F, #255 of 667 statewide, top 39%, 1,810 students, 41% FRL).
• Market conditions: Rents rising fast (+5.2%/yr); 582 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 92% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 188 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $35k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $148k; list at $280k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.

Recommended offer $228,380 (18.4% 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 188 days. Have you received any prior offers? Is the seller open to a 18% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.96% ✗
• Cap rate: 4.76%
• Cash-on-cash: -5.46%
• DSCR: 0.76
• GRM: 8.7

CMA / ARV

• ARV (median comp): $402,500
• List price: $280,000
• Delta: -30.43%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4405 Sea Mist Dr #218	0.08mi	1/1.0	891 (0%)	0mo	$235,000	$264	96
4313 Sea Mist Dr #260	0.14mi	2/2.0 (+1)	1,028 (+15%)	0mo	$415,000	$404	59
4175 S Atlantic Ave #509	0.45mi	1/1.0	766 (-14%)	0mo	$310,000	$405	56
4175 S Atlantic Ave #5270	0.48mi	1/1.0	766 (-14%)	0mo	$380,000	$496	54
4831 Saxon Dr #1040	1.33mi	2/2.0 (+1)	950 (+7%)	0mo	$505,000	$532	45
4151 S Atlantic Ave #511	0.64mi	2/2.0 (+1)	977 (+10%)	0mo	$475,000	$486	45
3405 S Atlantic Ave #501	1.15mi	1/1.0	768 (-14%)	0mo	$300,000	$391	42

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 · 5.17% rent growth · sell at horizon

5-year hold

• IRR: -22.3%
• Equity multiple: 0.21×
• Total profit: $-61,705
• Equity at exit: $41,749

10-year hold

• IRR: -10.4%
• Equity multiple: 0.29×
• Total profit: $-55,670
• Equity at exit: $24,209

Cash invested: $78,400 (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 →

Active competition Active MLS

• For sale now: 1 active · 4 under contract
• Median asking: $489,900 ($501/sqft)
• Median days on market: 350 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -9.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32169

• Rents YoY: 5.2%
• Active inventory: 582
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,694 high
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,200/yr
• Insurance: −$117
• HOA: −$550
• Vacancy / Maint / Mgmt: −$566
• Net cashflow: $-357

Break-even live

Break-even rent $3,146

Max offer price $228,380

Occupancy floor —

Sensitivity live

Price	-10% $-163	-5% $-260	+0% $-357	+5% $-453	+10% $-550
Rent	-10% $-570	-5% $-463	+0% $-357	+5% $-250	+10% $-144
Rate	-1.0pp $-216	-0.5pp $-286	base $-357	+0.5pp $-429	+1.0pp $-503

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: $70,000
• Closing costs: $8,400
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4501 S Atlantic Ave #513 New Smyrna Beach, FL	1.0	2.0	928	$3,000	$3.23	41d	1	0.36mi
4175 S Atlantic Ave #3160 New Smyrna Beach, FL	2.0	1.0	788	$3,000	$3.81	72d	1	0.47mi
4175 S Atlantic Ave New Smyrna Beach, FL	1.0	1.0	950	$2,900	$3.05	72d	1	0.47mi
3801 S Atlantic Ave Unit 107 New Smyrna Beach, FL	2.0	2.0	912	$6,000	$6.58	72d	1	0.90mi
3800 Saxon Dr New Smyrna Beach, FL	2.0	1.5	838	$2,100	$2.51	72d	1	0.95mi
3800 Saxon Dr Unit 1545928P New Smyrna Beach, FL	2.0	1.0	893	$2,185	$2.45	63d	1	0.95mi
834 E 25th Ave New Smyrna Beach, FL	2.0	2.0	1007	$2,600	$2.58	63d	1	1.16mi
834 E 25th Ave New Smyrna Beach, FL	2.0	2.0	1007	$2,600	$2.58	41d	1	1.16mi
3307 Saxon Dr New Smyrna Beach, FL	2.0	1.0	854	$1,975	$2.31	72d	1	1.24mi
4811 Saxon Dr Unit 602 New Smyrna Beach, FL	2.0	2.0	1025	$3,500	$3.41	16d	1	1.24mi
4849 Saxon Dr New Smyrna Beach, FL	2.0	2.0	863	$4,950	$5.74	72d	4	1.44mi
4860 S Atlantic Ave #1030 New Smyrna Beach, FL	2.0	2.0	906	$1,850	$2.04	63d	1	1.50mi

HOA detail $550/mo · $6,600/yr condo

• Likely covers: watertrashpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $280,000 Active 188 DOM
2. 2026-08-07
   days on market $280,000 Active 187 DOM
3. 2026-08-06
   days on market $280,000 Active 186 DOM
4. 2026-08-05
   days on market $280,000 Active 185 DOM
5. 2026-08-04
   days on market $280,000 Active 184 DOM
6. 2026-08-03
   days on market $280,000 Active 183 DOM
7. 2026-07-31
   days on market $280,000 Active 180 DOM
8. 2026-07-30
   days on market $280,000 Active 178 DOM
9. 2026-07-28
   days on market $280,000 Active 177 DOM
10. 2026-07-26
    days on market $280,000 Active 175 DOM
11. 2026-07-25
    days on market $280,000 Active 174 DOM
12. 2026-07-24
    days on market $280,000 Active 173 DOM
13. 2026-07-23
    days on market $280,000 Active 172 DOM
14. 2026-07-22
    days on market $280,000 Active 171 DOM
15. 2026-07-21
    days on market $280,000 Active 170 DOM
16. 2026-07-16
    days on market $280,000 Active 165 DOM
17. 2026-07-16
    days on market $280,000 Active 164 DOM
18. 2026-07-14
    days on market $280,000 Active 163 DOM
19. 2026-07-14
    days on market $280,000 Active 162 DOM
20. 2026-07-12
    days on market $280,000 Active 161 DOM
21. 2026-07-11
    days on market $280,000 Active 160 DOM
22. 2026-07-10
    days on market $280,000 Active 159 DOM
23. 2026-07-09
    days on market $280,000 Active 158 DOM
24. 2026-07-07
    days on market $280,000 Active 156 DOM
25. 2026-07-06
    days on market $280,000 Active 155 DOM
26. 2026-07-05
    days on market $280,000 Active 154 DOM
27. 2026-07-03
    days on market $280,000 Active 152 DOM
28. 2026-07-02
    days on market $280,000 Active 151 DOM
29. 2026-07-01
    days on market $280,000 Active 150 DOM
30. 2026-06-30
    days on market $280,000 Active 149 DOM
31. 2026-06-29
    days on market $280,000 Active 148 DOM
32. 2026-06-28
    days on market $280,000 Active 147 DOM
33. 2026-06-28
    days on market $280,000 Active 146 DOM
34. 2026-06-27
    days on market $280,000 Active 145 DOM
35. 2026-06-25
    days on market $280,000 Active 143 DOM
36. 2026-06-23
    days on market $280,000 Active 141 DOM
37. 2026-06-22
    days on market $280,000 Active 140 DOM
38. 2026-06-18
    days on market $280,000 Active 137 DOM
39. 2026-06-17
    days on market $280,000 Active 136 DOM
40. 2026-06-16
    days on market $280,000 Active 135 DOM
41. 2026-06-15
    days on market $280,000 Active 134 DOM
42. 2026-06-14
    days on market $280,000 Active 132 DOM
43. 2026-06-10
    days on market $280,000 Active 129 DOM
44. 2026-06-09
    pricedays on market $280,000 Active 128 DOM
45. 2026-06-08
    days on market $299,900 Active 127 DOM
46. 2026-06-07
    days on market $299,900 Active 126 DOM
47. 2026-06-05
    days on market $299,900 Active 123 DOM
48. 2026-06-03
    days on market $299,900 Active 122 DOM
49. 2026-06-03
    days on market $299,900 Active 121 DOM
50. 2026-06-01
    days on market $299,900 Active 120 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: $32,328
• − Mortgage interest: −$15,684
• − Property taxes: −$4,200
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,586
• − Management: −$2,586
• − HOA: −$6,600
• − Depreciation: −$8,145
• Taxable loss: −$8,874
• Est. tax savings @ 24.0%: +$2,130
• After-tax cash flow: $-2,151/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $4,455–$13,365 screening

This move-in-ready 1-bedroom condo in Sea Woods community is in good condition with recent updates, making it an attractive investment opportunity.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and resale value ↑
• Both Landscaping improvements — Enhances curb appeal and rental value ↑
• Both New flooring in bathrooms — Enhances resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 53/100

Zoned Schools

Elementary Coronado Beach Elementary School A- FL #288/2,144 Nat'l #2,792/41,679 Middle New Smyrna Beach Middle School D- FL #331/571 Nat'l #5,160/14,009 High New Smyrna Beach High School F FL #255/667 Nat'l #7,439/17,239

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

C Composite livability gradescore 69/100

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

• Census place: New Smyrna Beach, FL
• County: Volusia County · 572,749 people
• City population: 42,039
• 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: 15% of renters

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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%

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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%

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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

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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

+104.0% since first listed

9 events — show timeline

• 2026-04-13 Price Changed $299,900 Daytona MLS
• 2026-04-13 Price Changed $299,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-01 Listed $315,000 Daytona MLS
• 2026-02-01 Listed $315,000 Stellar MLS as Distributed by MLS Grid
• 2018-03-16 Sold (MLS) $148,000 Stellar MLS as Distributed by MLS Grid
• 2018-03-16 Sold (MLS) $148,000 NSBMLS
• 2018-03-05 Contingent — NSBMLS
• 2018-02-26 Listed $147,000 Stellar MLS as Distributed by MLS Grid
• 2018-02-26 Listed $147,000 NSBMLS