4150 S Atlantic Ave Unit 126C · New Smyrna Beach, FL 32169

$275,000

2 bd · 2.5 ba · 1,188 sqft · SingleFamily public records · 1 Days on market

Built 1981 1,243 sqft lot $510/mo HOA · 15% of rent

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Why this score? — see what drove the C 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 +23.6/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +3.9/10.0
• Rent growth +3.8/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits in this 2-bedroom, 2.5-bath condo located in the heart of New Smyrna Beach! Just a short walk to the beach, this property offers the perfect chance to create your own coastal retreat. While the home is in need of a little TLC, the spacious layout provides great potential for a primary residence, vacation getaway, or investment property. Enjoy an active beachside lifestyle with community amenities including a sparkling pool, cabana, shuffleboard courts, and tennis courts. Conveniently located near shopping, dining, and entertainment, you'll love the relaxed atmosphere and endless possibilities this property has to offer. Bring your vision and make this New Smyrna Beach gem

Key facts

• Shuffleboard courts
• Coastal retreat
• Community amenities

Tags

• COASTAL RETREAT
• COMMUNITY AMENITIES
• SHUFFLEBOARD COURTS
• TENNIS COURTS

Property features AI

Finance

• Other: Partially furnished; Lease restrictions apply; Total living area 1,188 square feet
• HOA & community: HOA: Bahamian Club Owners Association, Inc.; Monthly HOA fee of $510 (covers cable TV, pool, insurance, internet, structure maintenance, grounds maintenance, pest control, recreational facilities, sewer, trash, water); Community amenities: Clubhouse, Pool, Tennis courts, Shuffleboard court; Pets allowed (maximum 100 lbs)

Exterior

• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected
• Home design: Condominium; Residential property; Two-story building; Unit on first floor; Facing southwest
• Construction: Block construction; Other roof; Slab foundation; Built as part of building number 126
• Exterior features: Paved road access; Balcony; Sliding doors

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Solid surface counters; Solid wood cabinets; Sliding doors; Balcony
• Laundry & utility: Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $517 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).

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 (+5.2%/yr); 539 active listings in the ZIP; 18 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).
• This rent runs 36% of the median local income ($111k/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 $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.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $77k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $140k; list at $275k implies a 96% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $275,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.23% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.05%
• DSCR: 1.36
• GRM: 6.8

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: -1.3%
• Equity multiple: 0.95×
• Total profit: $-3,927
• Equity at exit: $41,003

10-year hold

• IRR: 10.8%
• Equity multiple: 1.94×
• Total profit: $72,059
• Equity at exit: $23,777

Cash invested: $77,000 (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: 6.8×

Monthly cashflow live

• Estimated rent: $3,373 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$82 /mo · $980/yr
• Insurance: −$115
• HOA: −$510
• Vacancy / Maint / Mgmt: −$708
• Net cashflow: $517

Break-even live

Break-even rent $2,719

Max offer price $275,000

Occupancy floor 80%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4150 S Atlantic Ave Unit 124BUnit 124B New Smyrna Beach, FL	2.0	2.5	1188	$3,500	$2.95	23d	1	0.07mi
4150 S Atlantic Ave Unit 120D New Smyrna Beach, FL	2.0	2.5	1298	$1,800	$1.39	23d	1	0.09mi
4175 S Atlantic Ave New Smyrna Beach, FL	1.0	1.0	950	$2,900	$3.05	23d	1	0.17mi
4175 S Atlantic Ave #3160 New Smyrna Beach, FL	2.0	1.0	788	$3,000	$3.81	23d	1	0.17mi
3839 Sandstone Ct New Smyrna Beach, FL	3.0	2.0	1366	$5,000	$3.66	23d	1	0.18mi
3837 Sandstone Ct New Smyrna Beach, FL	3.0	2.0	1382	$5,000	$3.62	23d	1	0.19mi
4007 Saxon Dr New Smyrna Beach, FL	2.0	1.5	1300	$3,500	$2.69	23d	1	0.29mi
3801 S Atlantic Ave Unit 107 New Smyrna Beach, FL	2.0	2.0	912	$6,000	$6.58	23d	1	0.42mi
3800 Saxon Dr Unit 1545928P New Smyrna Beach, FL	2.0	1.0	893	$2,185	$2.45	14d	1	0.45mi
3800 Saxon Dr New Smyrna Beach, FL	2.0	1.5	838	$2,100	$2.51	23d	1	0.45mi
62 Cedar Dunes Dr New Smyrna Beach, FL	2.0	2.5	1328	$2,300	$1.73	23d	1	0.54mi
834 E 25th Ave New Smyrna Beach, FL	2.0	2.0	1007	$2,600	$2.58	14d	1	0.65mi
830 E 25th Ave New Smyrna Beach, FL	3.0	2.0	1342	$3,050	$2.27	14d	1	0.65mi
155 Cedar Dunes Dr Unit 155 New Smyrna Beach, FL	2.0	2.5	1322	$3,500	$2.65	23d	1	0.66mi
3307 Saxon Dr New Smyrna Beach, FL	2.0	1.0	854	$1,975	$2.31	23d	1	0.73mi
4439 Katy Dr New Smyrna Beach, FL	3.0	2.0	1348	$4,000	$2.97	23d	1	0.80mi
2801 Hill St New Smyrna Beach, FL	2.0–4.0	2.0–4.0	1742	$5,000	$2.87	23d	2	1.09mi
801 E 14th Ave New Smyrna Beach, FL	3.0	2.0	1260	$3,950	$3.13	23d	1	1.35mi

HOA detail

• Monthly dues: $510 · $6,120/yr
• Likely covers: pool

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   listed $275,000 Active 1 DOM

ⓘ 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: $980 · $82/mo
• Projected year-2 tax: $2,282 · $190/mo
• Expected delta: +$1,302/yr (+$109/mo · 132.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,482
• − Mortgage interest: −$15,404
• − Property taxes: −$980
• − Insurance: −$1,375
• − Repairs & maintenance: −$3,239
• − Management: −$3,239
• − HOA: −$6,120
• − Depreciation: −$8,000
• Taxable income: $2,125
• Est. tax owed @ 24.0%: −$510
• After-tax cash flow: $5,690/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

• Census place: New Smyrna Beach, FL
• County: Volusia County · 556,871 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: 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

+323.7% since first listed

4 events — show timeline

• 2026-06-17 Listed $275,000 Stellar MLS as Distributed by MLS Grid
• 2003-08-13 Sold (Public Records) $140,000 Public Records
• 1986-07-01 Sold (Public Records) $69,000 Public Records
• 1981-08-01 Sold (Public Records) $64,900 Public Records

Property tax history

-2.3%/yr

Latest (2025): $980 · +4.1% YoY. Source: county tax records.