300 Timberline Trl · Ormond Beach, FL 32174

$160,900

2 bd · 2.0 ba · 1,348 sqft · SingleFamily public records · 106 Days on market

Built 1977 2,578 sqft lot $180/mo HOA · 9% 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 +20.7/30.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• DSCR +6.6/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A true diamond in the rough, this two bedroom two bath townhome in the trails is ready for your vision. Owner's sweat features a full private bathroom, toilet closet, walk in closet. Split plan, attached two car garage complete with laundry hook up. Stop and check this one out before it's gone.

Key facts

• Attached garage
• Private bathroom
• Walk in closet

Tags

• PRIVATE BATHROOM
• TOILET CLOSET
• WALK IN CLOSET
• ATTACHED GARAGE
• LAUNDRY HOOK UP

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $161k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $161k).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.9% in Ormond 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 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 34% 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 $1k of loan paydown is wiped out by about $5k 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 106 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $43k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $161k implies a 79% 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 $146,419 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.24% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.79%
• DSCR: 1.26
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -9.1%
• Equity multiple: 0.67×
• Total profit: $-14,725
• Equity at exit: $23,991

10-year hold

• IRR: -1.7%
• Equity multiple: 0.89×
• Total profit: $-4,979
• Equity at exit: $13,912

Cash invested: $45,052 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,989 high
• Mortgage (P&I): −$844
• Tax from tax record: −$263 /mo · $3,158/yr
• Insurance: −$67
• HOA: −$180
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $218

Break-even live

Break-even rent $1,714

Max offer price $160,900

Occupancy floor 84%

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: $40,225
• Closing costs: $4,827
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 Stone Haven Trl Ormond Beach, FL	3.0	2.0	1678	$2,200	$1.31	19d	1	0.15mi
162 Pine Cone Trl Ormond Beach, FL	3.0	2.0	1555	$2,100	$1.35	14d	1	0.22mi
35 Magnolia Ave Unit 35 Ormond Beach, FL	2.0	2.0	1300	$1,800	$1.38	23d	1	0.43mi
3 Glen Arbor Park Ormond Beach, FL	2.0	1.5	1200	$1,700	$1.42	23d	1	0.49mi
500 Shadow Lakes Blvd Ormond Beach, FL	1.0–2.0	1.0–2.0	856	$1,645	$1.92	11d	15	0.54mi
51 Brookwood Dr Ormond Beach, FL	3.0	2.0	1791	$2,100	$1.17	23d	1	0.61mi
67 Brookwood Dr Ormond Beach, FL	3.0	2.0	1602	$2,500	$1.56	23d	1	0.67mi
1088 W Granada Blvd Ormond Beach, FL	1.0–2.0	1.0–2.0	950	$1,570	$1.65	11d	8	0.85mi
450 Tomoka Ave Unit 215 Ormond Beach, FL	2.0	1.5	1150	$1,750	$1.52	14d	1	1.28mi

HOA detail

• Monthly dues: $180 · $2,160/yr

Listing history 23 events

1. 2026-06-18
   price $160,900 Active 106 DOM
2. 2026-06-18
   days on market $172,900 Active 106 DOM
3. 2026-06-17
   days on market $172,900 Active 105 DOM
4. 2026-06-16
   days on market $172,900 Active 104 DOM
5. 2026-06-15
   days on market $172,900 Active 103 DOM
6. 2026-06-14
   days on market $172,900 Active 101 DOM
7. 2026-06-10
   days on market $172,900 Active 98 DOM
8. 2026-06-09
   days on market $172,900 Active 97 DOM
9. 2026-06-08
   days on market $172,900 Active 96 DOM
10. 2026-06-07
    days on market $172,900 Active 95 DOM
11. 2026-06-05
    days on market $172,900 Active 92 DOM
12. 2026-06-03
    days on market $172,900 Active 91 DOM
13. 2026-06-03
    days on market $172,900 Active 90 DOM
14. 2026-06-01
    days on market $172,900 Active 89 DOM
15. 2026-05-31
    days on market $172,900 Active 88 DOM
16. 2026-05-31
    days on market $172,900 Active 87 DOM
17. 2026-04-23
    price $187,700 295-char remark

    Show marketing remark (295 chars)

    A true diamond in the rough, this two bedroom two bath townhome in the trails is ready for your vision. Owner's sweat features a full private bathroom, toilet closet, walk in closet. Split plan, attached two car garage complete with laundry hook up. Stop and check this one out before it's gone.

18. 2026-03-03
    listed $204,000 Active 295-char remark

    Show marketing remark (295 chars)

    A true diamond in the rough, this two bedroom two bath townhome in the trails is ready for your vision. Owner's sweat features a full private bathroom, toilet closet, walk in closet. Split plan, attached two car garage complete with laundry hook up. Stop and check this one out before it's gone.

19. 2025-04-09
    historical
20. 2025-04-07
    listed $125,000 Active
21. 1998-12-30
    soldstatus $90,000
22. 1983-11-01
    soldstatus $56,888
23. 1981-04-01
    soldstatus $55,500

ⓘ 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: $3,158 · $263/mo
• Projected year-2 tax: $3,158 · $263/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°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: $23,871
• − Mortgage interest: −$9,013
• − Property taxes: −$3,158
• − Insurance: −$804
• − Repairs & maintenance: −$1,910
• − Management: −$1,910
• − HOA: −$2,160
• − Depreciation: −$4,681
• Taxable income: $236
• Est. tax owed @ 24.0%: −$57
• After-tax cash flow: $2,554/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

+238.2% since first listed

7 events — show timeline

• 2026-04-23 Price Changed $187,700 Daytona MLS
• 2026-03-03 Listed $204,000 Daytona MLS
• 2025-04-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-07 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 1998-12-30 Sold (Public Records) $90,000 Public Records
• 1983-11-01 Sold (Public Records) $56,888 Public Records
• 1981-04-01 Sold (Public Records) $55,500 Public Records

Property tax history

+10.9%/yr

Latest (2025): $3,158 · +2.7% YoY. Source: county tax records.