26 Baymeadow Ct · Ormond Beach, FL 32174

$284,900

4 bd · 3.0 ba · 1,504 sqft · SingleFamily public records · 11 Days on market

Built 1977 5,000 sqft lot $108/mo HOA · 4% 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 +20.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +4.8/10.0
• 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

Welcome to the highly sought-after Tymber Creek neighborhood where charm, privacy, and natural beauty come together in one of Ormond Beach's most beloved gated communities. Known for its picturesque, tree-lined streets and serene setting, Tymber Creek offers a lifestyle that feels tucked away while still being close to everything. This spacious 4-bedroom, 3-bath home is full of character and opportunity. Step inside to soaring ceilings, an abundance of natural light, and a layout that offers both comfort and flexibility. The inviting living space is centered around a stunning coquina rock wood-burning fireplace, creating a warm and timeless focal point you won't find in your average home. With generous living areas and a thoughtful floor plan, this home offers plenty of room to spread out. While already filled with charm, there's also a wonderful opportunity to add your own updates and personal touches to truly make it your own. Residents of Tymber Creek enjoy access to fantastic amenities including two community pools, tennis courts, scenic walking trails, and the peace of mind of a gated security entrance. If you've been looking for a home that's not cookie cutter with character, space, and location in one of Ormond Beach's most desirable neighborhoods, this is one you won't want to miss. All information taken from the tax record, and while deemed reliable, cannot be guaranteed.

Key facts

• Tennis courts
• Gated communities
• Community pools

Tags

• TYMBER CREEK NEIGHBORHOOD
• GATED COMMUNITIES
• COMMUNITY POOLS
• TENNIS COURTS
• SCENIC WALKING TRAILS
• GATED SECURITY ENTRANCE

Property features AI

Finance

• Other: Homestead exempt
• Financial info: Lease restrictions apply
• HOA & community: Nichol Fisher community association; Quarterly association fee of $325 (approx. $108.33/month); Association amenities include clubhouse, pool, tennis courts, security, and other amenities; Pets allowed (cats and dogs)

Exterior

• Parking: Attached garage; 2-car garage
• Security: Community security included in association
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available
• Home design: Single family residence; Two levels; Facing east
• Construction: Frame construction; Shingle roof; Slab foundation; Built as single family residence
• Exterior features: Other exterior features; Paved road access

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Vaulted ceilings; Wood-burning fireplace
• Laundry & utility: Washer; Dryer; Laundry area located in the garage

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/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 $279k (2.2% below list).
• Recommended offer: $279k (2.2% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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; 2 comparable units currently listed for rent nearby; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• At $2,787/mo this rent would consume 47% of the median local household income ($71k/yr) (locally 1158% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 20y ago; this cycle's ask is 14% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $139k; list at $285k implies a 105% 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 $278,678 (2.2% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.98% ✗
• Cap rate: 7.75%
• Cash-on-cash: 5.22%
• DSCR: 1.23
• GRM: 8.5

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: -9.7%
• Equity multiple: 0.65×
• Total profit: $-27,849
• Equity at exit: $42,480

10-year hold

• IRR: -2.1%
• Equity multiple: 0.86×
• Total profit: $-10,920
• Equity at exit: $24,633

Cash invested: $79,772 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,787 medium
• Mortgage (P&I): −$1,494
• Tax from tax record: −$134 /mo · $1,604/yr
• Insurance: −$119
• HOA: −$108
• Vacancy / Maint / Mgmt: −$585
• Net cashflow: $347

Break-even live

Break-even rent $2,347

Max offer price $284,900

Occupancy floor 83%

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: $71,225
• Closing costs: $8,547
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Hamilton Cir Ormond Beach, FL	1.0–3.0	1.0–2.0	1134	$1,929	$1.70	11d	46	0.90mi
356 Seminole Dr Ormond Beach, FL	4.0	3.0	1604	$3,295	$2.05	14d	1	1.04mi

HOA detail

• Monthly dues: $108 · $1,296/yr
• Likely covers: poolsecurity

Listing history 22 events

1. 2026-05-12
   status Pending

   Show marketing remark (1403 chars)

   Welcome to the highly sought-after Tymber Creek neighborhood where charm, privacy, and natural beauty come together in one of Ormond Beach's most beloved gated communities. Known for its picturesque, tree-lined streets and serene setting, Tymber Creek offers a lifestyle that feels tucked away while still being close to everything. This spacious 4-bedroom, 3-bath home is full of character and opportunity. Step inside to soaring ceilings, an abundance of natural light, and a layout that offers both comfort and flexibility. The inviting living space is centered around a stunning coquina rock wood-burning fireplace, creating a warm and timeless focal point you won't find in your average home. With generous living areas and a thoughtful floor plan, this home offers plenty of room to spread out. While already filled with charm, there's also a wonderful opportunity to add your own updates and personal touches to truly make it your own. Residents of Tymber Creek enjoy access to fantastic amenities including two community pools, tennis courts, scenic walking trails, and the peace of mind of a gated security entrance. If you've been looking for a home that's not cookie cutter with character, space, and location in one of Ormond Beach's most desirable neighborhoods, this is one you won't want to miss. All information taken from the tax record, and while deemed reliable, cannot be guaranteed.

2. 2026-05-12
   historical Active Under Contract 1403-char remark

   Show marketing remark (1403 chars)

   Welcome to the highly sought-after Tymber Creek neighborhood where charm, privacy, and natural beauty come together in one of Ormond Beach's most beloved gated communities. Known for its picturesque, tree-lined streets and serene setting, Tymber Creek offers a lifestyle that feels tucked away while still being close to everything. This spacious 4-bedroom, 3-bath home is full of character and opportunity. Step inside to soaring ceilings, an abundance of natural light, and a layout that offers both comfort and flexibility. The inviting living space is centered around a stunning coquina rock wood-burning fireplace, creating a warm and timeless focal point you won't find in your average home. With generous living areas and a thoughtful floor plan, this home offers plenty of room to spread out. While already filled with charm, there's also a wonderful opportunity to add your own updates and personal touches to truly make it your own. Residents of Tymber Creek enjoy access to fantastic amenities including two community pools, tennis courts, scenic walking trails, and the peace of mind of a gated security entrance. If you've been looking for a home that's not cookie cutter with character, space, and location in one of Ormond Beach's most desirable neighborhoods, this is one you won't want to miss. All information taken from the tax record, and while deemed reliable, cannot be guaranteed.

3. 2026-05-01
   price $284,900 1403-char remark

   Show marketing remark (1403 chars)

   Welcome to the highly sought-after Tymber Creek neighborhood where charm, privacy, and natural beauty come together in one of Ormond Beach's most beloved gated communities. Known for its picturesque, tree-lined streets and serene setting, Tymber Creek offers a lifestyle that feels tucked away while still being close to everything. This spacious 4-bedroom, 3-bath home is full of character and opportunity. Step inside to soaring ceilings, an abundance of natural light, and a layout that offers both comfort and flexibility. The inviting living space is centered around a stunning coquina rock wood-burning fireplace, creating a warm and timeless focal point you won't find in your average home. With generous living areas and a thoughtful floor plan, this home offers plenty of room to spread out. While already filled with charm, there's also a wonderful opportunity to add your own updates and personal touches to truly make it your own. Residents of Tymber Creek enjoy access to fantastic amenities including two community pools, tennis courts, scenic walking trails, and the peace of mind of a gated security entrance. If you've been looking for a home that's not cookie cutter with character, space, and location in one of Ormond Beach's most desirable neighborhoods, this is one you won't want to miss. All information taken from the tax record, and while deemed reliable, cannot be guaranteed.

4. 2026-05-01
   listed $284,900 Active

   Show marketing remark (1403 chars)

   Welcome to the highly sought-after Tymber Creek neighborhood where charm, privacy, and natural beauty come together in one of Ormond Beach's most beloved gated communities. Known for its picturesque, tree-lined streets and serene setting, Tymber Creek offers a lifestyle that feels tucked away while still being close to everything. This spacious 4-bedroom, 3-bath home is full of character and opportunity. Step inside to soaring ceilings, an abundance of natural light, and a layout that offers both comfort and flexibility. The inviting living space is centered around a stunning coquina rock wood-burning fireplace, creating a warm and timeless focal point you won't find in your average home. With generous living areas and a thoughtful floor plan, this home offers plenty of room to spread out. While already filled with charm, there's also a wonderful opportunity to add your own updates and personal touches to truly make it your own. Residents of Tymber Creek enjoy access to fantastic amenities including two community pools, tennis courts, scenic walking trails, and the peace of mind of a gated security entrance. If you've been looking for a home that's not cookie cutter with character, space, and location in one of Ormond Beach's most desirable neighborhoods, this is one you won't want to miss. All information taken from the tax record, and while deemed reliable, cannot be guaranteed.

5. 2026-05-01
   listed $248,900 Active 1403-char remark

   Show marketing remark (1403 chars)

   Welcome to the highly sought-after Tymber Creek neighborhood where charm, privacy, and natural beauty come together in one of Ormond Beach's most beloved gated communities. Known for its picturesque, tree-lined streets and serene setting, Tymber Creek offers a lifestyle that feels tucked away while still being close to everything. This spacious 4-bedroom, 3-bath home is full of character and opportunity. Step inside to soaring ceilings, an abundance of natural light, and a layout that offers both comfort and flexibility. The inviting living space is centered around a stunning coquina rock wood-burning fireplace, creating a warm and timeless focal point you won't find in your average home. With generous living areas and a thoughtful floor plan, this home offers plenty of room to spread out. While already filled with charm, there's also a wonderful opportunity to add your own updates and personal touches to truly make it your own. Residents of Tymber Creek enjoy access to fantastic amenities including two community pools, tennis courts, scenic walking trails, and the peace of mind of a gated security entrance. If you've been looking for a home that's not cookie cutter with character, space, and location in one of Ormond Beach's most desirable neighborhoods, this is one you won't want to miss. All information taken from the tax record, and while deemed reliable, cannot be guaranteed.

6. 2015-03-11
   soldstatus $139,000
7. 2015-03-09
   soldstatus $139,000 Closed 1260-char remark

   Show marketing remark (1260 chars)

   The location of this two-story home is perfect! Nestled on a shady & treed cul-de-sac, this home is in the desirable gated community of Tymber Creek. The first floor features a sunken living room with wood-burning fireplace & solid oak mantel surround, dining room, bright eat-in kitchen with large pantry, master suite with double closets, large storage area under the stairs & tile floors throughout. The covered outdoor deck can be accessed from both the living room & master suite & is perfect for hosting parties! Upstairs is 3 bedrooms and 1 bathroom. The oversized 2 car garage includes a large attic with lots of storage with pull down stairs & an additional full bathroom. Upgrades to this home include a new roof in 2011, new upstairs HVAC in 2014, painted inside 2015, new garage bathroo m floor & reverse osmosis water filtration system. The Tymber Creek Community offers nightly security guard, swimming pools, tennis courts & large lakes. This home is conveniently located to all your shopping & entertainment needs, the beach, hospital, colleges & interstates. Square footage received from tax rolls. All information recorded in the MLS intended to be accurate but cannot be guaranteed

8. 2015-02-14
   historical Contingency 1260-char remark

   Show marketing remark (1260 chars)

   The location of this two-story home is perfect! Nestled on a shady & treed cul-de-sac, this home is in the desirable gated community of Tymber Creek. The first floor features a sunken living room with wood-burning fireplace & solid oak mantel surround, dining room, bright eat-in kitchen with large pantry, master suite with double closets, large storage area under the stairs & tile floors throughout. The covered outdoor deck can be accessed from both the living room & master suite & is perfect for hosting parties! Upstairs is 3 bedrooms and 1 bathroom. The oversized 2 car garage includes a large attic with lots of storage with pull down stairs & an additional full bathroom. Upgrades to this home include a new roof in 2011, new upstairs HVAC in 2014, painted inside 2015, new garage bathroo m floor & reverse osmosis water filtration system. The Tymber Creek Community offers nightly security guard, swimming pools, tennis courts & large lakes. This home is conveniently located to all your shopping & entertainment needs, the beach, hospital, colleges & interstates. Square footage received from tax rolls. All information recorded in the MLS intended to be accurate but cannot be guaranteed

9. 2015-02-06
   listed $147,500 Active 1260-char remark

   Show marketing remark (1260 chars)

   The location of this two-story home is perfect! Nestled on a shady & treed cul-de-sac, this home is in the desirable gated community of Tymber Creek. The first floor features a sunken living room with wood-burning fireplace & solid oak mantel surround, dining room, bright eat-in kitchen with large pantry, master suite with double closets, large storage area under the stairs & tile floors throughout. The covered outdoor deck can be accessed from both the living room & master suite & is perfect for hosting parties! Upstairs is 3 bedrooms and 1 bathroom. The oversized 2 car garage includes a large attic with lots of storage with pull down stairs & an additional full bathroom. Upgrades to this home include a new roof in 2011, new upstairs HVAC in 2014, painted inside 2015, new garage bathroo m floor & reverse osmosis water filtration system. The Tymber Creek Community offers nightly security guard, swimming pools, tennis courts & large lakes. This home is conveniently located to all your shopping & entertainment needs, the beach, hospital, colleges & interstates. Square footage received from tax rolls. All information recorded in the MLS intended to be accurate but cannot be guaranteed

10. 2011-06-21
    soldstatus $99,900
11. 2011-06-08
    soldstatus $99,900
12. 2011-04-25
    listed $99,900
13. 2007-11-20
    historical
14. 2007-11-01
    listed $215,000
15. 2007-10-27
    historical
16. 2007-04-27
    listed $215,000
17. 2007-04-10
    historical
18. 2006-11-02
    listed $212,000
19. 1997-08-04
    soldstatus $79,000
20. 1995-12-12
    soldstatus $80,500
21. 1994-05-03
    soldstatus $86,900
22. 1983-10-01
    soldstatus $72,000

ⓘ 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: $1,604 · $134/mo
• Projected year-2 tax: $2,365 · $197/mo
• Expected delta: +$760/yr (+$63/mo · 47.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°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: $33,441
• − Mortgage interest: −$15,959
• − Property taxes: −$1,604
• − Insurance: −$1,424
• − Repairs & maintenance: −$2,675
• − Management: −$2,675
• − HOA: −$1,296
• − Depreciation: −$8,288
• Taxable loss: −$481
• Est. tax savings @ 24.0%: +$115
• After-tax cash flow: $4,281/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

+295.7% since first listed

22 events — show timeline

• 2026-05-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-12 Contingent — Daytona MLS
• 2026-05-01 Price Changed $284,900 Daytona MLS
• 2026-05-01 Listed $248,900 Daytona MLS
• 2026-05-01 Listed $284,900 Stellar MLS as Distributed by MLS Grid
• 2015-03-11 Sold (Public Records) $139,000 Public Records
• 2015-03-09 Sold (MLS) $139,000 Daytona MLS
• 2015-02-14 Contingent — Daytona MLS
• 2015-02-06 Listed $147,500 Daytona MLS
• 2011-06-21 Sold (Public Records) $99,900 Public Records
• 2011-06-08 Sold (MLS) $99,900 Daytona MLS
• 2011-04-25 Listed $99,900 Daytona MLS
• 2007-11-20 Listing Removed — Daytona MLS
• 2007-11-01 Listed $215,000 Daytona MLS
• 2007-10-27 Listing Removed — Daytona MLS
• 2007-04-27 Listed $215,000 Daytona MLS
• 2007-04-10 Listing Removed — Daytona MLS
• 2006-11-02 Listed $212,000 Daytona MLS
• 1997-08-04 Sold (Public Records) $79,000 Public Records
• 1995-12-12 Sold (Public Records) $80,500 Public Records
• 1994-05-03 Sold (Public Records) $86,900 Public Records
• 1983-10-01 Sold (Public Records) $72,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $1,604 · +4.6% YoY. Source: county tax records.