104 Life Blvd · Ormond Beach, FL 32174

$98,500

3 bd · 2.0 ba · 864 sqft · SingleFamily · 285 Days on market

Built 2025 Excellent condition $114/sqft · 40% below area Est $166k · 40% under $560/mo HOA · 32% of rent

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Why this score? — see what drove the B 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 +21.8/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +7.0/10.0
• Schools +4.9/10.0
• Condition / age +4.8/5.0
• Livability +4.2/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bed 2 bath home with a front porch, 2-tone siding, and oversized screen room and carport has blow-you-away curb appeal. The interior of this home is highly-optioned with fully taped and textured walls, painted accent walls in the living areas and bedrooms, pendant lights above the kitchen island, stainless steel appliances with built in microwave, and so much more!

Key facts

• 2-tone siding
• Painted accent walls
• Front porch

Tags

• FRONT PORCH
• 2-TONE SIDING
• OVERSIZED SCREEN ROOM
• CARPORT
• FULLY TAPED AND TEXTURED WALLS
• PAINTED ACCENT WALLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $98k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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.
• Zoned schools: Tomoka Elementary School (math 62% / reading 61%, grade B, #634 of 2,144 statewide, top 30%, 709 students, 50% FRL); David C. Hinson Sr. Middle School (math 52% / reading 49%, grade C, #246 of 571 statewide, top 44%, 950 students, 52% FRL); Mainland High School (math 30% / reading 37%, grade F, #400 of 667 statewide, top 61%, 1,855 students, 64% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: Rents rising (+1.6%/yr); 1349 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 42d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $681 of loan paydown is wiped out by about $3k 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 285 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.

Recommended offer $86,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 285 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.79% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.65%
• DSCR: 1.30
• GRM: 4.7

CMA / ARV

• ARV (median comp): $165,500
• List price: $98,500
• Delta: -40.48%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
681 Wellington Station Blvd #4	0.24mi	2/2.0 (-1)	1,000 (+16%)	0mo	$195,000	$195	59
1239 Old Kings Rd	2.15mi	3/1.0	894 (+4%)	0mo	$115,550	$129	55
145 S Ridgewood Ave	1.75mi	2/1.0 (-1)	935 (+8%)	0mo	$225,000	$241	42
1585 Tuscaloosa Ave	1.93mi	3/2.0	1,066 (+23%)	0mo	$120,000	$113	40
1513 Heritage Ln	1.70mi	3/2.0	1,081 (+25%)	0mo	$132,000	$122	40
245 Jefferson St	1.49mi	3/1.0	1,022 (+18%)	0mo	$155,000	$152	36
1723 Tallahassee Dr	1.38mi	2/1.0 (-1)	1,111 (+29%)	0mo	$176,000	$158	31

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 · 1.64% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.70×
• Total profit: $-8,244
• Equity at exit: $14,687

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-2,656
• Equity at exit: $8,516

Cash invested: $27,580 (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: 5 active · 2 under contract
• Median asking: $32,900 ($43/sqft)
• Median days on market: 1 d
• This list price: 60% of active listings are priced below it
• ARV vs active asking: +345.4% above current asking $/sqft

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

ZIP-level market 32174

• Rents YoY: 1.6%
• Active inventory: 1349
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,764 high
• Mortgage (P&I): −$517
• Tax est. 1.5%: −$123 /mo · $1,478/yr
• Insurance: −$41
• HOA: −$560
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $153

Break-even live

Break-even rent $1,571

Max offer price $98,500

Occupancy floor 86%

Sensitivity live

Price	-10% $221	-5% $187	+0% $153	+5% $119	+10% $85
Rent	-10% $13	-5% $83	+0% $153	+5% $222	+10% $292
Rate	-1.0pp $202	-0.5pp $178	base $153	+0.5pp $127	+1.0pp $101

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: $24,625
• Closing costs: $2,955
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
472 Bryant St Ormond Beach, FL	3.0	2.0	1010	$1,750	$1.73	32d	1	0.51mi
1088 W Granada Blvd Ormond Beach, FL	2.0	2.0	1100	$1,522	$1.38	16d	5	0.90mi
765 W Granada Blvd Ormond Beach, FL	1.0–3.0	1.0–2.0	1022	$1,341	$1.31	41d	1	1.03mi
450 Tomoka Ave Apt 212 Ormond Beach, FL	2.0	1.0	1100	$1,475	$1.34	41d	1	1.12mi
125 S Orchard St Unit 207 Ormond Beach, FL	2.0	1.0	810	$1,240	$1.53	41d	1	1.14mi
340 Tropical Ln Ormond Beach, FL	2.0	1.0	945	$1,695	$1.79	16d	1	1.15mi
248 Timberline Trl Ormond Beach, FL	2.0	2.0	712	$1,800	$2.53	16d	1	1.17mi
410 Sauls St Ormond Beach, FL	3.0	1.0	990	$1,500	$1.52	72d	1	1.17mi
500 Shadow Lakes Blvd Ormond Beach, FL	1.0–2.0	1.0–2.0	856	$1,645	$1.92	16d	18	1.19mi
1707 Evergreen St Ormond Beach, FL	2.0	1.0	868	$1,750	$2.02	72d	1	1.32mi

Listing history 11 events

1. 2026-06-10
   days on market $98,500 Active 285 DOM
2. 2026-06-09
   days on market $98,500 Active 284 DOM
3. 2026-06-08
   days on market $98,500 Active 283 DOM
4. 2026-06-07
   days on market $98,500 Active 282 DOM
5. 2026-06-05
   days on market $98,500 Active 279 DOM
6. 2026-06-03
   days on market $98,500 Active 278 DOM
7. 2026-06-03
   days on market $98,500 Active 277 DOM
8. 2026-06-01
   days on market $98,500 Active 276 DOM
9. 2026-05-31
   days on market $98,500 Active 275 DOM
10. 2026-05-31
    days on market $98,500 Active 274 DOM
11. 2025-08-30
    listed $98,500 Active 374-char remark

    Show marketing remark (374 chars)

    This 3 bed 2 bath home with a front porch, 2-tone siding, and oversized screen room and carport has blow-you-away curb appeal. The interior of this home is highly-optioned with fully taped and textured walls, painted accent walls in the living areas and bedrooms, pendant lights above the kitchen island, stainless steel appliances with built in microwave, and so much more!

ⓘ 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: $21,166
• − Mortgage interest: −$5,518
• − Property taxes: −$1,478
• − Insurance: −$492
• − Repairs & maintenance: −$1,693
• − Management: −$1,693
• − HOA: −$6,720
• − Depreciation: −$2,865
• Taxable income: $707
• Est. tax owed @ 24.0%: −$170
• After-tax cash flow: $1,663/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 · 13 photos

Excellent 95/100 None rehab

This move-in-ready home features a modern kitchen, well-maintained bathrooms, and a good exterior with palm trees and landscaping. Fresh paint and landscaping improvements can further enhance its value.

Value-add opportunities

• Resale Painting the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more tenants. ↑

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Tomoka Elementary School B FL #634/2,144 Nat'l #6,818/41,679 Middle David C. Hinson Sr. Middle School C FL #246/571 Nat'l #3,367/14,009 High Mainland High School F FL #400/667 Nat'l #10,191/17,239

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

A Composite livability gradescore 83/100

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 · 572,749 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: 19% 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 (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%

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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: ▼ -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

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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

1 event — show timeline

• 2025-08-30 Listed $98,500 Zillow