49 Bogey Cir · New Smyrna Beach, FL 32168

$239,000

2 bd · 2.0 ba · 1,020 sqft · SingleFamily public records · 26 Days on market

Built 1986 3,920 sqft lot $23/mo HOA · 1% of rent

---

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).

• Cash flow +13.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• 1% rule +4.0/10.0
• Rent growth +3.9/5.0
• Schools +3.9/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is one home you have to see to appreciate, beautifully maintained and upgraded. The beautiful grain on the wood floors will fool you and your guests . .. .. . floors aren't wood, but high end ceramic tile that looks like wood. Tile throughout the home, for the carefree Florida lifestyle. Eat-in kitchen with large pantry, inside A/C laundry room with full size washer & dryer, scrub sink and even an exhaust fan. Both bedrooms are large, with ample closet space. Family room with central A/C at rear of home is being used as artist studio, would make a great home office also. Comfy screened porch allows you to catch cool breezes as you keep tabs on the goings on in this friendly neighborhood. Single-car garage. Well-maintained, inside and out. Freshly painted exterior in 2009. Owner occupied and cared for, easy to see by appointment. Nestled between 2 golf courses, with 2 community pools by optional membership. Low annual H. O. A. dues of $622 include cable TV, subterranean treat and repair termite bond, water to irrigation system and common areas. Great, central location, close to shopping, dining and the beach. Beautifully furnished and decorated, available outside of closing.

Key facts

• Screened lanai
• Low-traffic streets
• Mature landscaping

Tags

• ENCLOSED FLORIDA ROOM
• SCREENED LANAI
• MATURE LANDSCAPING
• LOW-TRAFFIC STREETS

Property features AI

Finance

• HOA & community: Homeowners association with $23 monthly fee

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Residential property; One level; Property is attached
• Construction: Slab foundation
• Exterior features: Public water; Public sewer; Cable available

Interior

• Kitchen: Refrigerator; Microwave; Electric Range; Dishwasher
• Bedrooms: 2 rooms total
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Ceiling fan(s); Pantry
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $7 ($83/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 $215k (9.9% below list).
• Recommended offer: $215k (9.9% below list) — sets the bar for 1% rule.

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: Chisholm Elementary School (math 72% / reading 63%, grade B+, #435 of 2,144 statewide, top 21%, 491 students, 47% 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) — zoned schools at 47% FRL track the district average.
• Market conditions: Rents rising fast (+5.6%/yr); 607 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 34% of the median local income ($77k/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 $7k 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 26 days — a 2% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 25y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $97k; list at $239k implies a 146% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,296 (9.9% below list)

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. 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?
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: 0.90% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.12%
• DSCR: 1.01
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.6% rent growth · sell at horizon

5-year hold

• IRR: -13.1%
• Equity multiple: 0.52×
• Total profit: $-32,448
• Equity at exit: $35,636

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-2,437
• Equity at exit: $20,664

Cash invested: $66,920 (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 32168

• Home prices YoY: -27.0%
• Rents YoY: 5.6%
• Active inventory: 607
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,153 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$318 /mo · $3,816/yr
• Insurance: −$100
• HOA: −$23
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $7

Break-even live

Break-even rent $2,144

Max offer price $239,000

Occupancy floor 95%

Sensitivity live

Price	-10% $142	-5% $75	+0% $7	+5% $-61	+10% $-128
Rent	-10% $-163	-5% $-78	+0% $7	+5% $92	+10% $177
Rate	-1.0pp $127	-0.5pp $68	base $7	+0.5pp $-55	+1.0pp $-118

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Birdie Dr New Smyrna Beach, FL	2.0	2.0	1060	$1,775	$1.67	25d	1	0.19mi
7 Birdie Dr New Smyrna Beach, FL	2.0	2.0	1046	$2,600	$2.49	25d	1	0.20mi
527 Terriere Way New Smyrna Beach, FL	3.0	2.0	1490	$2,400	$1.61	13d	1	0.68mi
1054 Claudia St New Smyrna Beach, FL	2.0	2.0	1005	$1,750	$1.74	25d	1	0.77mi
907 Hamilton St New Smyrna Beach, FL	3.0	2.0	1336	$2,085	$1.56	13d	1	0.84mi
618 N Duss St New Smyrna Beach, FL	3.0	2.0	1500	$1,999	$1.33	20d	1	1.05mi

HOA detail

• Monthly dues: $23 · $276/yr
• Likely covers: watercablepool

Listing history 27 events

1. 2026-06-16
   remarks 699-char remark
2. 2026-06-16
   days on marketlisting id $239,000 Pending 26 DOM
3. 2026-06-07
   statusdays on market $239,000 Pending 30 DOM
4. 2026-06-05
   days on market $239,000 Active 28 DOM
5. 2026-06-03
   days on market $239,000 Active 27 DOM
6. 2026-06-03
   days on market $239,000 Active 26 DOM
7. 2026-06-01
   days on market $239,000 Active 25 DOM
8. 2026-05-31
   days on market $239,000 Active 24 DOM
9. 2026-05-31
   days on market $239,000 Active 23 DOM
10. 2026-05-12
    listed $239,000 Active 1000-char remark
11. 2026-05-07
    listed $239,000 Active 1610-char remark
12. 2010-12-28
    soldstatus $97,000
13. 2010-12-17
    soldstatus $97,000

    Show marketing remark (1203 chars)

    This is one home you have to see to appreciate, beautifully maintained and upgraded. The beautiful grain on the wood floors will fool you and your guests . .. .. . floors aren't wood, but high end ceramic tile that looks like wood. Tile throughout the home, for the carefree Florida lifestyle. Eat-in kitchen with large pantry, inside A/C laundry room with full size washer & dryer, scrub sink and even an exhaust fan. Both bedrooms are large, with ample closet space. Family room with central A/C at rear of home is being used as artist studio, would make a great home office also. Comfy screened porch allows you to catch cool breezes as you keep tabs on the goings on in this friendly neighborhood. Single-car garage. Well-maintained, inside and out. Freshly painted exterior in 2009. Owner occupied and cared for, easy to see by appointment. Nestled between 2 golf courses, with 2 community pools by optional membership. Low annual H. O. A. dues of $622 include cable TV, subterranean treat and repair termite bond, water to irrigation system and common areas. Great, central location, close to shopping, dining and the beach. Beautifully furnished and decorated, available outside of closing.

14. 2010-12-17
    soldstatus $97,000

    Show marketing remark (1203 chars)

    This is one home you have to see to appreciate, beautifully maintained and upgraded. The beautiful grain on the wood floors will fool you and your guests . .. .. . floors aren't wood, but high end ceramic tile that looks like wood. Tile throughout the home, for the carefree Florida lifestyle. Eat-in kitchen with large pantry, inside A/C laundry room with full size washer & dryer, scrub sink and even an exhaust fan. Both bedrooms are large, with ample closet space. Family room with central A/C at rear of home is being used as artist studio, would make a great home office also. Comfy screened porch allows you to catch cool breezes as you keep tabs on the goings on in this friendly neighborhood. Single-car garage. Well-maintained, inside and out. Freshly painted exterior in 2009. Owner occupied and cared for, easy to see by appointment. Nestled between 2 golf courses, with 2 community pools by optional membership. Low annual H. O. A. dues of $622 include cable TV, subterranean treat and repair termite bond, water to irrigation system and common areas. Great, central location, close to shopping, dining and the beach. Beautifully furnished and decorated, available outside of closing.

15. 2010-12-17
    soldstatus $97,000

    Show marketing remark (1203 chars)

    This is one home you have to see to appreciate, beautifully maintained and upgraded. The beautiful grain on the wood floors will fool you and your guests . .. .. . floors aren't wood, but high end ceramic tile that looks like wood. Tile throughout the home, for the carefree Florida lifestyle. Eat-in kitchen with large pantry, inside A/C laundry room with full size washer & dryer, scrub sink and even an exhaust fan. Both bedrooms are large, with ample closet space. Family room with central A/C at rear of home is being used as artist studio, would make a great home office also. Comfy screened porch allows you to catch cool breezes as you keep tabs on the goings on in this friendly neighborhood. Single-car garage. Well-maintained, inside and out. Freshly painted exterior in 2009. Owner occupied and cared for, easy to see by appointment. Nestled between 2 golf courses, with 2 community pools by optional membership. Low annual H. O. A. dues of $622 include cable TV, subterranean treat and repair termite bond, water to irrigation system and common areas. Great, central location, close to shopping, dining and the beach. Beautifully furnished and decorated, available outside of closing.

16. 2010-06-23
    listed $97,900
17. 2010-02-25
    listed $97,900

    Show marketing remark (1203 chars)

    This is one home you have to see to appreciate, beautifully maintained and upgraded. The beautiful grain on the wood floors will fool you and your guests . .. .. . floors aren't wood, but high end ceramic tile that looks like wood. Tile throughout the home, for the carefree Florida lifestyle. Eat-in kitchen with large pantry, inside A/C laundry room with full size washer & dryer, scrub sink and even an exhaust fan. Both bedrooms are large, with ample closet space. Family room with central A/C at rear of home is being used as artist studio, would make a great home office also. Comfy screened porch allows you to catch cool breezes as you keep tabs on the goings on in this friendly neighborhood. Single-car garage. Well-maintained, inside and out. Freshly painted exterior in 2009. Owner occupied and cared for, easy to see by appointment. Nestled between 2 golf courses, with 2 community pools by optional membership. Low annual H. O. A. dues of $622 include cable TV, subterranean treat and repair termite bond, water to irrigation system and common areas. Great, central location, close to shopping, dining and the beach. Beautifully furnished and decorated, available outside of closing.

18. 2010-02-25
    listed $97,900

    Show marketing remark (1203 chars)

    This is one home you have to see to appreciate, beautifully maintained and upgraded. The beautiful grain on the wood floors will fool you and your guests . .. .. . floors aren't wood, but high end ceramic tile that looks like wood. Tile throughout the home, for the carefree Florida lifestyle. Eat-in kitchen with large pantry, inside A/C laundry room with full size washer & dryer, scrub sink and even an exhaust fan. Both bedrooms are large, with ample closet space. Family room with central A/C at rear of home is being used as artist studio, would make a great home office also. Comfy screened porch allows you to catch cool breezes as you keep tabs on the goings on in this friendly neighborhood. Single-car garage. Well-maintained, inside and out. Freshly painted exterior in 2009. Owner occupied and cared for, easy to see by appointment. Nestled between 2 golf courses, with 2 community pools by optional membership. Low annual H. O. A. dues of $622 include cable TV, subterranean treat and repair termite bond, water to irrigation system and common areas. Great, central location, close to shopping, dining and the beach. Beautifully furnished and decorated, available outside of closing.

19. 2004-12-31
    historical
20. 2004-11-08
    listed $149,900
21. 2001-07-07
    soldstatus $82,000
22. 2001-06-28
    soldstatus $82,000
23. 2001-06-28
    soldstatus $82,000
24. 2001-04-04
    listed $82,900
25. 2001-04-04
    listed $82,900
26. 1999-05-03
    soldstatus $70,000
27. 1989-02-01
    soldstatus $74,500

ⓘ 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: $3,816 · $318/mo
• Projected year-2 tax: $3,816 · $318/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 6/10 Major FEMA zone X (shaded) · 56% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,836
• − Mortgage interest: −$13,388
• − Property taxes: −$3,816
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,067
• − Management: −$2,067
• − HOA: −$276
• − Depreciation: −$6,953
• Taxable loss: −$3,925
• Est. tax savings @ 24.0%: +$942
• After-tax cash flow: $1,025/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): 31,847
• Household income: $77,083
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 1139.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 6% Black 5% Two or more races 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Romanian 4% Italian 3% Lithuanian 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 5% 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: ▼ -129.58%
• Current HPI: 350.4259
• Rent YoY: ▲ 5.60%
• 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

+220.8% since first listed

22 events — show timeline

• 2026-06-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-06-07 Pending — Daytona MLS
• 2026-06-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-06-05 Listing Removed — Daytona MLS
• 2026-05-12 Listed $239,000 Daytona MLS
• 2026-05-07 Listed $239,000 Stellar MLS as Distributed by MLS Grid
• 2010-12-28 Sold (Public Records) $97,000 Public Records
• 2010-12-17 Sold (MLS) $97,000 Stellar MLS as Distributed by MLS Grid
• 2010-12-17 Sold (MLS) $97,000 Daytona MLS
• 2010-12-17 Sold (MLS) $97,000 NSBMLS
• 2010-06-23 Listed $97,900 Daytona MLS
• 2010-02-25 Listed $97,900 Stellar MLS as Distributed by MLS Grid
• 2010-02-25 Listed $97,900 NSBMLS
• 2004-12-31 Listing Removed — Daytona MLS
• 2004-11-08 Listed $149,900 Daytona MLS
• 2001-07-07 Sold (Public Records) $82,000 Public Records
• 2001-06-28 Sold (MLS) $82,000 NSBMLS
• 2001-06-28 Sold (MLS) $82,000 Stellar MLS as Distributed by MLS Grid
• 2001-04-04 Listed $82,900 NSBMLS
• 2001-04-04 Listed $82,900 Stellar MLS as Distributed by MLS Grid
• 1999-05-03 Sold (Public Records) $70,000 Public Records
• 1989-02-01 Sold (Public Records) $74,500 Public Records

Property tax history

+17.1%/yr

Latest (2025): $3,816 · +386.3% YoY. Source: county tax records.