707 Hamilton St · New Smyrna Beach, FL 32168

$325,000

3 bd · 2.0 ba · 1,478 sqft · Land · 76 Days on market

Built 2025 7,500 sqft lot

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Why this score? — see what drove the F 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 +7.6/30.0
• ARV discount +7.5/15.0
• Rent growth +3.9/5.0
• Schools +3.9/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 707 Hamilton Street, a beautifully crafted NEW CONSTRUCTION home completed in 2025, ideally located in the heart of New Smyrna Beach with NO HOA! This thoughtfully designed 3-bedroom, 2-bath residence offers a bright, open floorplan that seamlessly blends modern style with everyday functionality. The spacious living area flows effortlessly into the kitchen, which comes fully equipped with all appliances - making this home truly move-in ready. The primary suite serves as a private retreat, featuring a large bedroom, walk-in closet, and a well-appointed en suite bathroom. Both bathrooms include dual sinks, adding convenience and a touch of luxury to daily routines. Modern lighting fixtures throughout the home enhance its clean, contemporary feel. Situated on a generous lot, the property provides ample outdoor space for you to enjoy the Florida sunshine year-round, along with a large driveway offering plenty of parking. Whether you’re looking for a primary residence, second home, or investment opportunity, this home offers the perfect combination of new construction, no HOA, and a prime coastal location just minutes from the beach, shopping, and dining. Don’t miss your chance to own a brand-new home in one of Florida’s most sought-after beach communities. .. . SCHEDULE YOUR PRIVATE TOUR TODAY! * * * * All information pertaining to the property is deemed reliable, but not guaranteed. Information to be verified by the Buyer. Be advised that cameras may exist recording audio and video inside/outside the property, such as ring doorbells. Photos are digitally enhanced and could be altered, please verify. * * * *

Key facts

• Large driveway
• Generous lot
• New construction

Tags

• NEW CONSTRUCTION
• NO HOA
• OPEN FLOORPLAN
• FULLY EQUIPPED KITCHEN
• LARGE DRIVEWAY
• GENEROUS LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $325k.

Deal economics

• At list price, monthly cash flow is $-389 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (17.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (27.7% below list).
• Recommended offer: $235k (27.7% 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.
• Market conditions: Rents rising fast (+5.6%/yr); 601 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 37% 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 $10k 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 76 days — a 6% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 9y 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 $25k; list at $325k implies a 1200% 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; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,035 (27.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.72% ✗
• Cap rate: 4.86%
• Cash-on-cash: -5.13%
• DSCR: 0.77
• GRM: 11.5

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: -22.2%
• Equity multiple: 0.22×
• Total profit: $-71,110
• Equity at exit: $48,459

10-year hold

• IRR: -10.9%
• Equity multiple: 0.27×
• Total profit: $-66,395
• Equity at exit: $28,100

Cash invested: $91,000 (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 32168

• Home prices YoY: -27.0%
• Rents YoY: 5.6%
• Active inventory: 601
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,350 high
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $-389

Break-even live

Break-even rent $2,843

Max offer price $268,678

Occupancy floor —

Sensitivity live

Price	-10% $-165	-5% $-277	+0% $-389	+5% $-502	+10% $-614
Rent	-10% $-575	-5% $-482	+0% $-389	+5% $-296	+10% $-204
Rate	-1.0pp $-226	-0.5pp $-307	base $-389	+0.5pp $-473	+1.0pp $-559

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
907 Hamilton St New Smyrna Beach, FL	3.0	2.0	1336	$2,085	$1.56	12d	1	0.16mi
700 Green Rd New Smyrna Beach, FL	4.0	2.0	1705	$1,995	$1.17	12d	1	0.33mi
618 N Duss St New Smyrna Beach, FL	3.0	2.0	1500	$1,999	$1.33	19d	1	0.34mi
554 Ronnoc Ln New Smyrna Beach, FL	3.0	3.0	1762	$2,800	$1.59	24d	1	0.47mi
7 Birdie Dr New Smyrna Beach, FL	2.0	2.0	1046	$2,600	$2.49	24d	1	0.77mi
14 Birdie Dr New Smyrna Beach, FL	2.0	2.0	1060	$1,775	$1.67	24d	1	0.77mi
1054 Claudia St New Smyrna Beach, FL	2.0	2.0	1005	$1,750	$1.74	24d	1	0.78mi
331 Citrus Open Dr New Smyrna Beach, FL	3.0	2.0	1820	$2,600	$1.43	24d	1	0.96mi
527 Terriere Way New Smyrna Beach, FL	3.0	2.0	1490	$2,400	$1.61	12d	1	0.96mi
2 Riverwalk Dr #202 New Smyrna Beach, FL	2.0	2.0	1384	$3,200	$2.31	24d	1	1.12mi
159 Breezeway Ct #159 New Smyrna Beach, FL	2.0	2.0	967	$2,900	$3.00	24d	1	1.26mi
464 Judy St New Smyrna Beach, FL	3.0	1.5	1550	$2,400	$1.55	15d	1	1.36mi

Listing history 36 events

1. 2026-06-18
   days on market $325,000 Active 76 DOM
2. 2026-06-17
   days on market $325,000 Active 75 DOM
3. 2026-06-16
   days on market $325,000 Active 74 DOM
4. 2026-06-15
   days on market $325,000 Active 73 DOM
5. 2026-06-14
   days on market $325,000 Active 71 DOM
6. 2026-06-10
   days on market $325,000 Active 68 DOM
7. 2026-06-09
   days on market $325,000 Active 67 DOM
8. 2026-06-08
   days on market $325,000 Active 66 DOM
9. 2026-06-07
   days on market $325,000 Active 65 DOM
10. 2026-06-05
    days on market $325,000 Active 62 DOM
11. 2026-06-03
    days on market $325,000 Active 61 DOM
12. 2026-06-03
    days on market $325,000 Active 60 DOM
13. 2026-06-01
    days on market $325,000 Active 59 DOM
14. 2026-05-31
    days on market $325,000 Active 58 DOM
15. 2026-05-31
    days on market $325,000 Active 57 DOM
16. 2026-04-03
    listed $325,000 Active 1670-char remark

    Show marketing remark (1670 chars)

    Welcome to 707 Hamilton Street, a beautifully crafted NEW CONSTRUCTION home completed in 2025, ideally located in the heart of New Smyrna Beach with NO HOA! This thoughtfully designed 3-bedroom, 2-bath residence offers a bright, open floorplan that seamlessly blends modern style with everyday functionality. The spacious living area flows effortlessly into the kitchen, which comes fully equipped with all appliances - making this home truly move-in ready. The primary suite serves as a private retreat, featuring a large bedroom, walk-in closet, and a well-appointed en suite bathroom. Both bathrooms include dual sinks, adding convenience and a touch of luxury to daily routines. Modern lighting fixtures throughout the home enhance its clean, contemporary feel. Situated on a generous lot, the property provides ample outdoor space for you to enjoy the Florida sunshine year-round, along with a large driveway offering plenty of parking. Whether you’re looking for a primary residence, second home, or investment opportunity, this home offers the perfect combination of new construction, no HOA, and a prime coastal location just minutes from the beach, shopping, and dining. Don’t miss your chance to own a brand-new home in one of Florida’s most sought-after beach communities. .. . SCHEDULE YOUR PRIVATE TOUR TODAY! * * * * All information pertaining to the property is deemed reliable, but not guaranteed. Information to be verified by the Buyer. Be advised that cameras may exist recording audio and video inside/outside the property, such as ring doorbells. Photos are digitally enhanced and could be altered, please verify. * * * *

17. 2025-10-31
    historical
18. 2025-08-26
    price $315,000
19. 2025-08-26
    price $315,000
20. 2025-07-01
    status Active
21. 2025-07-01
    status Active
22. 2025-06-09
    status Pending
23. 2025-06-09
    status Pending
24. 2025-06-09
    historical
25. 2025-05-12
    listed $325,000 Active
26. 2025-05-07
    listed $325,000 Active
27. 2020-08-13
    soldstatus $25,000 Closed
28. 2020-07-16
    historical Contingent
29. 2020-02-16
    listed $31,900 Active
30. 2018-01-24
    soldstatus $16,500 Closed
31. 2017-11-17
    historical Contingent
32. 2017-11-13
    listed $17,500 Active
33. 2017-11-13
    historical Withdrawn
34. 2017-08-11
    price
35. 2017-03-05
    listed Active
36. 1995-02-27
    soldstatus $5,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 56% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 19 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: $28,204
• − Mortgage interest: −$18,205
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,256
• − Management: −$2,256
• − Depreciation: −$9,455
• Taxable loss: −$10,468
• Est. tax savings @ 24.0%: +$2,512
• After-tax cash flow: $-2,158/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

+6400.0% since first listed

21 events — show timeline

• 2026-04-03 Listed $325,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-08-26 Price Changed $315,000 Daytona MLS
• 2025-08-26 Price Changed $315,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-01 Relisted — Daytona MLS
• 2025-07-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-06-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-06-09 Pending — Daytona MLS
• 2025-06-09 Listing Removed — Daytona MLS
• 2025-05-12 Listed $325,000 Daytona MLS
• 2025-05-07 Listed $325,000 Stellar MLS as Distributed by MLS Grid
• 2020-08-13 Sold (MLS) $25,000 NSBMLS
• 2020-07-16 Contingent — NSBMLS
• 2020-02-16 Listed $31,900 NSBMLS
• 2018-01-24 Sold (MLS) $16,500 NSBMLS
• 2017-11-17 Contingent — NSBMLS
• 2017-11-13 Listed $17,500 NSBMLS
• 2017-11-13 Delisted — NSBMLS
• 2017-08-11 Price Changed — NSBMLS
• 2017-03-05 Listed — NSBMLS
• 1995-02-27 Sold (Public Records) $5,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $494 · +47.0% YoY. Source: county tax records.