12 Glen Arbor · Ormond Beach, FL 32174

$174,900

2 bd · 2.5 ba · 1,280 sqft · SingleFamily public records · 86 Days on market

Built 1982 1,306 sqft lot $232/mo HOA · 12% of rent

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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 +14.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• DSCR +4.3/10.0
• 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 home to this beautifully maintained townhome in the heart of Ormond Beach! Featuring sleek stainless steel appliances and newer flooring throughout, this property offers a perfect blend of modern updates and comfortable living. Located in a highly desirable area, you'll enjoy convenient access to shopping, dining, and the beach--making everyday living feel like a getaway. Whether you're a first-time buyer, downsizing, or looking for a low-maintenance lifestyle, this townhome checks all the boxes. Don't miss your chance to own a piece of paradise in a fantastic location!

Key facts

• Newer flooring
• $232 HOA
• Community pool

Tags

• STAINLESS STEEL APPLIANCES
• NEWER FLOORING
• CONVENIENT ACCESS TO SHOPPING
• CONVENIENT ACCESS TO DINING
• CONVENIENT ACCESS TO BEACH
• HIGHLY DESIRABLE AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-43 ($-512/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (4.3% below list).
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 3.8% 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); Ormond Beach Middle School (math 57% / reading 55%, grade B-, #175 of 571 statewide, top 31%, 990 students, 48% FRL); Seabreeze High School (math 31% / reading 56%, grade F, #248 of 667 statewide, top 38%, 1,654 students, 41% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: Rents rising (+1.6%/yr); 989 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 31% 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 86 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $142k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,406 (6.0% 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 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.06% ✓
• Cap rate: 6.46%
• Cash-on-cash: 0.58%
• DSCR: 1.03
• GRM: 7.8

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: -19.8%
• Equity multiple: 0.32×
• Total profit: $-33,356
• Equity at exit: $26,078

10-year hold

• IRR: -16.4%
• Equity multiple: 0.15×
• Total profit: $-41,699
• Equity at exit: $15,122

Cash invested: $48,972 (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: 989
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,859 high
• Mortgage (P&I): −$917
• Tax from tax record: −$223 /mo · $2,675/yr
• Insurance: −$73
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$232
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $-43

Break-even live

Break-even rent $1,913

Max offer price $167,360

Occupancy floor 97%

Sensitivity live

Price	-10% $56	-5% $7	+0% $-43	+5% $-92	+10% $-142
Rent	-10% $-190	-5% $-116	+0% $-43	+5% $31	+10% $104
Rate	-1.0pp $45	-0.5pp $2	base $-43	+0.5pp $-88	+1.0pp $-134

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Glen Arbor Park Ormond Beach, FL	2.0	1.5	1200	$1,700	$1.42	25d	1	0.06mi
7 Stone Haven Trl Ormond Beach, FL	3.0	2.0	1678	$2,200	$1.31	20d	1	0.39mi
500 Shadow Lakes Blvd Ormond Beach, FL	1.0–2.0	1.0–2.0	856	$1,645	$1.92	13d	15	0.49mi
162 Pine Cone Trl Ormond Beach, FL	3.0	2.0	1555	$2,100	$1.35	16d	1	0.68mi
35 Magnolia Ave Unit 35 Ormond Beach, FL	2.0	2.0	1300	$1,800	$1.38	25d	1	0.91mi
51 Brookwood Dr Ormond Beach, FL	3.0	2.0	1791	$2,100	$1.17	25d	1	1.13mi
67 Brookwood Dr Ormond Beach, FL	3.0	2.0	1602	$2,500	$1.56	25d	1	1.19mi
450 Tomoka Ave Unit 215 Ormond Beach, FL	2.0	1.5	1150	$1,750	$1.52	16d	1	1.28mi
1088 W Granada Blvd Ormond Beach, FL	1.0–2.0	1.0–2.0	950	$1,570	$1.65	13d	8	1.39mi

HOA detail

• Monthly dues: $232 · $2,784/yr

Listing history 28 events

1. 2026-06-22
   days on market $174,900 Active 86 DOM
2. 2026-06-18
   days on market $174,900 Active 83 DOM
3. 2026-06-17
   days on market $174,900 Active 82 DOM
4. 2026-06-16
   days on market $174,900 Active 81 DOM
5. 2026-06-15
   days on market $174,900 Active 80 DOM
6. 2026-06-14
   days on market $174,900 Active 78 DOM
7. 2026-06-10
   days on market $174,900 Active 75 DOM
8. 2026-06-09
   days on market $174,900 Active 74 DOM
9. 2026-06-08
   days on market $174,900 Active 73 DOM
10. 2026-06-07
    days on market $174,900 Active 72 DOM
11. 2026-06-05
    days on market $174,900 Active 69 DOM
12. 2026-06-03
    days on market $174,900 Active 68 DOM
13. 2026-06-03
    days on market $174,900 Active 67 DOM
14. 2026-06-01
    days on market $174,900 Active 66 DOM
15. 2026-05-31
    days on market $174,900 Active 65 DOM
16. 2026-05-31
    days on market $174,900 Active 64 DOM
17. 2026-05-03
    price $174,900 586-char remark

    Show marketing remark (586 chars)

    Welcome home to this beautifully maintained townhome in the heart of Ormond Beach! Featuring sleek stainless steel appliances and newer flooring throughout, this property offers a perfect blend of modern updates and comfortable living. Located in a highly desirable area, you'll enjoy convenient access to shopping, dining, and the beach--making everyday living feel like a getaway. Whether you're a first-time buyer, downsizing, or looking for a low-maintenance lifestyle, this townhome checks all the boxes. Don't miss your chance to own a piece of paradise in a fantastic location!

18. 2026-04-20
    price $179,900 586-char remark

    Show marketing remark (586 chars)

    Welcome home to this beautifully maintained townhome in the heart of Ormond Beach! Featuring sleek stainless steel appliances and newer flooring throughout, this property offers a perfect blend of modern updates and comfortable living. Located in a highly desirable area, you'll enjoy convenient access to shopping, dining, and the beach--making everyday living feel like a getaway. Whether you're a first-time buyer, downsizing, or looking for a low-maintenance lifestyle, this townhome checks all the boxes. Don't miss your chance to own a piece of paradise in a fantastic location!

19. 2026-03-26
    listed $185,000 Active 586-char remark

    Show marketing remark (586 chars)

    Welcome home to this beautifully maintained townhome in the heart of Ormond Beach! Featuring sleek stainless steel appliances and newer flooring throughout, this property offers a perfect blend of modern updates and comfortable living. Located in a highly desirable area, you'll enjoy convenient access to shopping, dining, and the beach--making everyday living feel like a getaway. Whether you're a first-time buyer, downsizing, or looking for a low-maintenance lifestyle, this townhome checks all the boxes. Don't miss your chance to own a piece of paradise in a fantastic location!

20. 2020-09-29
    soldstatus $142,000
21. 2020-09-21
    soldstatus $142,000 Closed 652-char remark

    Show marketing remark (652 chars)

    Perfect location. Very quiet. Move in ready! New paint. Fenced in back yard, inside laundry 2nd floor, plenty of storage, in-ground community pool, pets welcome (up to 35lbs). Walking distance to the Trails shopping plaza, several restaurants, park. Minutes from the beautiful white sandy Ormond Beach, Daytona International Speedway, Embry Riddle, Daytona International Airport, 1hr 15min to Orlando International Airport, Walt Disney Theme Parks and More! Call today. Easy to Show. (Hoa is paid quarterly for a total of $405 per quarter. That includes Master and Mini TOTAL) . ALL PETS ALLOWED, NO RENTAL RESTRICTIONS AS PER ARBOR TRAILS MANAGEMENT.

22. 2020-08-07
    historical Active Contingent 652-char remark

    Show marketing remark (652 chars)

    Perfect location. Very quiet. Move in ready! New paint. Fenced in back yard, inside laundry 2nd floor, plenty of storage, in-ground community pool, pets welcome (up to 35lbs). Walking distance to the Trails shopping plaza, several restaurants, park. Minutes from the beautiful white sandy Ormond Beach, Daytona International Speedway, Embry Riddle, Daytona International Airport, 1hr 15min to Orlando International Airport, Walt Disney Theme Parks and More! Call today. Easy to Show. (Hoa is paid quarterly for a total of $405 per quarter. That includes Master and Mini TOTAL) . ALL PETS ALLOWED, NO RENTAL RESTRICTIONS AS PER ARBOR TRAILS MANAGEMENT.

23. 2020-06-04
    listed $149,000 Active 652-char remark

    Show marketing remark (652 chars)

    Perfect location. Very quiet. Move in ready! New paint. Fenced in back yard, inside laundry 2nd floor, plenty of storage, in-ground community pool, pets welcome (up to 35lbs). Walking distance to the Trails shopping plaza, several restaurants, park. Minutes from the beautiful white sandy Ormond Beach, Daytona International Speedway, Embry Riddle, Daytona International Airport, 1hr 15min to Orlando International Airport, Walt Disney Theme Parks and More! Call today. Easy to Show. (Hoa is paid quarterly for a total of $405 per quarter. That includes Master and Mini TOTAL) . ALL PETS ALLOWED, NO RENTAL RESTRICTIONS AS PER ARBOR TRAILS MANAGEMENT.

24. 2014-03-10
    soldstatus $62,000
25. 2014-03-07
    soldstatus $62,000
26. 2013-11-11
    listed $69,000
27. 2006-03-28
    soldstatus $153,700
28. 1983-02-01
    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: $2,675 · $223/mo
• Projected year-2 tax: $2,675 · $223/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 7/10 Severe FEMA zone X (unshaded) · 87% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 22 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: $22,311
• − Mortgage interest: −$9,797
• − Property taxes: −$2,675
• − Insurance: −$1,672
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − HOA: −$2,784
• − Depreciation: −$5,088
• Taxable loss: −$3,275
• Est. tax savings @ 24.0%: +$786
• After-tax cash flow: $274/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

+215.1% since first listed

12 events — show timeline

• 2026-05-03 Price Changed $174,900 realMLS
• 2026-04-20 Price Changed $179,900 realMLS
• 2026-03-26 Listed $185,000 realMLS
• 2020-09-29 Sold (Public Records) $142,000 Public Records
• 2020-09-21 Sold (MLS) $142,000 Daytona MLS
• 2020-08-07 Contingent — Daytona MLS
• 2020-06-04 Listed $149,000 Daytona MLS
• 2014-03-10 Sold (Public Records) $62,000 Public Records
• 2014-03-07 Sold (MLS) $62,000 Daytona MLS
• 2013-11-11 Listed $69,000 Daytona MLS
• 2006-03-28 Sold (Public Records) $153,700 Public Records
• 1983-02-01 Sold (Public Records) $55,500 Public Records

Property tax history

+15.4%/yr

Latest (2025): $2,675 · +6.3% YoY. Source: county tax records.