5300 S Atlantic Ave #2303 · New Smyrna Beach, FL 32169

$450,000

3 bd · 2.0 ba · 1,601 sqft · Condo · 216 Days on market

Built 2004 Good condition $281/sqft · 5% below area Est $475k · 5% under $750/mo HOA · 21% of rent ↓ 2% since listing

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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).

• ARV discount +9.9/15.0
• Schools +5.3/10.0
• Cash flow +5.2/30.0
• Condition / age +4.0/5.0
• Rent growth +3.8/5.0
• Livability +3.5/5.0
• 1% rule +3.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This move-in-ready condo delivers effortless beachside living in one package! Coastal living in a beautifully maintained, gated, resort-style community with an exceptional array of amenities. Private access to the beach, year-round heated pools, spas, fitness rooms, sauna, tennis, basketball and more. Secure underground parking, scenic nature trail, and community activities for those interested in socializing. Clubhouse entertainment options with BBQ, full kitchen/bar. This spacious 3-bedroom, 2-bath unit offers a luxury master suite with direct balcony access, ensuite bathroom with walk-in shower, jacuzzi, dual vanities, and a large walk-in closet. A light-filled open-concept layout with full kitchen, in-unit laundry, full guest bath, two large bedrooms, cable and streaming service throughout. Brand new heating/AC unit. Enjoy gorgeous ocean breezes from your spacious screened-in private balcony.

Key facts

• Gated community
• Fitness rooms
• Scenic nature trail

Tags

• GATED COMMUNITY
• PRIVATE ACCESS TO THE BEACH
• YEAR-ROUND HEATED POOLS
• FITNESS ROOMS
• SECURE UNDERGROUND PARKING
• SCENIC NATURE TRAIL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $450k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $293k (34.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $360k (20.1% below list).
• Recommended offer: $293k (34.9% below list) — sets the bar for cash-flow.
• Cap rate 3.6% vs local median 2.8% in New Smyrna 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 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: Coronado Beach Elementary School (math 67% / reading 77%, grade A-, #288 of 2,144 statewide, top 15%, 223 students, 36% 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).
• Market conditions: Rents rising fast (+5.2%/yr); 582 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 86% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 39% of the median local income ($111k/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 $3k of loan paydown is wiped out by about $14k 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 216 days — a 12% lower offer ($396k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 21% of rent.
• Climate carrying-cost: severe 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 $292,965 (34.9% 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 216 days. Have you received any prior offers? Is the seller open to a 35% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.80% ✗
• Cap rate: 3.58%
• Cash-on-cash: -9.70%
• DSCR: 0.57
• GRM: 10.4

CMA / ARV

• ARV (median comp): $475,000
• List price: $450,000
• Delta: -5.26%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5300 S Atlantic Ave Unit 18-303	0.00mi	3/2.0	1,601 (0%)	0mo	$475,000	$297	100
5300 S Atlantic Ave Unit 8-407	0.00mi	3/2.0	1,768 (+10%)	0mo	$421,300	$238	82
5275 S Atlantic Ave #406	0.12mi	2/2.0 (-1)	1,348 (-16%)	0mo	$850,000	$631	64
6396 S Atlantic Ave	1.37mi	3/2.0	1,974 (+23%)	0mo	$1,600,000	$811	40
4607 Saxon Dr	1.31mi	2/2.5 (-1)	1,866 (+17%)	0mo	$540,000	$289	33

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 · 5.17% rent growth · sell at horizon

5-year hold

• IRR: -31.5%
• Equity multiple: -0.06×
• Total profit: $-133,460
• Equity at exit: $67,096

10-year hold

• IRR: -23.9%
• Equity multiple: -0.34×
• Total profit: $-168,545
• Equity at exit: $38,908

Cash invested: $126,000 (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 →

Active competition Active MLS

• For sale now: 5 active · 1 under contract
• Median asking: $433,000 ($284/sqft)
• Median days on market: 236 d
• This list price: 60% of active listings are priced below it
• ARV vs active asking: +4.5% vs current asking $/sqft

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

ZIP-level market 32169

• Rents YoY: 5.2%
• Active inventory: 582
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $3,596 high
• Mortgage (P&I): −$2,360
• Tax est. 1.5%: −$562 /mo · $6,750/yr
• Insurance: −$188
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$750
• Vacancy / Maint / Mgmt: −$755
• Net cashflow: $-1,085

Break-even live

Break-even rent $4,970

Max offer price $292,965

Occupancy floor —

Sensitivity live

Price	-10% $-774	-5% $-930	+0% $-1,085	+5% $-1,241	+10% $-1,396
Rent	-10% $-1,369	-5% $-1,227	+0% $-1,085	+5% $-943	+10% $-801
Rate	-1.0pp $-859	-0.5pp $-971	base $-1,085	+0.5pp $-1,202	+1.0pp $-1,320

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: $112,500
• Closing costs: $13,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5300 S Atlantic Ave New Smyrna Beach, FL	2.0	2.0	1389	$3,500	$2.52	72d	1	0.02mi
5300 S Atlantic Ave Unit 4-302 New Smyrna Beach, FL	2.0	2.0	1389	$3,800	$2.74	16d	1	0.02mi
5300 S Atlantic Ave Unit 9-206 New Smyrna Beach, FL	2.0	2.0	1583	$2,200	$1.39	72d	1	0.02mi
5300 S Atlantic Ave Unit 3502 New Smyrna Beach, FL	2.0	2.0	1389	$3,600	$2.59	72d	1	0.02mi
5301 S Atlantic Ave Apt 73 New Smyrna Beach, FL	2.0	2.0	1139	$6,000	$5.27	72d	1	0.15mi
5207 S Atlantic Ave New Smyrna Beach, FL	2.0	2.0	1350	$4,100	$3.04	72d	1	0.16mi
6343 Turtlemound Rd New Smyrna Beach, FL	3.0	2.0	1756	$5,000	$2.85	72d	1	1.29mi

HOA detail $750/mo · $9,000/yr condo

• Likely covers: cablepoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $450,000 Active 216 DOM
2. 2026-08-07
   days on market $450,000 Active 215 DOM
3. 2026-08-06
   days on market $450,000 Active 214 DOM
4. 2026-08-05
   days on market $450,000 Active 213 DOM
5. 2026-08-04
   days on market $450,000 Active 212 DOM
6. 2026-08-03
   days on market $450,000 Active 211 DOM
7. 2026-07-31
   days on market $450,000 Active 208 DOM
8. 2026-07-30
   days on market $450,000 Active 206 DOM
9. 2026-07-28
   days on market $450,000 Active 205 DOM
10. 2026-07-26
    days on market $450,000 Active 203 DOM
11. 2026-07-25
    days on market $450,000 Active 202 DOM
12. 2026-07-24
    days on market $450,000 Active 201 DOM
13. 2026-07-23
    days on market $450,000 Active 200 DOM
14. 2026-07-22
    days on market $450,000 Active 199 DOM
15. 2026-07-21
    days on market $450,000 Active 198 DOM
16. 2026-07-16
    days on market $450,000 Active 193 DOM
17. 2026-07-16
    days on market $450,000 Active 192 DOM
18. 2026-07-14
    days on market $450,000 Active 191 DOM
19. 2026-07-14
    days on market $450,000 Active 190 DOM
20. 2026-07-12
    days on market $450,000 Active 189 DOM
21. 2026-07-11
    days on market $450,000 Active 188 DOM
22. 2026-07-10
    days on market $450,000 Active 187 DOM
23. 2026-07-09
    days on market $450,000 Active 186 DOM
24. 2026-07-07
    days on market $450,000 Active 184 DOM
25. 2026-07-06
    days on market $450,000 Active 183 DOM
26. 2026-07-05
    days on market $450,000 Active 182 DOM
27. 2026-07-03
    days on market $450,000 Active 180 DOM
28. 2026-07-01
    days on market $450,000 Active 178 DOM
29. 2026-06-30
    days on market $450,000 Active 177 DOM
30. 2026-06-29
    days on market $450,000 Active 176 DOM
31. 2026-06-28
    days on market $450,000 Active 175 DOM
32. 2026-06-28
    days on market $450,000 Active 174 DOM
33. 2026-06-27
    days on market $450,000 Active 173 DOM
34. 2026-06-25
    days on market $450,000 Active 171 DOM
35. 2026-06-23
    days on market $450,000 Active 169 DOM
36. 2026-06-22
    days on market $450,000 Active 168 DOM
37. 2026-06-18
    days on market $450,000 Active 165 DOM
38. 2026-06-17
    days on market $450,000 Active 164 DOM
39. 2026-06-16
    days on market $450,000 Active 163 DOM
40. 2026-06-15
    days on market $450,000 Active 162 DOM
41. 2026-06-14
    days on market $450,000 Active 160 DOM
42. 2026-06-10
    days on market $450,000 Active 157 DOM
43. 2026-06-09
    days on market $450,000 Active 156 DOM
44. 2026-06-08
    days on market $450,000 Active 155 DOM
45. 2026-06-07
    days on market $450,000 Active 154 DOM
46. 2026-06-05
    days on market $450,000 Active 151 DOM
47. 2026-06-03
    days on market $450,000 Active 150 DOM
48. 2026-06-03
    days on market $450,000 Active 149 DOM
49. 2026-06-01
    days on market $450,000 Active 148 DOM
50. 2026-05-31
    days on market $450,000 Active 147 DOM

ⓘ 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 9/10 Extreme FEMA zone X (shaded) · 99% 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: $43,156
• − Mortgage interest: −$25,207
• − Property taxes: −$6,750
• − Insurance: −$3,048
• − Repairs & maintenance: −$3,452
• − Management: −$3,452
• − HOA: −$9,000
• − Depreciation: −$13,091
• Taxable loss: −$20,845
• Est. tax savings @ 24.0%: +$5,003
• After-tax cash flow: $-8,020/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 · 12 photos

Good 80/100 None rehab

This move-in-ready condo offers a luxurious beachfront living experience with excellent amenities and a well-maintained exterior.

Value-add opportunities

• Both Beachfront access — Enhances both resale and rental value ↑
• Resale Modernize kitchen appliances — Upgrades the kitchen and enhances appeal ↑
• Resale Paint interior walls — Fresh paint can make a significant difference in appeal ↑

D Composite school gradezoned avg 53/100

Zoned Schools

Elementary Coronado Beach Elementary School A- FL #288/2,144 Nat'l #2,792/41,679 Middle New Smyrna Beach Middle School D- FL #331/571 Nat'l #5,160/14,009 High New Smyrna Beach High School F FL #255/667 Nat'l #7,439/17,239

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

C Composite livability gradescore 69/100

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

• County: Volusia County · 572,749 people
• City population: 42,039
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• Population (ZIP): 10,192
• Household income: $110,968
• Rent vs Own: 11.8% rent · 88.2% own
• Severe rent burden: 15% 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 (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 5% Asian 1%
• Common ancestry: Romanian 4% Lithuanian 4% Italian 3%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 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: ▼ -297.06%
• Current HPI: 345.3555
• Rent YoY: ▲ 5.17%
• 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

-2.2% since first listed

26 events — show timeline

• 2026-01-05 Listed $450,000 Daytona MLS
• 2026-01-02 Listing Removed — Daytona MLS
• 2025-08-30 Rental Removed $3,000 Avail
• 2025-07-30 Listed for Rent $3,000 Avail
• 2025-07-21 Listed $450,000 Daytona MLS
• 2025-03-14 Rental Removed $3,000 DMLS
• 2025-02-20 Price Changed $3,000 DMLS
• 2024-11-12 Listed for Rent $3,500 DMLS
• 2024-07-01 Listing Removed — Daytona MLS
• 2024-06-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-04-08 Price Changed $474,900 Daytona MLS
• 2024-04-08 Price Changed $474,900 Stellar MLS as Distributed by MLS Grid
• 2023-12-08 Price Changed $484,900 Stellar MLS as Distributed by MLS Grid
• 2023-11-27 Price Changed $484,900 Daytona MLS
• 2023-11-07 Price Changed $489,900 Daytona MLS
• 2023-10-09 Price Changed $494,900 Daytona MLS
• 2023-09-20 Listed $489,900 Stellar MLS as Distributed by MLS Grid
• 2023-09-20 Listed $499,900 Daytona MLS
• 2022-05-03 Sold (MLS) $455,000 Stellar MLS as Distributed by MLS Grid
• 2022-05-03 Sold (MLS) $455,000 Daytona MLS
• 2022-03-26 Pending — Daytona MLS
• 2022-03-24 Relisted — Daytona MLS
• 2022-03-10 Price Changed $460,000 Daytona MLS
• 2022-03-10 Pending — Daytona MLS
• 2022-03-02 Listed $449,000 Daytona MLS
• 2022-03-01 Listed $460,000 Stellar MLS as Distributed by MLS Grid