89 Ormond Shores Dr · Ormond Beach, FL 32176

$300,000

2 bd · 2.0 ba · 1,475 sqft · SingleFamily public records · 16 Days on market

Built 1927 12,500 ac lot

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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 +13.3/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• DSCR +4.0/10.0
• Schools +3.9/10.0
• Rent growth +3.8/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Roof March 2019. Spacious 2/2 with pool and fireplace on beach-side. Private driveway near detached structure with power, which could be easily converted into a mother-in-law suite. Well maintained vintage charm on 12,500 sq ft lot with huge back yard. Outdoor deck & shower with two lanai, in peaceful Ormond Beach Park. All information recorded in the MLS is intended to be accurate but cannot be guaranteed.

Key facts

• Enclosed sunroom
• Beachside pool home
• Cozy fireplace

Tags

• BEACHSIDE POOL HOME
• ENCLOSED SUNROOM
• COVERED BACK PORCH
• PRIVATE DOOR TO PORCH
• COZY FIREPLACE
• OVERSIZED DETACHED SHED

Property features AI

Finance

• Other: Pets allowed: cats and dogs

Exterior

• Parking: Additional parking
• Utilities: Cable available; Electricity connected; Water available; Sewer available; Public sewer; Water sources: private, public, and well
• Home design: Single family residence; One story; Property is attached
• Construction: Block foundation; Block, frame and stucco construction
• Exterior features: Covered porch; Wood fencing; In-ground pool; In-ground spa; Corner lot; Asphalt road frontage on a public maintained city street

Interior

• Kitchen: Tankless water heater
• Flooring: Hardwood; Wood; Other
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Built-in features; Ceiling fans; Entrance foyer; Wood-burning fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $3 ($32/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 $244k (18.8% below list).
• Recommended offer: $244k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Beachside Elementary School (math 57% / reading 52%, grade C, #892 of 2,144 statewide, top 44%, 556 students, 66% 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 52% FRL track the district average.
• Market conditions: Rents rising fast (+5.2%/yr); 411 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 ($78k/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 $9k 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 16 days — a 2% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $236k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $243,721 (18.8% below list)

Questions for the listing agent

1. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.81% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.04%
• DSCR: 1.00
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.22% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.49×
• Total profit: $-42,932
• Equity at exit: $44,731

10-year hold

• IRR: -2.2%
• Equity multiple: 0.84×
• Total profit: $-13,494
• Equity at exit: $25,939

Cash invested: $84,000 (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 32176

• Rents YoY: 5.2%
• Active inventory: 411
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,437 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$224 /mo · $2,694/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $3

Break-even live

Break-even rent $2,434

Max offer price $300,000

Occupancy floor 95%

Sensitivity live

Price	-10% $173	-5% $88	+0% $3	+5% $-82	+10% $-167
Rent	-10% $-190	-5% $-94	+0% $3	+5% $99	+10% $195
Rate	-1.0pp $154	-0.5pp $79	base $3	+0.5pp $-75	+1.0pp $-154

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
462 Magnolia St Ormond Beach, FL	3.0	2.0	1502	$2,100	$1.40	16d	1	0.20mi
56 Chippingwood Ln Ormond Beach, FL	2.0	2.5	1292	$2,200	$1.70	25d	1	0.23mi
497 Grandview Ave Ormond Beach, FL	3.0	2.0	1590	$2,800	$1.76	25d	1	0.29mi
122 Magnolia Dr Ormond Beach, FL	3.0	2.0	1484	$2,275	$1.53	25d	1	0.45mi
2900 N Atlantic Ave Apt 702 Daytona Beach, FL	2.0	2.0	1360	$3,300	$2.43	23d	1	0.84mi
2900 N Atlantic Ave Unit 703 Daytona Beach, FL	2.0	2.0	1274	$3,150	$2.47	25d	1	0.85mi
2900 N Atlantic Ave #1805 Daytona Beach, FL	2.0	2.0	1360	$3,000	$2.21	25d	1	0.85mi
2900 N Atlantic Ave #1401 Daytona Beach, FL	2.0	2.0	1360	$3,500	$2.57	25d	1	0.85mi
2828 N Atlantic Ave #1601 Daytona Beach, FL	2.0	2.0	1295	$4,350	$3.36	25d	1	0.89mi
2828 N Atlantic Ave #1504 Daytona Beach, FL	2.0	2.0	1240	$2,800	$2.26	13d	1	0.89mi
2828 N Atlantic Ave #1104 Daytona Beach, FL	2.0	2.0	1178	$2,500	$2.12	25d	1	0.89mi
733 Buena Vista Ave Ormond Beach, FL	3.0	2.0	1485	$2,400	$1.62	25d	1	0.92mi
55 Vining Ct Apt 204 Ormond Beach, FL	2.0	1.5	930	$1,450	$1.56	25d	1	0.98mi
2609 N Oleander Ave Unit 17 Daytona Beach, FL	2.0	1.5	950	$1,180	$1.24	16d	1	1.01mi
400 Auburn Dr #3 Daytona Beach, FL	2.0	1.0	945	$1,350	$1.43	25d	1	1.23mi
288 Boylston Ave Daytona Beach, FL	3.0	2.0	1320	$2,200	$1.67	25d	1	1.25mi
81 Tomoka Ave Ormond Beach, FL	2.0	2.5	1500	$1,950	$1.30	25d	1	1.28mi
432 Auburn Dr #204 Daytona Beach, FL	2.0	1.0	992	$1,350	$1.36	25d	1	1.29mi
402 Fleming Ave Ormond Beach, FL	3.0	2.0	1495	$2,560	$1.71	23d	1	1.47mi

Listing history 13 events

1. 2026-06-19
   status $300,000 Pending 16 DOM
2. 2026-06-18
   days on market $300,000 Active 16 DOM
3. 2026-06-17
   days on market $300,000 Active 15 DOM
4. 2026-06-16
   days on market $300,000 Active 14 DOM
5. 2026-06-15
   days on market $300,000 Active 13 DOM
6. 2026-06-14
   pricedays on market $300,000 Active 11 DOM
7. 2026-06-10
   days on market $325,000 Active 8 DOM
8. 2026-06-09
   days on market $325,000 Active 7 DOM
9. 2026-06-08
   days on market $325,000 Active 6 DOM
10. 2026-06-07
    days on market $325,000 Active 5 DOM
11. 2026-06-05
    days on market $325,000 Active 2 DOM
12. 2026-06-03
    remarks 687-char remark
13. 2026-06-03
    listed $325,000 Active 1 DOM

ⓘ 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: $2,694 · $224/mo
• Projected year-2 tax: $2,694 · $224/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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,247
• − Mortgage interest: −$16,805
• − Property taxes: −$2,694
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,340
• − Management: −$2,340
• − Depreciation: −$8,727
• Taxable loss: −$5,158
• Est. tax savings @ 24.0%: +$1,238
• After-tax cash flow: $1,270/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): 14,841
• Household income: $78,410
• Rent vs Own: 16.3% rent · 83.7% own
• Severe rent burden: 298.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 5% Black 2% Asian 2%
• Common ancestry: Slovak 5% Romanian 4% Lithuanian 3%
• Foreign-born: 6% · Canada, China
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -476.64%
• Current HPI: 319.6419
• Rent YoY: ▲ 5.22%
• 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

+712.5% since first listed

14 events — show timeline

• 2026-06-02 Listed $325,000 Daytona MLS
• 2019-04-23 Sold (Public Records) $236,500 Public Records
• 2019-04-22 Sold (MLS) $236,500 Daytona MLS
• 2019-04-12 Contingent — Daytona MLS
• 2019-04-10 Listing Removed — Daytona MLS
• 2019-04-10 Listed $239,000 Daytona MLS
• 2019-02-14 Contingent — Daytona MLS
• 2018-08-27 Listed $239,000 Daytona MLS
• 2012-01-23 Sold (MLS) $120,000 Stellar MLS as Distributed by MLS Grid
• 2011-12-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2011-09-01 Listed $130,000 Stellar MLS as Distributed by MLS Grid
• 2009-09-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-12-15 Listed $179,300 Stellar MLS as Distributed by MLS Grid
• 1980-03-01 Sold (Public Records) $40,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $2,694 · +4.7% YoY. Source: county tax records.