5300 South Atlantic Ave #19406 · New Smyrna Beach, FL 32169

$375,000

2 bd · 2.0 ba · 1,384 sqft · Condo · 381 Days on market

Built 2014 Good condition $271/sqft · 25% below area Est $500k · 25% under $820/mo HOA · 25% of rent ↓ 2% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +5.6/30.0
• Schools +5.3/10.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• Rent growth +3.8/5.0
• Livability +3.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover coastal elegance in this stunning 2-bedroom, 2-bathroom condo on the fourth floor of Ocean Walk Building 19, offering direct garage-to-elevator access and breathtaking ocean views. This meticulously maintained unit features an open concept living and dining area that flows into a newly renovated kitchen with modern appliances, ample cabinetry, and sleek countertops, complemented by a convenient laundry room with washer and dryer just off the kitchen. The split-bedroom layout ensures privacy, with a luxurious primary suite boasting dual sinks, a spacious shower, a garden tub, and a large walk-in closet, while the generous guest bedroom includes its own walk-in closet and access to a full bathroom with a shower/tub combo. Unwind on the expansive, screened, covered balcony overlooking West to serene nature trails Intracoastal waterways for a sunset view and on the front entry Sunrise views over the ocean, making this freshly updated condo the perfect blend of modern comfort and coastal charm—ideal for a primary residence, vacation home, or investment rental available turnkey with furnishings.

Key facts

• Laundry room
• Split bedroom layout
• $820 HOA

Tags

• NEWLY RENOVATED KITCHEN
• LAUNDRY ROOM
• SPLIT BEDROOM LAYOUT
• LUXURIOUS PRIMARY SUITE
• SECURE GATED COMMUNITY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $375k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-856 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (33.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $332k (11.5% below list).
• Recommended offer: $251k (33.0% below list) — sets the bar for cash-flow.
• Cap rate 3.8% 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); 641 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 36% 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 $11k 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 381 days — a 12% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $50k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 25% 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 $251,184 (33.0% 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 381 days. Have you received any prior offers? Is the seller open to a 33% 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: 0.89% ✗
• Cap rate: 3.77%
• Cash-on-cash: -9.02%
• DSCR: 0.60
• GRM: 9.4

CMA / ARV

• ARV (median comp): $500,000
• List price: $375,000
• Delta: -25.00%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5300 S Atlantic Ave Unit 6-502	0.00mi	2/2.0	1,389 (+0%)	1mo	$350,000	$252	98
5300 S Atlantic Ave Unit 6-402	0.00mi	2/2.0	1,409 (+2%)	0mo	$363,500	$258	97
5275 S Atlantic Ave #406	0.12mi	2/2.0	1,348 (-3%)	2mo	$850,000	$631	89
5499 S Atlantic Ave #1004	0.21mi	2/2.0	1,352 (-2%)	1mo	$720,000	$533	86
5207 S Atlantic Ave #321	0.17mi	3/2.0 (+1)	1,517 (+10%)	0mo	$690,000	$455	71
5300 S Atlantic Ave Unit 19-504	0.00mi	3/2.0 (+1)	1,698 (+23%)	1mo	$500,000	$294	69
5300 S Atlantic Ave Unit 18-303	0.00mi	3/2.0 (+1)	1,601 (+16%)	2mo	$475,000	$297	68
4865 S Atlantic Ave #2060	0.36mi	2/2.0	1,200 (-13%)	1mo	$686,500	$572	60
5300 S Atlantic Ave Unit 7-403	0.22mi	3/2.0 (+1)	1,601 (+16%)	0mo	$355,000	$222	59
4811 Saxon Dr Unit B101	0.62mi	3/2.0 (+1)	1,176 (-15%)	1mo	$610,000	$519	41
13 Hillside Dr	0.84mi	2/1.0	1,197 (-14%)	1mo	$475,000	$397	38
4610 Doris Dr	1.27mi	3/2.0 (+1)	1,698 (+23%)	1mo	$555,000	$327	34

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: -30.1%
• Equity multiple: -0.02×
• Total profit: $-107,265
• Equity at exit: $55,914

10-year hold

• IRR: -20.8%
• Equity multiple: -0.23×
• Total profit: $-129,399
• Equity at exit: $32,423

Cash invested: $105,000 (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: 6 active · 1 under contract
• Median asking: $461,000 ($383/sqft)
• Median days on market: 160 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -5.6% 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: 641
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $3,319 high
• Mortgage (P&I): −$1,967
• Tax est. 1.5%: −$469 /mo · $5,625/yr
• Insurance: −$156
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$820
• Vacancy / Maint / Mgmt: −$697
• Net cashflow: $-856

Break-even live

Break-even rent $4,403

Max offer price $251,184

Occupancy floor —

Sensitivity live

Price	-10% $-597	-5% $-726	+0% $-856	+5% $-985	+10% $-1,115
Rent	-10% $-1,118	-5% $-987	+0% $-856	+5% $-725	+10% $-593
Rate	-1.0pp $-667	-0.5pp $-760	base $-856	+0.5pp $-953	+1.0pp $-1,052

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: $93,750
• Closing costs: $11,250
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5300 S Atlantic Ave Unit AVENUE3-503 New Smyrna Beach, FL	3.0	2.0	1601	$2,800	$1.75	0d	1	0.02mi
5300 S Atlantic Ave New Smyrna Beach, FL	2.0	2.0	1389	$3,500	$2.52	119d	1	0.02mi
5300 S Atlantic Ave Unit 9-206 New Smyrna Beach, FL	2.0	2.0	1583	$2,200	$1.39	119d	1	0.02mi
5300 S Atlantic Ave Unit 4-302 New Smyrna Beach, FL	2.0	2.0	1389	$3,800	$2.74	62d	1	0.02mi
5300 S Atlantic Ave Unit Av12207 New Smyrna Beach, FL	3.0	2.0	1731	$3,500	$2.02	6d	1	0.02mi
5300 S Atlantic Ave New Smyrna Beach, FL	2.0	2.0	1260	$2,300	$1.83	6d	1	0.02mi
5300 S Atlantic Ave New Smyrna Beach, FL	3.0	2.0	1698	$4,500	$2.65	4d	1	0.02mi
5300 S Atlantic Ave Unit 12-207 New Smyrna Beach, FL	3.0	2.0	1768	$2,995	$1.69	2d	1	0.02mi
5300 S Atlantic Ave Unit 3502 New Smyrna Beach, FL	2.0	2.0	1389	$3,600	$2.59	119d	1	0.02mi
5301 S Atlantic Ave Apt 73 New Smyrna Beach, FL	2.0	2.0	1139	$6,000	$5.27	119d	1	0.15mi
5207 S Atlantic Ave New Smyrna Beach, FL	2.0	2.0	1350	$4,100	$3.04	119d	1	0.16mi
4860 S Atlantic Ave #1030 New Smyrna Beach, FL	2.0	2.0	906	$1,850	$2.04	110d	1	0.33mi
4849 Saxon Dr New Smyrna Beach, FL	2.0	2.0	889	$4,000	$4.50	6d	1	0.40mi
4849 Saxon Dr #2030 New Smyrna Beach, FL	2.0	2.0	889	$4,500	$5.06	6d	1	0.40mi
4849 Saxon Dr New Smyrna Beach, FL	2.0	2.0	863	$4,950	$5.74	119d	4	0.40mi
4811 Saxon Dr Unit 602 New Smyrna Beach, FL	2.0	2.0	1025	$3,500	$3.41	62d	1	0.60mi
50 Oak Tree Dr New Smyrna Beach, FL	3.0	2.0	1200	$3,200	$2.67	6d	1	0.88mi
6343 Turtlemound Rd New Smyrna Beach, FL	3.0	2.0	1756	$5,000	$2.85	119d	1	1.29mi
4501 S Atlantic Ave #513 New Smyrna Beach, FL	1.0	2.0	928	$3,000	$3.23	88d	1	1.48mi

HOA detail $820/mo · $9,840/yr condo

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

Listing history 50 events

1. 2026-09-24
   days on market $375,000 Active 381 DOM
2. 2026-09-22
   days on market $375,000 Active 379 DOM
3. 2026-09-21
   days on market $375,000 Active 378 DOM
4. 2026-09-20
   days on market $375,000 Active 377 DOM
5. 2026-09-19
   days on market $375,000 Active 376 DOM
6. 2026-09-18
   days on market $375,000 Active 375 DOM
7. 2026-09-17
   days on market $375,000 Active 374 DOM
8. 2026-09-16
   days on market $375,000 Active 373 DOM
9. 2026-09-15
   days on market $375,000 Active 372 DOM
10. 2026-09-14
    days on market $375,000 Active 371 DOM
11. 2026-09-13
    days on market $375,000 Active 370 DOM
12. 2026-09-12
    days on market $375,000 Active 369 DOM
13. 2026-09-11
    days on market $375,000 Active 368 DOM
14. 2026-09-05
    days on market $375,000 Active 362 DOM
15. 2026-09-04
    days on market $375,000 Active 361 DOM
16. 2026-09-03
    days on market $375,000 Active 360 DOM
17. 2026-08-31
    days on market $375,000 Active 357 DOM
18. 2026-08-29
    days on market $375,000 Active 355 DOM
19. 2026-08-28
    days on market $375,000 Active 354 DOM
20. 2026-08-27
    days on market $375,000 Active 353 DOM
21. 2026-08-26
    days on market $375,000 Active 352 DOM
22. 2026-08-25
    days on market $375,000 Active 351 DOM
23. 2026-08-24
    days on market $375,000 Active 350 DOM
24. 2026-08-23
    days on market $375,000 Active 349 DOM
25. 2026-08-21
    days on market $375,000 Active 347 DOM
26. 2026-08-20
    days on market $375,000 Active 346 DOM
27. 2026-08-19
    days on market $375,000 Active 345 DOM
28. 2026-08-18
    days on market $375,000 Active 344 DOM
29. 2026-08-17
    days on market $375,000 Active 343 DOM
30. 2026-08-16
    days on market $375,000 Active 342 DOM
31. 2026-08-15
    days on market $375,000 Active 341 DOM
32. 2026-08-15
    days on market $375,000 Active 340 DOM
33. 2026-08-13
    pricedays on market $375,000 Active 339 DOM
34. 2026-08-12
    days on market $425,000 Active 338 DOM
35. 2026-08-11
    days on market $425,000 Active 337 DOM
36. 2026-08-10
    days on market $425,000 Active 336 DOM
37. 2026-08-09
    days on market $425,000 Active 335 DOM
38. 2026-08-08
    days on market $425,000 Active 334 DOM
39. 2026-08-07
    days on market $425,000 Active 333 DOM
40. 2026-08-06
    days on market $425,000 Active 332 DOM
41. 2026-08-05
    days on market $425,000 Active 331 DOM
42. 2026-08-04
    days on market $425,000 Active 330 DOM
43. 2026-08-03
    days on market $425,000 Active 329 DOM
44. 2026-07-31
    days on market $425,000 Active 326 DOM
45. 2026-07-30
    days on market $425,000 Active 324 DOM
46. 2026-07-28
    days on market $425,000 Active 323 DOM
47. 2026-07-26
    days on market $425,000 Active 321 DOM
48. 2026-07-25
    days on market $425,000 Active 320 DOM
49. 2026-07-24
    days on market $425,000 Active 319 DOM
50. 2026-07-23
    days on market $425,000 Active 318 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: $39,833
• − Mortgage interest: −$21,006
• − Property taxes: −$5,625
• − Insurance: −$2,672
• − Repairs & maintenance: −$3,187
• − Management: −$3,187
• − HOA: −$9,840
• − Depreciation: −$10,909
• Taxable loss: −$16,593
• Est. tax savings @ 24.0%: +$3,982
• After-tax cash flow: $-6,286/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 Cosmetic rehab Est. rehab $6,920–$20,760 screening

This well-maintained 2-bedroom, 2-bathroom condo offers direct garage-to-elevator access and breathtaking ocean views, making it a great investment opportunity.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Updating flooring in bathrooms — Improves functionality and appearance ↑
• Both Upgrading kitchen appliances — Enhances functionality and appeal ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

-2.3% since first listed

10 events — show timeline

• 2025-12-10 Listed $425,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-09 Sold (MLS) — Stellar MLS as Distributed by MLS Grid
• 2025-09-08 Listed $425,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-29 Price Changed $4,250 STELLARMLS
• 2025-07-15 Price Changed $4,500 STELLARMLS
• 2025-05-20 Price Changed $5,500 STELLARMLS
• 2025-03-01 Listing Removed — Daytona MLS
• 2024-07-27 Listed for Rent $8,000 STELLARMLS
• 2024-04-24 Price Changed $429,900 Daytona MLS
• 2024-03-04 Listed $434,900 Daytona MLS