33 Sandra Cir · New Smyrna Beach, FL 32168

$214,900

2 bd · 2.0 ba · 1,046 sqft · SingleFamily public records · 58 Days on market

Built 1979 3,780 sqft lot $24/mo HOA · 1% of rent

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Why this score? — see what drove the C- 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 +19.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +5.0/10.0
• Rent growth +3.9/5.0
• Schools +3.9/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Renovators delight in Fairgreen villa community. As-is property in the desirable Fairgreen community, this two-bedroom, two-bath villa represents one of the compelling values available, an inviting canvas for those with an eye for transformation and design. Framed by mature oak canopies and overlooking beautifully maintained fairways, the setting is tranquil and timeless, offering the essence of relaxed coastal living. Inside, soaring cathedral ceilings create an immediate sense of volume and light, enhancing the home’s architectural appeal. A notable highlight is the thoughtfully enclosed and climate-controlled former carport, now reimagined as an expansive and adaptable living space, ideal for a sophisticated lounge, media room or private study. Designed with ease in mind, the property features low-maintenance living complemented by favorable homeowner association fees, allowing for a lifestyle that is as effortless as it is enjoyable. Fairgreen is known for its quiet charm and wonderful surroundings, where residents enjoy access to a sparkling community pool and proximity to renowned golf courses, scenic parks and understated beauty of New Smyrna Beach. Here, peaceful residential living blends seamlessly with everyday convenience. Whether envisioned as a refined seasonal escape or a full-time residence tailored to your taste, this property offers a rare chance to secure a foothold in a desired community while shaping a home that is distinctly your own.

Key facts

• Mature oak canopies
• Community pool
• 3,780 sq ft lot

Tags

• COMMUNITY POOL
• WALKABLE SURROUNDINGS
• MATURE OAK CANOPIES
• SOARING CATHEDRAL CEILINGS
• LOW MAINTENANCE LIVING
• HIGHLY DESIRABLE COMMUNITY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/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 $214k (0.3% below list).
• Recommended offer: $208k (3.0% below list) — sets the bar for market timing.

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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 33% 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 $1k of loan paydown is wiped out by about $6k 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 58 days — a 3% lower offer ($208k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 28y 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 $58k; list at $215k implies a 267% 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; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
7. 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.
8. 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: 1.00% ✗
• Cap rate: 7.56%
• Cash-on-cash: 4.51%
• DSCR: 1.20
• GRM: 8.4

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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-14,643
• Equity at exit: $32,042

10-year hold

• IRR: 6.1%
• Equity multiple: 1.51×
• Total profit: $30,773
• Equity at exit: $18,581

Cash invested: $60,172 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,142 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$226 /mo · $2,708/yr
• Insurance: −$90
• HOA: −$24
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $226

Break-even live

Break-even rent $1,856

Max offer price $214,900

Occupancy floor 84%

Sensitivity live

Price	-10% $348	-5% $287	+0% $226	+5% $165	+10% $105
Rent	-10% $57	-5% $142	+0% $226	+5% $311	+10% $395
Rate	-1.0pp $334	-0.5pp $281	base $226	+0.5pp $171	+1.0pp $114

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Birdie Dr New Smyrna Beach, FL	2.0	2.0	1060	$1,775	$1.67	24d	1	0.10mi
7 Birdie Dr New Smyrna Beach, FL	2.0	2.0	1046	$2,600	$2.49	24d	1	0.13mi
527 Terriere Way New Smyrna Beach, FL	3.0	2.0	1490	$2,400	$1.61	12d	1	0.59mi
907 Hamilton St New Smyrna Beach, FL	3.0	2.0	1336	$2,085	$1.56	12d	1	0.71mi
1054 Claudia St New Smyrna Beach, FL	2.0	2.0	1005	$1,750	$1.74	24d	1	0.73mi
618 N Duss St New Smyrna Beach, FL	3.0	2.0	1500	$1,999	$1.33	20d	1	0.94mi

HOA detail

• Monthly dues: $24 · $288/yr
• Likely covers: pool

Listing history 27 events

1. 2026-06-18
   days on market $214,900 Active 58 DOM
2. 2026-06-17
   days on market $214,900 Active 57 DOM
3. 2026-06-16
   days on market $214,900 Active 56 DOM
4. 2026-06-15
   days on market $214,900 Active 55 DOM
5. 2026-06-14
   days on market $214,900 Active 53 DOM
6. 2026-06-10
   days on market $214,900 Active 50 DOM
7. 2026-06-09
   days on market $214,900 Active 49 DOM
8. 2026-06-08
   days on market $214,900 Active 48 DOM
9. 2026-06-07
   days on market $214,900 Active 47 DOM
10. 2026-06-05
    days on market $214,900 Active 44 DOM
11. 2026-06-03
    days on market $214,900 Active 43 DOM
12. 2026-06-03
    days on market $214,900 Active 42 DOM
13. 2026-06-01
    days on market $214,900 Active 41 DOM
14. 2026-05-31
    days on market $214,900 Active 40 DOM
15. 2026-05-31
    days on market $214,900 Active 39 DOM
16. 2026-04-21
    listed $219,900 Active 1485-char remark

    Show marketing remark (1485 chars)

    Renovators delight in Fairgreen villa community. As-is property in the desirable Fairgreen community, this two-bedroom, two-bath villa represents one of the compelling values available, an inviting canvas for those with an eye for transformation and design. Framed by mature oak canopies and overlooking beautifully maintained fairways, the setting is tranquil and timeless, offering the essence of relaxed coastal living. Inside, soaring cathedral ceilings create an immediate sense of volume and light, enhancing the home’s architectural appeal. A notable highlight is the thoughtfully enclosed and climate-controlled former carport, now reimagined as an expansive and adaptable living space, ideal for a sophisticated lounge, media room or private study. Designed with ease in mind, the property features low-maintenance living complemented by favorable homeowner association fees, allowing for a lifestyle that is as effortless as it is enjoyable. Fairgreen is known for its quiet charm and wonderful surroundings, where residents enjoy access to a sparkling community pool and proximity to renowned golf courses, scenic parks and understated beauty of New Smyrna Beach. Here, peaceful residential living blends seamlessly with everyday convenience. Whether envisioned as a refined seasonal escape or a full-time residence tailored to your taste, this property offers a rare chance to secure a foothold in a desired community while shaping a home that is distinctly your own.

17. 2012-03-31
    historical
18. 2012-03-31
    historical
19. 2011-09-03
    listed
20. 2011-09-03
    listed $90,000
21. 2011-09-03
    listed $90,000
22. 1999-05-07
    soldstatus $58,500
23. 1999-05-03
    soldstatus $58,500
24. 1999-05-03
    soldstatus $58,500
25. 1998-10-12
    listed $63,900
26. 1998-10-12
    listed $63,900
27. 1980-10-01
    soldstatus $49,500

ⓘ 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: $2,708 · $226/mo
• Projected year-2 tax: $2,708 · $226/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 6/10 Major FEMA zone X (shaded) · 57% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,707
• − Mortgage interest: −$12,038
• − Property taxes: −$2,708
• − Insurance: −$1,074
• − Repairs & maintenance: −$2,057
• − Management: −$2,057
• − HOA: −$288
• − Depreciation: −$6,252
• Taxable loss: −$766
• Est. tax savings @ 24.0%: +$184
• After-tax cash flow: $2,899/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

+344.2% since first listed

12 events — show timeline

• 2026-04-21 Listed $219,900 Stellar MLS as Distributed by MLS Grid
• 2012-03-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2012-03-31 Delisted — NSBMLS
• 2011-09-03 Listed $90,000 Daytona MLS
• 2011-09-03 Listed $90,000 Stellar MLS as Distributed by MLS Grid
• 2011-09-03 Listed — NSBMLS
• 1999-05-07 Sold (Public Records) $58,500 Public Records
• 1999-05-03 Sold (MLS) $58,500 Stellar MLS as Distributed by MLS Grid
• 1999-05-03 Sold (MLS) $58,500 NSBMLS
• 1998-10-12 Listed $63,900 Stellar MLS as Distributed by MLS Grid
• 1998-10-12 Listed $63,900 NSBMLS
• 1980-10-01 Sold (Public Records) $49,500 Public Records

Property tax history

+4.8%/yr

Latest (2025): $2,708 · +1.2% YoY. Source: county tax records.