1961 Carolina Ave · Ormond Beach, FL 32174

$275,000

2 bd · 2.0 ba · 1,479 sqft · SingleFamily public records · 3 Days on market

Built 1961 0.32 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 +13.5/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• DSCR +4.1/10.0
• Schools +3.9/10.0
• Rent growth +2.9/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ONE-OWNER, concrete block home on a cleared, fully useable, DOUBLE LOT in unincorporated Volusia county / Ormond Beach. Detached workshop equipped with plumbing and electric. LARGE storage shed with plenty of space for all your yard tools. Plentiful covered parking both attached and detached. Extra wide driveway. There are so many extras here! Inside you'll find a charming interior with tile and engineered hardwood throughout. You'll surely be surprised by the ceiling height for a home this age. Eat-in kitchen is large and has plenty of counter space. WALK-IN PANTRY you just have to see to believe. Primary suite is in the rear of the home and has a full bathroom with walk-in shower that attaches to what was once used as a dining room but could easily function as another bedroom, play room or home office. Second bedroom has a HUGE walk-in closet and a full guest bath nearby with tub/shower combo. In addition to the 1,479sf under central air, there is a 308SF addition that makes a great entertainment space! This room is surrounded with windows, leads to a covered carport, and even has its own brick pizza oven! Two porches, one in front and one in back are great for those who enjoy mornings or evenings outdoors. This home has been in the same family since it was built in 1961 and has had a ton of love put into it over the years. Bring your vision and continue the legacy of this well-maintained Ormond Beach home. All information and room sizes in this listing are intended to be accurate but cannot be guaranteed. Buyers and agents are always encouraged to perform due diligence

Key facts

• Covered parking
• Extra wide driveway
• Double lot

Tags

• DOUBLE LOT
• DETACHED WORKSHOP
• LARGE STORAGE SHED
• COVERED PARKING
• EXTRA WIDE DRIVEWAY
• WALK-IN PANTRY

Property features AI

Finance

• Other: Property zoned R-5
• HOA & community: No HOA association; Pets allowed; Part of Hilltop Haven development

Exterior

• Parking: Covered parking; Driveway; 2-space carport
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Single-family residence; One-story home; Faces southwest
• Construction: Block, concrete and wood siding construction; Membrane roof; Slab foundation; Built as single-story
• Exterior features: Covered front, side and porch; Private mailbox; On-site storage and shed/workshop; Fenced yard with chain link, masonry and wood fencing; Cleared, level and oversized lot; Paved driveway and paved public-maintained road

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Tile; Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Ductless heating option; Central air conditioning; Wall/window AC units
• Interior features: Ceiling fans; Eat-in kitchen; Split bedroom layout; Thermostat; Walk-in closets; Wood-burning fireplace
• Laundry & utility: Inside laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $10 ($125/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 $206k (25.2% below list).
• Recommended offer: $206k (25.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.9% 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: Westside Elementary School (math 29% / reading 26%, grade F, #1,962 of 2,144 statewide, top 92%, 636 students, 83% FRL); Mainland High School (math 30% / reading 37%, grade F, #400 of 667 statewide, top 61%, 1,855 students, 64% FRL) — zoned schools average 74% FRL vs 51% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 46% district-wide (-16 pts) — the specific schools serving this property underperform the Volusia average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.6%/yr); 985 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 35% 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 $2k of loan paydown is wiped out by about $8k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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

• 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 $205,652 (25.2% below list)

Questions for the listing agent

1. Built in 1961 — 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: 0.75% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.16%
• DSCR: 1.01
• GRM: 11.1

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: -17.4%
• Equity multiple: 0.39×
• Total profit: $-46,818
• Equity at exit: $41,003

10-year hold

• IRR: -11.9%
• Equity multiple: 0.33×
• Total profit: $-51,586
• Equity at exit: $23,777

Cash invested: $77,000 (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 32174

• Rents YoY: 1.6%
• Active inventory: 985
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,057 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$57 /mo · $690/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $10

Break-even live

Break-even rent $2,043

Max offer price $275,000

Occupancy floor 94%

Sensitivity live

Price	-10% $166	-5% $88	+0% $10	+5% $-67	+10% $-145
Rent	-10% $-152	-5% $-71	+0% $10	+5% $92	+10% $173
Rate	-1.0pp $149	-0.5pp $80	base $10	+0.5pp $-61	+1.0pp $-133

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
559 Cameo Dr Ormond Beach, FL	3.0	2.5	1668	$2,310	$1.38	24d	1	0.40mi
1435 Atlanta Dr Daytona Beach, FL	3.0	1.0	1200	$1,800	$1.50	24d	1	0.76mi
1235 Alcazar St Daytona Beach, FL	3.0	2.0	1498	$2,100	$1.40	24d	1	0.85mi
1615 Derbyshire Rd Daytona Beach, FL	3.0	1.5	1000	$1,950	$1.95	15d	1	0.90mi
1512 Richmond Ave Unit 1546284P Daytona Beach, FL	3.0	2.0	1173	$3,226	$2.75	15d	1	1.00mi
108 San Mardeen Ct Daytona Beach, FL	3.0	2.0	1500	$2,650	$1.77	24d	1	1.02mi
145 Green Forest Dr Ormond Beach, FL	3.0	2.0	1625	$2,200	$1.35	24d	1	1.10mi
1575 Megan Bay Cir Daytona Beach, FL	3.0	2.0	1232	$1,800	$1.46	24d	1	1.17mi
410 Sauls St Ormond Beach, FL	3.0	1.0	990	$1,500	$1.52	24d	1	1.22mi
1559 Hammock Dr Unit B Holly Hill, FL	2.0	1.5	1100	$1,375	$1.25	15d	1	1.23mi
402 Fleming Ave Ormond Beach, FL	3.0	2.0	1495	$2,560	$1.71	21d	1	1.24mi
67 Brookwood Dr Ormond Beach, FL	3.0	2.0	1602	$2,500	$1.56	24d	1	1.25mi
1563 Hancock Ln Daytona Beach, FL	2.0	2.0	912	$1,475	$1.62	11d	1	1.26mi
51 Brookwood Dr Ormond Beach, FL	3.0	2.0	1791	$2,100	$1.17	24d	1	1.30mi
946 15th St Daytona Beach, FL	2.0	2.0	1010	$1,500	$1.49	24d	1	1.34mi
35 Magnolia Ave Unit 35 Ormond Beach, FL	2.0	2.0	1300	$1,800	$1.38	24d	1	1.39mi
1088 W Granada Blvd Ormond Beach, FL	1.0–2.0	1.0–2.0	950	$1,570	$1.65	11d	8	1.40mi
100 Integra Shores Dr Daytona Beach, FL	2.0–3.0	2.0	1126	$1,395	$1.24	11d	6	1.49mi

Listing history 4 events

1. 2026-05-16
   status Pending 1601-char remark

   Show marketing remark (1601 chars)

   ONE-OWNER, concrete block home on a cleared, fully useable, DOUBLE LOT in unincorporated Volusia county / Ormond Beach. Detached workshop equipped with plumbing and electric. LARGE storage shed with plenty of space for all your yard tools. Plentiful covered parking both attached and detached. Extra wide driveway. There are so many extras here! Inside you'll find a charming interior with tile and engineered hardwood throughout. You'll surely be surprised by the ceiling height for a home this age. Eat-in kitchen is large and has plenty of counter space. WALK-IN PANTRY you just have to see to believe. Primary suite is in the rear of the home and has a full bathroom with walk-in shower that attaches to what was once used as a dining room but could easily function as another bedroom, play room or home office. Second bedroom has a HUGE walk-in closet and a full guest bath nearby with tub/shower combo. In addition to the 1,479sf under central air, there is a 308SF addition that makes a great entertainment space! This room is surrounded with windows, leads to a covered carport, and even has its own brick pizza oven! Two porches, one in front and one in back are great for those who enjoy mornings or evenings outdoors. This home has been in the same family since it was built in 1961 and has had a ton of love put into it over the years. Bring your vision and continue the legacy of this well-maintained Ormond Beach home. All information and room sizes in this listing are intended to be accurate but cannot be guaranteed. Buyers and agents are always encouraged to perform due diligence

2. 2026-05-16
   status Pending 1641-char remark

   Show marketing remark (1601 chars)

   ONE-OWNER, concrete block home on a cleared, fully useable, DOUBLE LOT in unincorporated Volusia county / Ormond Beach. Detached workshop equipped with plumbing and electric. LARGE storage shed with plenty of space for all your yard tools. Plentiful covered parking both attached and detached. Extra wide driveway. There are so many extras here! Inside you'll find a charming interior with tile and engineered hardwood throughout. You'll surely be surprised by the ceiling height for a home this age. Eat-in kitchen is large and has plenty of counter space. WALK-IN PANTRY you just have to see to believe. Primary suite is in the rear of the home and has a full bathroom with walk-in shower that attaches to what was once used as a dining room but could easily function as another bedroom, play room or home office. Second bedroom has a HUGE walk-in closet and a full guest bath nearby with tub/shower combo. In addition to the 1,479sf under central air, there is a 308SF addition that makes a great entertainment space! This room is surrounded with windows, leads to a covered carport, and even has its own brick pizza oven! Two porches, one in front and one in back are great for those who enjoy mornings or evenings outdoors. This home has been in the same family since it was built in 1961 and has had a ton of love put into it over the years. Bring your vision and continue the legacy of this well-maintained Ormond Beach home. All information and room sizes in this listing are intended to be accurate but cannot be guaranteed. Buyers and agents are always encouraged to perform due diligence

3. 2026-05-13
   listed $275,000 Active 1641-char remark
4. 2026-05-12
   listed $275,000 Active 1601-char remark

   Show marketing remark (1601 chars)

   ONE-OWNER, concrete block home on a cleared, fully useable, DOUBLE LOT in unincorporated Volusia county / Ormond Beach. Detached workshop equipped with plumbing and electric. LARGE storage shed with plenty of space for all your yard tools. Plentiful covered parking both attached and detached. Extra wide driveway. There are so many extras here! Inside you'll find a charming interior with tile and engineered hardwood throughout. You'll surely be surprised by the ceiling height for a home this age. Eat-in kitchen is large and has plenty of counter space. WALK-IN PANTRY you just have to see to believe. Primary suite is in the rear of the home and has a full bathroom with walk-in shower that attaches to what was once used as a dining room but could easily function as another bedroom, play room or home office. Second bedroom has a HUGE walk-in closet and a full guest bath nearby with tub/shower combo. In addition to the 1,479sf under central air, there is a 308SF addition that makes a great entertainment space! This room is surrounded with windows, leads to a covered carport, and even has its own brick pizza oven! Two porches, one in front and one in back are great for those who enjoy mornings or evenings outdoors. This home has been in the same family since it was built in 1961 and has had a ton of love put into it over the years. Bring your vision and continue the legacy of this well-maintained Ormond Beach home. All information and room sizes in this listing are intended to be accurate but cannot be guaranteed. Buyers and agents are always encouraged to perform due diligence

ⓘ 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: $690 · $57/mo
• Projected year-2 tax: $2,282 · $190/mo
• Expected delta: +$1,593/yr (+$133/mo · 230.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,678
• − Mortgage interest: −$15,404
• − Property taxes: −$690
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,974
• − Management: −$1,974
• − Depreciation: −$8,000
• Taxable loss: −$4,739
• Est. tax savings @ 24.0%: +$1,137
• After-tax cash flow: $1,263/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

• County: Volusia County · 556,871 people
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-16 Pending — Daytona MLS
• 2026-05-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-13 Listed $275,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-12 Listed $275,000 Daytona MLS

Property tax history

-2.6%/yr

Latest (2025): $690 · +3.2% YoY. Source: county tax records.