4 Havenwood Trl · Ormond Beach, FL 32174

$275,000

3 bd · 2.5 ba · 1,780 sqft · SingleFamily public records · 254 Days on market

Built 1979 1,916 sqft lot $160/mo HOA · 7% of rent

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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
• 1% rule +3.4/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in the heart of The Trails in Ormond Beach, this spacious 3-bedroom, 2.5-bath townhome combines warmth and convenience in one inviting package. Step inside to a sunken living room centered around a river rock fireplace, creating the perfect spot for cozy evenings or entertaining friends. The kitchen offers an inviting eat-in area, plenty of natural light, and a layout designed for everyday comfort. Upstairs, you'll find the owner's suite, complete with a large walk-in closet and French doors leading to a private balcony an ideal place to enjoy your morning coffee. The updated downstairs bathroom adds a modern touch, while the fenced yard provides space for relaxing outdoors or letting pets play freely. Living in The Trails means access to a lifestyle surrounded by tree-lined paths, a community pool, and walking trails, all while being minutes from restaurants, shops, grocery stores, and the beach. This townhome offers the best of Ormond Beach living peaceful, practical, and perfectly located.

Key facts

• Fenced yard
• Community pool
• Private balcony

Tags

• RIVER ROCK FIREPLACE
• PRIVATE BALCONY
• FENCED YARD
• COMMUNITY POOL
• WALKING TRAILS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $0 ($0/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 $230k (16.4% below list).
• Recommended offer: $230k (16.4% 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: Tomoka Elementary School (math 62% / reading 61%, grade B, #634 of 2,144 statewide, top 30%, 709 students, 50% FRL); David C. Hinson Sr. Middle School (math 52% / reading 49%, grade C, #246 of 571 statewide, top 44%, 950 students, 52% FRL); Seabreeze High School (math 31% / reading 56%, grade F, #248 of 667 statewide, top 38%, 1,654 students, 41% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: Rents rising (+1.6%/yr); 989 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 39% 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

• It's been on market 254 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $59k; list at $275k implies a 363% gain — meaningful room to come down on a strong offer.

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 $229,911 (16.4% below list)

Questions for the listing agent

1. It's been on market 254 days. Have you received any prior offers? Is the seller open to a 16% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 6.29%
• Cash-on-cash: 0.00%
• DSCR: 1.00
• GRM: 10.0

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: -17.8%
• Equity multiple: 0.38×
• Total profit: $-47,683
• Equity at exit: $41,003

10-year hold

• IRR: -12.6%
• Equity multiple: 0.30×
• Total profit: $-53,984
• 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: 989
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,299 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$100 /mo · $1,195/yr
• Insurance: −$115
• HOA: −$160
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $0

Break-even live

Break-even rent $2,299

Max offer price $275,000

Occupancy floor 95%

Sensitivity live

Price	-10% $156	-5% $78	+0% $0	+5% $-78	+10% $-156
Rent	-10% $-182	-5% $-91	+0% $0	+5% $91	+10% $182
Rate	-1.0pp $138	-0.5pp $70	base $0	+0.5pp $-71	+1.0pp $-144

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 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
162 Pine Cone Trl Ormond Beach, FL	3.0	2.0	1555	$2,100	$1.35	16d	1	0.17mi
7 Stone Haven Trl Ormond Beach, FL	3.0	2.0	1678	$2,200	$1.31	21d	1	0.29mi
25 Cherokee Trl Ormond Beach, FL	3.0	3.0	2056	$2,600	$1.26	16d	1	0.54mi
173 Nature Trl Ormond Beach, FL	3.0	2.5	1888	$2,350	$1.24	16d	1	0.60mi
35 Magnolia Ave Unit 35 Ormond Beach, FL	2.0	2.0	1300	$1,800	$1.38	25d	1	0.63mi
51 Brookwood Dr Ormond Beach, FL	3.0	2.0	1791	$2,100	$1.17	25d	1	0.75mi
67 Brookwood Dr Ormond Beach, FL	3.0	2.0	1602	$2,500	$1.56	25d	1	0.81mi
36 Spring Meadows Dr Ormond Beach, FL	3.0	2.0	2036	$2,700	$1.33	25d	1	1.48mi

HOA detail

• Monthly dues: $160 · $1,920/yr
• Likely covers: pool

Listing history 19 events

1. 2026-06-22
   days on market $275,000 Active 254 DOM
2. 2026-06-18
   days on market $275,000 Active 251 DOM
3. 2026-06-17
   days on market $275,000 Active 250 DOM
4. 2026-06-16
   days on market $275,000 Active 249 DOM
5. 2026-06-15
   days on market $275,000 Active 248 DOM
6. 2026-06-14
   days on market $275,000 Active 246 DOM
7. 2026-06-10
   days on market $275,000 Active 243 DOM
8. 2026-06-09
   days on market $275,000 Active 242 DOM
9. 2026-06-08
   days on market $275,000 Active 241 DOM
10. 2026-06-07
    days on market $275,000 Active 240 DOM
11. 2026-06-05
    days on market $275,000 Active 237 DOM
12. 2026-06-03
    days on market $275,000 Active 236 DOM
13. 2026-06-03
    days on market $275,000 Active 235 DOM
14. 2026-06-01
    days on market $275,000 Active 234 DOM
15. 2026-05-31
    days on market $275,000 Active 233 DOM
16. 2026-05-31
    days on market $275,000 Active 232 DOM
17. 2026-02-17
    price $275,000 1015-char remark

    Show marketing remark (1015 chars)

    Nestled in the heart of The Trails in Ormond Beach, this spacious 3-bedroom, 2.5-bath townhome combines warmth and convenience in one inviting package. Step inside to a sunken living room centered around a river rock fireplace, creating the perfect spot for cozy evenings or entertaining friends. The kitchen offers an inviting eat-in area, plenty of natural light, and a layout designed for everyday comfort. Upstairs, you'll find the owner's suite, complete with a large walk-in closet and French doors leading to a private balcony an ideal place to enjoy your morning coffee. The updated downstairs bathroom adds a modern touch, while the fenced yard provides space for relaxing outdoors or letting pets play freely. Living in The Trails means access to a lifestyle surrounded by tree-lined paths, a community pool, and walking trails, all while being minutes from restaurants, shops, grocery stores, and the beach. This townhome offers the best of Ormond Beach living peaceful, practical, and perfectly located.

18. 2025-10-10
    listed $299,900 Active 1015-char remark

    Show marketing remark (1015 chars)

    Nestled in the heart of The Trails in Ormond Beach, this spacious 3-bedroom, 2.5-bath townhome combines warmth and convenience in one inviting package. Step inside to a sunken living room centered around a river rock fireplace, creating the perfect spot for cozy evenings or entertaining friends. The kitchen offers an inviting eat-in area, plenty of natural light, and a layout designed for everyday comfort. Upstairs, you'll find the owner's suite, complete with a large walk-in closet and French doors leading to a private balcony an ideal place to enjoy your morning coffee. The updated downstairs bathroom adds a modern touch, while the fenced yard provides space for relaxing outdoors or letting pets play freely. Living in The Trails means access to a lifestyle surrounded by tree-lined paths, a community pool, and walking trails, all while being minutes from restaurants, shops, grocery stores, and the beach. This townhome offers the best of Ormond Beach living peaceful, practical, and perfectly located.

19. 1979-10-01
    soldstatus $59,400

ⓘ 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: $1,195 · $100/mo
• Projected year-2 tax: $2,282 · $190/mo
• Expected delta: +$1,088/yr (+$91/mo · 91.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 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: $27,589
• − Mortgage interest: −$15,404
• − Property taxes: −$1,195
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,207
• − Management: −$2,207
• − HOA: −$1,920
• − Depreciation: −$8,000
• Taxable loss: −$4,719
• Est. tax savings @ 24.0%: +$1,133
• After-tax cash flow: $1,133/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): 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

+363.0% since first listed

3 events — show timeline

• 2026-02-17 Price Changed $275,000 Daytona MLS
• 2025-10-10 Listed $299,900 Daytona MLS
• 1979-10-01 Sold (Public Records) $59,400 Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,195 · +4.8% YoY. Source: county tax records.