409 Venetian Palms Blvd · New Smyrna Beach, FL 32168

$319,999

3 bd · 2.5 ba · 1,779 sqft · SingleFamily public records · 26 Days on market

Built 2021 Poor condition

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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 +12.0/30.0
• ARV discount +7.5/15.0
• Rent growth +3.9/5.0
• Schools +3.9/10.0
• DSCR +3.6/10.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand NEW energy-efficient home ready December 2021! Charming two-story Angelou home features an open floor plan downstairs with casual dining that overlooks a spacious kitchen and great room. The second floor loft can serve as an office area, play room, or a space to relax. The Palms at Venetian Bay is a highly-amenitized community located only a few miles from Central Florida's most popular beach town. Anchored by the Town Center, Venetian Bay hosts a variety of community events, activities, restaurants and retail for your family to enjoy. Known for their energy-efficient features, our homes help you live a healthier and quieter lifestyle while saving you thousands of dollars on utility bills.

Key facts

• Quartz countertops
• Versatile loft space
• Upgraded cabinetry

Tags

• SPACIOUS FRONT PORCH
• OPEN-CONCEPT GREAT ROOM
• ENTERTAINER'S KITCHEN
• UPGRADED CABINETRY
• QUARTZ COUNTERTOPS
• VERSATILE LOFT SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $320k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-74 ($-889/yr) — negative.
• To cash-flow at today's rent, offer at most $307k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $267k (16.7% below list).
• Recommended offer: $267k (16.7% below list) — sets the bar for 1% rule.

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: Chisholm Elementary School (math 72% / reading 63%, grade B+, #435 of 2,144 statewide, top 21%, 491 students, 47% 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) — zoned schools at 47% FRL track the district average.
• Market conditions: Rents rising fast (+5.6%/yr); 607 active listings in the ZIP; 5 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 41% 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 $2k of loan paydown is wiped out by about $10k 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 26 days — a 2% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $266,565 (16.7% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.83% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.99%
• DSCR: 0.96
• GRM: 10.0

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: -15.1%
• Equity multiple: 0.45×
• Total profit: $-49,397
• Equity at exit: $47,713

10-year hold

• IRR: -2.7%
• Equity multiple: 0.80×
• Total profit: $-18,039
• Equity at exit: $27,668

Cash invested: $89,600 (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: 607
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,666 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$369 /mo · $4,422/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$560
• Net cashflow: $-74

Break-even live

Break-even rent $2,759

Max offer price $306,911

Occupancy floor 98%

Sensitivity live

Price	-10% $107	-5% $16	+0% $-74	+5% $-165	+10% $-255
Rent	-10% $-285	-5% $-179	+0% $-74	+5% $31	+10% $136
Rate	-1.0pp $87	-0.5pp $7	base $-74	+0.5pp $-157	+1.0pp $-241

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
426 Venetian Palms Blvd New Smyrna Beach, FL	3.0	2.5	1758	$2,300	$1.31	25d	1	0.05mi
524 Venetian Palms Blvd New Smyrna Beach, FL	3.0	2.5	2070	$2,700	$1.30	25d	1	0.12mi
3036 Meleto Blvd New Smyrna Beach, FL	3.0	2.5	1672	$3,000	$1.79	25d	1	0.17mi
419 Luna Bella Ln New Smyrna Beach, FL	1.0–3.0	1.0–2.0	1061	$2,657	$2.50	16d	23	0.64mi
3451 Medici Blvd New Smyrna Beach, FL	4.0	3.5	2372	$2,800	$1.18	16d	1	0.69mi

Listing history 28 events

1. 2026-06-22
   days on market $319,999 Active 26 DOM
2. 2026-06-18
   days on market $319,999 Active 23 DOM
3. 2026-06-17
   days on market $319,999 Active 22 DOM
4. 2026-06-16
   days on market $319,999 Active 21 DOM
5. 2026-06-15
   days on market $319,999 Active 20 DOM
6. 2026-06-14
   days on market $319,999 Active 18 DOM
7. 2026-06-10
   days on market $319,999 Active 15 DOM
8. 2026-06-09
   days on market $319,999 Active 14 DOM
9. 2026-06-08
   days on market $319,999 Active 13 DOM
10. 2026-06-07
    days on market $319,999 Active 12 DOM
11. 2026-06-05
    days on market $319,999 Active 9 DOM
12. 2026-06-03
    days on market $319,999 Active 8 DOM
13. 2026-06-03
    days on market $319,999 Active 7 DOM
14. 2026-06-01
    days on market $319,999 Active 6 DOM
15. 2026-05-31
    days on market $319,999 Active 5 DOM
16. 2026-05-31
    days on market $319,999 Active 4 DOM
17. 2026-05-26
    listed $319,999 Active
18. 2022-01-14
    soldstatus $312,120 Closed 704-char remark

    Show marketing remark (717 chars)

    Brand NEW energy-efficient home ready December 2021! Charming two-story Angelou home features an open floor plan downstairs with casual dining that overlooks a spacious kitchen and great room. The second floor loft can serve as an office area, play room, or a space to relax. The Palms at Venetian Bay is a highly-amenitized community located only a few miles from Central Florida's most popular beach town. Anchored by the Town Center, Venetian Bay hosts a variety of community events, activities, restaurants and retail for your family to enjoy. Known for their energy-efficient features, our homes help you live a healthier and quieter lifestyle while saving you thousands of dollars on utility bills. ;Water: City

19. 2022-01-14
    soldstatus $312,120 717-char remark

    Show marketing remark (717 chars)

    Brand NEW energy-efficient home ready December 2021! Charming two-story Angelou home features an open floor plan downstairs with casual dining that overlooks a spacious kitchen and great room. The second floor loft can serve as an office area, play room, or a space to relax. The Palms at Venetian Bay is a highly-amenitized community located only a few miles from Central Florida's most popular beach town. Anchored by the Town Center, Venetian Bay hosts a variety of community events, activities, restaurants and retail for your family to enjoy. Known for their energy-efficient features, our homes help you live a healthier and quieter lifestyle while saving you thousands of dollars on utility bills. ;Water: City

20. 2022-01-14
    soldstatus $312,120 Closed

    Show marketing remark (717 chars)

    Brand NEW energy-efficient home ready December 2021! Charming two-story Angelou home features an open floor plan downstairs with casual dining that overlooks a spacious kitchen and great room. The second floor loft can serve as an office area, play room, or a space to relax. The Palms at Venetian Bay is a highly-amenitized community located only a few miles from Central Florida's most popular beach town. Anchored by the Town Center, Venetian Bay hosts a variety of community events, activities, restaurants and retail for your family to enjoy. Known for their energy-efficient features, our homes help you live a healthier and quieter lifestyle while saving you thousands of dollars on utility bills. ;Water: City

21. 2022-01-14
    soldstatus $312,120 Closed

    Show marketing remark (717 chars)

    Brand NEW energy-efficient home ready December 2021! Charming two-story Angelou home features an open floor plan downstairs with casual dining that overlooks a spacious kitchen and great room. The second floor loft can serve as an office area, play room, or a space to relax. The Palms at Venetian Bay is a highly-amenitized community located only a few miles from Central Florida's most popular beach town. Anchored by the Town Center, Venetian Bay hosts a variety of community events, activities, restaurants and retail for your family to enjoy. Known for their energy-efficient features, our homes help you live a healthier and quieter lifestyle while saving you thousands of dollars on utility bills. ;Water: City

22. 2021-07-13
    status Pending 704-char remark

    Show marketing remark (704 chars)

    Brand NEW energy-efficient home ready December 2021! Charming two-story Angelou home features an open floor plan downstairs with casual dining that overlooks a spacious kitchen and great room. The second floor loft can serve as an office area, play room, or a space to relax. The Palms at Venetian Bay is a highly-amenitized community located only a few miles from Central Florida's most popular beach town. Anchored by the Town Center, Venetian Bay hosts a variety of community events, activities, restaurants and retail for your family to enjoy. Known for their energy-efficient features, our homes help you live a healthier and quieter lifestyle while saving you thousands of dollars on utility bills.

23. 2021-06-23
    listed Contingent

    Show marketing remark (717 chars)

    Brand NEW energy-efficient home ready December 2021! Charming two-story Angelou home features an open floor plan downstairs with casual dining that overlooks a spacious kitchen and great room. The second floor loft can serve as an office area, play room, or a space to relax. The Palms at Venetian Bay is a highly-amenitized community located only a few miles from Central Florida's most popular beach town. Anchored by the Town Center, Venetian Bay hosts a variety of community events, activities, restaurants and retail for your family to enjoy. Known for their energy-efficient features, our homes help you live a healthier and quieter lifestyle while saving you thousands of dollars on utility bills. ;Water: City

24. 2021-06-23
    status Pending

    Show marketing remark (717 chars)

    Brand NEW energy-efficient home ready December 2021! Charming two-story Angelou home features an open floor plan downstairs with casual dining that overlooks a spacious kitchen and great room. The second floor loft can serve as an office area, play room, or a space to relax. The Palms at Venetian Bay is a highly-amenitized community located only a few miles from Central Florida's most popular beach town. Anchored by the Town Center, Venetian Bay hosts a variety of community events, activities, restaurants and retail for your family to enjoy. Known for their energy-efficient features, our homes help you live a healthier and quieter lifestyle while saving you thousands of dollars on utility bills. ;Water: City

25. 2021-06-23
    listed $312,120 Active 704-char remark

    Show marketing remark (717 chars)

    Brand NEW energy-efficient home ready December 2021! Charming two-story Angelou home features an open floor plan downstairs with casual dining that overlooks a spacious kitchen and great room. The second floor loft can serve as an office area, play room, or a space to relax. The Palms at Venetian Bay is a highly-amenitized community located only a few miles from Central Florida's most popular beach town. Anchored by the Town Center, Venetian Bay hosts a variety of community events, activities, restaurants and retail for your family to enjoy. Known for their energy-efficient features, our homes help you live a healthier and quieter lifestyle while saving you thousands of dollars on utility bills. ;Water: City

26. 2021-06-23
    listed $312,120 717-char remark

    Show marketing remark (717 chars)

    Brand NEW energy-efficient home ready December 2021! Charming two-story Angelou home features an open floor plan downstairs with casual dining that overlooks a spacious kitchen and great room. The second floor loft can serve as an office area, play room, or a space to relax. The Palms at Venetian Bay is a highly-amenitized community located only a few miles from Central Florida's most popular beach town. Anchored by the Town Center, Venetian Bay hosts a variety of community events, activities, restaurants and retail for your family to enjoy. Known for their energy-efficient features, our homes help you live a healthier and quieter lifestyle while saving you thousands of dollars on utility bills. ;Water: City

27. 2021-06-23
    listed $312,120

    Show marketing remark (717 chars)

    Brand NEW energy-efficient home ready December 2021! Charming two-story Angelou home features an open floor plan downstairs with casual dining that overlooks a spacious kitchen and great room. The second floor loft can serve as an office area, play room, or a space to relax. The Palms at Venetian Bay is a highly-amenitized community located only a few miles from Central Florida's most popular beach town. Anchored by the Town Center, Venetian Bay hosts a variety of community events, activities, restaurants and retail for your family to enjoy. Known for their energy-efficient features, our homes help you live a healthier and quieter lifestyle while saving you thousands of dollars on utility bills. ;Water: City

28. 2021-06-23
    listed $312,120 Active

    Show marketing remark (717 chars)

    Brand NEW energy-efficient home ready December 2021! Charming two-story Angelou home features an open floor plan downstairs with casual dining that overlooks a spacious kitchen and great room. The second floor loft can serve as an office area, play room, or a space to relax. The Palms at Venetian Bay is a highly-amenitized community located only a few miles from Central Florida's most popular beach town. Anchored by the Town Center, Venetian Bay hosts a variety of community events, activities, restaurants and retail for your family to enjoy. Known for their energy-efficient features, our homes help you live a healthier and quieter lifestyle while saving you thousands of dollars on utility bills. ;Water: City

ⓘ 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: $4,422 · $369/mo
• Projected year-2 tax: $4,422 · $369/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 18 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: $31,988
• − Mortgage interest: −$17,925
• − Property taxes: −$4,422
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,559
• − Management: −$2,559
• − Depreciation: −$9,309
• Taxable loss: −$6,386
• Est. tax savings @ 24.0%: +$1,533
• After-tax cash flow: $644/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 · 0 photos

Poor 20/100 Extensive rehab

This home requires extensive repairs and updates to bring it up to a livable condition. Immediate attention to cleaning and minor repairs is recommended to improve its appearance and value.

Repairs flagged

• Major Kitchen countertops — Dirty and stained, requiring replacement or deep cleaning.
• Major Bathroom fixtures — Visible mold and mildew, requiring replacement or deep cleaning.
• Major Flooring — Worn and in need of replacement.
• Major Interior walls — Peeling paint and discoloration, requiring repainting.
• Major Exterior siding — Dirty and in need of cleaning and possibly repainting.
• Major Windows — Dirty and in need of cleaning and possibly replacement.
• Major Landscaping — Unkempt and in need of trimming and maintenance.

Value-add opportunities

• Both Deep cleaning and minor repairs — This would improve the home's appearance and functionality, making it more attractive to potential buyers and renters.
• Both Major repairs and updates — This would significantly improve the home's condition and value, making it more attractive to potential buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Dirty and stained, requiring replacement or deep cleaning.	Major	$15,000–50,000
Bathroom fixtures · Visible mold and mildew, requiring replacement or deep cleaning.	Major	$15,000–50,000
Flooring · Worn and in need of replacement.	Major	$15,000–50,000
Interior walls · Peeling paint and discoloration, requiring repainting.	Major	$15,000–50,000
Exterior siding · Dirty and in need of cleaning and possibly repainting.	Major	$15,000–50,000
Windows · Dirty and in need of cleaning and possibly replacement.	Major	$15,000–50,000
Landscaping · Unkempt and in need of trimming and maintenance.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both Deep cleaning and minor repairs — This would improve the home's appearance and functionality, making it more attractive to potential buyers and renters. ↑
• Both Major repairs and updates — This would significantly improve the home's condition and value, making it more attractive to potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+2.5% since first listed

12 events — show timeline

• 2026-05-26 Listed $319,999 FSBO.com
• 2022-01-14 Sold (MLS) $312,120 Stellar MLS as Distributed by MLS Grid
• 2022-01-14 Sold (MLS) $312,120 NSBMLS
• 2022-01-14 Sold (MLS) $312,120 Stellar MLS as Distributed by MLS Grid
• 2022-01-14 Sold (MLS) $312,120 Daytona MLS
• 2021-07-13 Pending — Daytona MLS
• 2021-06-23 Listed — NSBMLS
• 2021-06-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-06-23 Listed $312,120 Stellar MLS as Distributed by MLS Grid
• 2021-06-23 Listed $312,120 NSBMLS
• 2021-06-23 Listed $312,120 Stellar MLS as Distributed by MLS Grid
• 2021-06-23 Listed $312,120 Daytona MLS

Property tax history

+233.9%/yr

Latest (2025): $4,422 · -13.2% YoY. Source: county tax records.