457 Mcintosh Rd · Ormond Beach, FL 32174

$325,000

2 bd · 1.5 ba · 1,176 sqft · SingleFamily public records · 68 Days on market

Built 1962 8,712 sqft 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 +11.8/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• DSCR +3.5/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready 3 bedroom, 2 bath concrete block home in a highly sought-after neighborhood, featuring a spacious carport and an oversized yard perfect for pets, play, and outdoor entertaining. Inside, refinished 2019 terrazzo floors add timeless mid-century character and durability throughout the main living areas, creating a clean, low-maintenance backdrop for any décor. The light and bright kitchen was updated in 2019 and flows nicely to the living and dining spaces, while an enclosed patio offers extra room for relaxing. The private owner's suite includes its own updated bath (2025), and two additional bedrooms share a full hall bath, giving everyone comfortable space of their own. Major system upgrades provide peace of mind, including a new metal roof in 2020, new windows in 2020, new AC in 2019, a new water heater in 2026, and the renovated owner's bath in 2025, so you can simply move in and enjoy. Square footage received from tax rolls. All information recorded in the MLS intended to be accurate but cannot be guaranteed.

Key facts

• Oversized yard
• Spacious carport
• Concrete block home

Tags

• CONCRETE BLOCK HOME
• SPACIOUS CARPORT
• OVERSIZED YARD
• REFINISHED TERRAZZO FLOORS
• LIGHT AND BRIGHT KITCHEN
• ENCLOSED PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $309k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (27.9% below list).
• Recommended offer: $234k (27.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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.
• Market conditions: Rents rising (+1.6%/yr); 985 active listings in the ZIP; 12 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 40% 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 $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 68 days — a 6% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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 $100k; list at $325k implies a 225% 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; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $234,183 (27.9% 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 68 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.72% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.20%
• DSCR: 0.95
• GRM: 11.6

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: -19.7%
• Equity multiple: 0.32×
• Total profit: $-61,766
• Equity at exit: $48,459

10-year hold

• IRR: -15.3%
• Equity multiple: 0.18×
• Total profit: $-74,479
• Equity at exit: $28,100

Cash invested: $91,000 (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: 11.6×

Monthly cashflow live

• Estimated rent: $2,342 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$101 /mo · $1,214/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $-91

Break-even live

Break-even rent $2,457

Max offer price $308,947

Occupancy floor 99%

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
81 Tomoka Ave Ormond Beach, FL	2.0	2.5	1500	$1,950	$1.30	23d	1	1.01mi
500 Shadow Lakes Blvd Ormond Beach, FL	1.0–2.0	1.0–2.0	856	$1,645	$1.92	11d	15	1.14mi
3 Glen Arbor Park Ormond Beach, FL	2.0	1.5	1200	$1,700	$1.42	23d	1	1.22mi
450 Tomoka Ave Unit 215 Ormond Beach, FL	2.0	1.5	1150	$1,750	$1.52	14d	1	1.23mi
55 Vining Ct Apt 204 Ormond Beach, FL	2.0	1.5	930	$1,450	$1.56	23d	1	1.47mi
815 Ocean Shore Blvd Unit 6 Ormond Beach, FL	2.0	2.0	1020	$3,000	$2.94	23d	1	1.49mi
815 Ocean Shore Blvd Unit 12A Ormond Beach, FL	2.0	2.5	1020	$2,900	$2.84	23d	1	1.49mi
815 Ocean Shore Blvd Unit 1B Ormond Beach, FL	2.0	2.5	1020	$3,100	$3.04	23d	1	1.49mi
815 Ocean Shore Blvd Unit 13B Ormond Beach, FL	2.0	2.5	1020	$2,800	$2.75	23d	1	1.49mi
815 Ocean Shore Blvd Unit 13 Ormond Beach, FL	2.0	2.0	1020	$3,200	$3.14	23d	1	1.49mi
815 Ocean Shore Blvd Unit 12 Ormond Beach, FL	2.0	2.0	1020	$2,800	$2.75	23d	1	1.49mi
815 Ocean Shore Blvd Unit 11 Ormond Beach, FL	2.0	2.0	1020	$3,100	$3.04	23d	1	1.49mi

Listing history 24 events

1. 2026-06-18
   days on market $325,000 Active 68 DOM
2. 2026-06-17
   days on market $325,000 Active 67 DOM
3. 2026-06-16
   days on market $325,000 Active 66 DOM
4. 2026-06-15
   days on market $325,000 Active 65 DOM
5. 2026-06-14
   days on market $325,000 Active 63 DOM
6. 2026-06-10
   days on market $325,000 Active 60 DOM
7. 2026-06-09
   days on market $325,000 Active 59 DOM
8. 2026-06-08
   days on market $325,000 Active 58 DOM
9. 2026-06-07
   days on market $325,000 Active 57 DOM
10. 2026-06-05
    days on market $325,000 Active 54 DOM
11. 2026-06-03
    days on market $325,000 Active 53 DOM
12. 2026-06-03
    days on market $325,000 Active 52 DOM
13. 2026-06-01
    days on market $325,000 Active 51 DOM
14. 2026-05-31
    days on market $325,000 Active 50 DOM
15. 2026-05-31
    days on market $325,000 Active 49 DOM
16. 2026-05-07
    status Active 1048-char remark

    Show marketing remark (1048 chars)

    Move-in ready 3 bedroom, 2 bath concrete block home in a highly sought-after neighborhood, featuring a spacious carport and an oversized yard perfect for pets, play, and outdoor entertaining. Inside, refinished 2019 terrazzo floors add timeless mid-century character and durability throughout the main living areas, creating a clean, low-maintenance backdrop for any décor. The light and bright kitchen was updated in 2019 and flows nicely to the living and dining spaces, while an enclosed patio offers extra room for relaxing. The private owner's suite includes its own updated bath (2025), and two additional bedrooms share a full hall bath, giving everyone comfortable space of their own. Major system upgrades provide peace of mind, including a new metal roof in 2020, new windows in 2020, new AC in 2019, a new water heater in 2026, and the renovated owner's bath in 2025, so you can simply move in and enjoy. Square footage received from tax rolls. All information recorded in the MLS intended to be accurate but cannot be guaranteed.

17. 2026-04-13
    historical 1048-char remark

    Show marketing remark (1048 chars)

    Move-in ready 3 bedroom, 2 bath concrete block home in a highly sought-after neighborhood, featuring a spacious carport and an oversized yard perfect for pets, play, and outdoor entertaining. Inside, refinished 2019 terrazzo floors add timeless mid-century character and durability throughout the main living areas, creating a clean, low-maintenance backdrop for any décor. The light and bright kitchen was updated in 2019 and flows nicely to the living and dining spaces, while an enclosed patio offers extra room for relaxing. The private owner's suite includes its own updated bath (2025), and two additional bedrooms share a full hall bath, giving everyone comfortable space of their own. Major system upgrades provide peace of mind, including a new metal roof in 2020, new windows in 2020, new AC in 2019, a new water heater in 2026, and the renovated owner's bath in 2025, so you can simply move in and enjoy. Square footage received from tax rolls. All information recorded in the MLS intended to be accurate but cannot be guaranteed.

18. 2026-03-18
    listed $325,000 Active 1048-char remark

    Show marketing remark (1048 chars)

    Move-in ready 3 bedroom, 2 bath concrete block home in a highly sought-after neighborhood, featuring a spacious carport and an oversized yard perfect for pets, play, and outdoor entertaining. Inside, refinished 2019 terrazzo floors add timeless mid-century character and durability throughout the main living areas, creating a clean, low-maintenance backdrop for any décor. The light and bright kitchen was updated in 2019 and flows nicely to the living and dining spaces, while an enclosed patio offers extra room for relaxing. The private owner's suite includes its own updated bath (2025), and two additional bedrooms share a full hall bath, giving everyone comfortable space of their own. Major system upgrades provide peace of mind, including a new metal roof in 2020, new windows in 2020, new AC in 2019, a new water heater in 2026, and the renovated owner's bath in 2025, so you can simply move in and enjoy. Square footage received from tax rolls. All information recorded in the MLS intended to be accurate but cannot be guaranteed.

19. 2018-09-14
    soldstatus $100,000
20. 2018-07-31
    soldstatus $100,000
21. 2018-07-27
    soldstatus $100,000 Closed 273-char remark

    Show marketing remark (273 chars)

    This home is in a great neighborhood and has huge potential for someone willing to rehab the house. The home itself needs serious attention! Square footage received from tax rolls. All information recorded in the MLS intended to be accurate but cannot be guaranteed.

22. 2018-07-16
    listed Contingent 273-char remark

    Show marketing remark (273 chars)

    This home is in a great neighborhood and has huge potential for someone willing to rehab the house. The home itself needs serious attention! Square footage received from tax rolls. All information recorded in the MLS intended to be accurate but cannot be guaranteed.

23. 2018-07-15
    listed $100,000 273-char remark

    Show marketing remark (273 chars)

    This home is in a great neighborhood and has huge potential for someone willing to rehab the house. The home itself needs serious attention! Square footage received from tax rolls. All information recorded in the MLS intended to be accurate but cannot be guaranteed.

24. 1973-03-01
    soldstatus $18,000

ⓘ 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: $1,214 · $101/mo
• Projected year-2 tax: $2,698 · $225/mo
• Expected delta: +$1,484/yr (+$124/mo · 122.2%)

ⓘ 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 (unshaded) · 57% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 21 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: $28,102
• − Mortgage interest: −$18,205
• − Property taxes: −$1,214
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,248
• − Management: −$2,248
• − Depreciation: −$9,455
• Taxable loss: −$6,893
• Est. tax savings @ 24.0%: +$1,654
• After-tax cash flow: $564/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

+1705.6% since first listed

9 events — show timeline

• 2026-05-07 Relisted — Daytona MLS
• 2026-04-13 Listing Removed — Daytona MLS
• 2026-03-18 Listed $325,000 Daytona MLS
• 2018-09-14 Sold (Public Records) $100,000 Public Records
• 2018-07-31 Sold (Public Records) $100,000 Public Records
• 2018-07-27 Sold (MLS) $100,000 Daytona MLS
• 2018-07-16 Listed — Daytona MLS
• 2018-07-15 Listed $100,000 Daytona MLS
• 1973-03-01 Sold (Public Records) $18,000 Public Records

Property tax history

-1.7%/yr

Latest (2025): $1,214 · +4.8% YoY. Source: county tax records.