911 Woodmere Cir · Ormond Beach, FL 32174

$255,780

4 bd · 2.0 ba · 1,580 sqft · SingleFamily public records · 55 Days on market

Built 1963 9,600 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 +12.5/30.0
• ARV discount +7.5/15.0
• 1% rule +4.3/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• DSCR +3.7/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 4 bedroom, 2 bathroom, pool home in the coveted Woodmere/Northbrook area of Ormond Beach. A home great for entertaining, with a well thought out split floor plan and multiple areas for friends and family to gather. Just off the main entrance you'll find the spacious den/media room. Continue in to find the kitchen with stainless steel appliances, double oven and breakfast bar, overlooking the dining and living room. Find your way to the back of the house and enjoy the spacious, bright and recently renovated family room with views of the pool and fully fenced back yard. HVAC and Hot Water Heater 2020, Garage Door 2022, Exterior Paint 2023, updated Guest Bath 2021. Square footage from tax rolls. All info intended to be accurate but can't be guaranteed.

Key facts

• Entertainment
• Ranch-style home
• Shopping

Tags

• RANCH-STYLE HOME
• PROXIMITY TO ORMOND BEACH
• NATURE TRAILS
• SHOPPING
• DINING
• ENTERTAINMENT

Property features AI

Finance

• Other: Residential property, single family zoning
• Financial info: No lease restrictions reported
• HOA & community: Located in the Woodmere development; No HOA association flagged

Exterior

• Parking: Driveway; Attached 2-car garage
• Utilities: Public water; Private sewer; Electricity available; Water available
• Home design: Single-family residence; One story; Faces southwest
• Construction: Block construction; Shingle roof; Slab foundation; Built on lot under 1/4 acre (approx. 0.22 acre)
• Exterior features: Paved lot/driveway; In-ground private pool

Interior

• Kitchen: No appliances specified
• Bedrooms: 4 bedrooms
• Flooring: Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile flooring; No built-in appliances listed
• Laundry & utility: Laundry room (other/unspecified features)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $256k.

Deal economics

• At list price, monthly cash flow is $-39 ($-474/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (6.7% below list).
• Recommended offer: $239k (6.7% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Pine Trail Elementary School (math 77% / reading 72%, grade A, #230 of 2,144 statewide, top 12%, 688 students, 45% FRL); Seabreeze High School (math 31% / reading 56%, grade F, #248 of 667 statewide, top 38%, 1,654 students, 41% FRL).
• Zoned-school proficiency averages 59% at this address vs 46% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Volusia average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.6%/yr); 985 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $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 55 days — a 3% lower offer ($248k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 25y 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; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $238,673 (6.7% 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. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.93% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.66%
• DSCR: 0.97
• GRM: 8.9

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: -19.0%
• Equity multiple: 0.34×
• Total profit: $-47,052
• Equity at exit: $38,138

10-year hold

• IRR: -14.8%
• Equity multiple: 0.21×
• Total profit: $-56,536
• Equity at exit: $22,115

Cash invested: $71,618 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,387 medium
• Mortgage (P&I): −$1,341
• Tax from tax record: −$477 /mo · $5,725/yr
• Insurance: −$107
• HOA: −$0
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $-39

Break-even live

Break-even rent $2,437

Max offer price $248,806

Occupancy floor 97%

Sensitivity live

Price	-10% $105	-5% $33	+0% $-39	+5% $-112	+10% $-184
Rent	-10% $-228	-5% $-134	+0% $-39	+5% $55	+10% $149
Rate	-1.0pp $89	-0.5pp $26	base $-39	+0.5pp $-106	+1.0pp $-173

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: $63,945
• Closing costs: $7,673
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
70 Brooks Dr Ormond Beach, FL	3.0	2.0	1204	$2,195	$1.82	21d	1	0.89mi

Listing history 50 events

1. 2026-06-18
   days on market $255,780 Active 55 DOM
2. 2026-06-17
   days on market $255,780 Active 54 DOM
3. 2026-06-16
   days on market $255,780 Active 53 DOM
4. 2026-06-15
   days on market $255,780 Active 52 DOM
5. 2026-06-14
   days on market $255,780 Active 50 DOM
6. 2026-06-10
   days on market $255,780 Active 47 DOM
7. 2026-06-09
   days on market $255,780 Active 46 DOM
8. 2026-06-08
   days on market $255,780 Active 45 DOM
9. 2026-06-07
   days on market $255,780 Active 44 DOM
10. 2026-06-05
    days on market $255,780 Active 41 DOM
11. 2026-06-03
    days on market $255,780 Active 40 DOM
12. 2026-06-03
    days on market $255,780 Active 39 DOM
13. 2026-06-01
    days on market $255,780 Active 38 DOM
14. 2026-05-31
    days on market $255,780 Active 37 DOM
15. 2026-05-31
    days on market $255,780 Active 36 DOM
16. 2026-04-24
    listed $255,780 Active 498-char remark
17. 2023-06-13
    soldstatus $424,900
18. 2023-06-09
    soldstatus $424,900 Closed 769-char remark

    Show marketing remark (769 chars)

    Beautiful 4 bedroom, 2 bathroom, pool home in the coveted Woodmere/Northbrook area of Ormond Beach. A home great for entertaining, with a well thought out split floor plan and multiple areas for friends and family to gather. Just off the main entrance you'll find the spacious den/media room. Continue in to find the kitchen with stainless steel appliances, double oven and breakfast bar, overlooking the dining and living room. Find your way to the back of the house and enjoy the spacious, bright and recently renovated family room with views of the pool and fully fenced back yard. HVAC and Hot Water Heater 2020, Garage Door 2022, Exterior Paint 2023, updated Guest Bath 2021. Square footage from tax rolls. All info intended to be accurate but can't be guaranteed.

19. 2023-04-25
    historical Contingent 769-char remark

    Show marketing remark (769 chars)

    Beautiful 4 bedroom, 2 bathroom, pool home in the coveted Woodmere/Northbrook area of Ormond Beach. A home great for entertaining, with a well thought out split floor plan and multiple areas for friends and family to gather. Just off the main entrance you'll find the spacious den/media room. Continue in to find the kitchen with stainless steel appliances, double oven and breakfast bar, overlooking the dining and living room. Find your way to the back of the house and enjoy the spacious, bright and recently renovated family room with views of the pool and fully fenced back yard. HVAC and Hot Water Heater 2020, Garage Door 2022, Exterior Paint 2023, updated Guest Bath 2021. Square footage from tax rolls. All info intended to be accurate but can't be guaranteed.

20. 2023-03-17
    listed $419,900 Active 769-char remark

    Show marketing remark (769 chars)

    Beautiful 4 bedroom, 2 bathroom, pool home in the coveted Woodmere/Northbrook area of Ormond Beach. A home great for entertaining, with a well thought out split floor plan and multiple areas for friends and family to gather. Just off the main entrance you'll find the spacious den/media room. Continue in to find the kitchen with stainless steel appliances, double oven and breakfast bar, overlooking the dining and living room. Find your way to the back of the house and enjoy the spacious, bright and recently renovated family room with views of the pool and fully fenced back yard. HVAC and Hot Water Heater 2020, Garage Door 2022, Exterior Paint 2023, updated Guest Bath 2021. Square footage from tax rolls. All info intended to be accurate but can't be guaranteed.

21. 2020-04-15
    historical
22. 2020-03-04
    price $280,000
23. 2020-02-06
    listed $285,000 Active
24. 2015-01-06
    soldstatus $175,000
25. 2014-12-30
    soldstatus $175,000
26. 2014-11-23
    listed $179,900
27. 2013-04-16
    soldstatus $148,500
28. 2013-04-12
    soldstatus $148,500
29. 2013-03-01
    listed $149,900
30. 2011-08-11
    soldstatus $70,875
31. 2011-02-03
    listed $114,900
32. 2011-01-28
    historical
33. 2010-09-20
    listed $114,900
34. 2010-09-16
    listed $114,900
35. 2006-03-27
    soldstatus $289,000
36. 2005-03-09
    soldstatus $230,000
37. 2005-02-24
    soldstatus $230,000
38. 2004-11-29
    listed $239,900
39. 2004-10-20
    soldstatus $168,000
40. 2004-10-15
    soldstatus $168,000
41. 2004-09-14
    listed $178,000
42. 2003-09-19
    historical
43. 2003-07-07
    listed $168,000
44. 2002-06-14
    soldstatus $134,000
45. 2002-06-04
    soldstatus $134,000
46. 2002-03-18
    listed $138,900
47. 2001-10-18
    historical
48. 2001-10-07
    listed $138,500
49. 2000-06-30
    soldstatus $107,000
50. 1973-08-01
    soldstatus $39,500

ⓘ 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: $5,725 · $477/mo
• Projected year-2 tax: $5,725 · $477/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $28,641
• − Mortgage interest: −$14,328
• − Property taxes: −$5,725
• − Insurance: −$1,279
• − Repairs & maintenance: −$2,291
• − Management: −$2,291
• − Depreciation: −$7,441
• Taxable loss: −$4,714
• Est. tax savings @ 24.0%: +$1,131
• After-tax cash flow: $658/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

+547.5% since first listed

35 events — show timeline

• 2026-04-24 Listed $255,780 Stellar MLS as Distributed by MLS Grid
• 2023-06-13 Sold (Public Records) $424,900 Public Records
• 2023-06-09 Sold (MLS) $424,900 Daytona MLS
• 2023-04-25 Contingent — Daytona MLS
• 2023-03-17 Listed $419,900 Daytona MLS
• 2020-04-15 Listing Removed — Daytona MLS
• 2020-03-04 Price Changed $280,000 Daytona MLS
• 2020-02-06 Listed $285,000 Daytona MLS
• 2015-01-06 Sold (Public Records) $175,000 Public Records
• 2014-12-30 Sold (MLS) $175,000 Daytona MLS
• 2014-11-23 Listed $179,900 Daytona MLS
• 2013-04-16 Sold (Public Records) $148,500 Public Records
• 2013-04-12 Sold (MLS) $148,500 Daytona MLS
• 2013-03-01 Listed $149,900 Daytona MLS
• 2011-08-11 Sold (MLS) $70,875 Daytona MLS
• 2011-02-03 Listed $114,900 Daytona MLS
• 2011-01-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-09-20 Listed $114,900 Stellar MLS as Distributed by MLS Grid
• 2010-09-16 Listed $114,900 Daytona MLS
• 2006-03-27 Sold (Public Records) $289,000 Public Records
• 2005-03-09 Sold (Public Records) $230,000 Public Records
• 2005-02-24 Sold (MLS) $230,000 Daytona MLS
• 2004-11-29 Listed $239,900 Daytona MLS
• 2004-10-20 Sold (Public Records) $168,000 Public Records
• 2004-10-15 Sold (MLS) $168,000 Daytona MLS
• 2004-09-14 Listed $178,000 Daytona MLS
• 2003-09-19 Listing Removed — Daytona MLS
• 2003-07-07 Listed $168,000 Daytona MLS
• 2002-06-14 Sold (Public Records) $134,000 Public Records
• 2002-06-04 Sold (MLS) $134,000 Daytona MLS
• 2002-03-18 Listed $138,900 Daytona MLS
• 2001-10-18 Listing Removed — Daytona MLS
• 2001-10-07 Listed $138,500 Daytona MLS
• 2000-06-30 Sold (Public Records) $107,000 Public Records
• 1973-08-01 Sold (Public Records) $39,500 Public Records

Property tax history

+11.3%/yr

Latest (2025): $5,725 · +2.8% YoY. Source: county tax records.