250 Willow Pl · Ormond Beach, FL 32174

$144,900

3 bd · 2.0 ba · 1,559 sqft · SingleFamily public records · 63 Days on market

Built 2006 5,500 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 1,559 sq. ft. concrete block home, built in 2006, offers an exceptional opportunity to create something truly special. Designed with desirable features throughout, the home has high ceilings that enhance the spacious feel, along with an open-concept kitchen, dining, and great rooms which are perfect for relaxing at home or entertaining, plus the inside laundry adds convenience to everyday living. The thoughtfully designed split-bedroom layout provides privacy, with a generously sized primary suite located at the rear of the home featuring a large walk-in closet, dual sinks, and a walk-in shower while the other bedrooms are located up front with the shared guest bath between them. The deep two-car garage offers ample space for parking and additional room for storage. Ideally situated just off US1 in Ormond Beach, this location is hard to beat. It is near Ormond Center and the Intracoastal Waterway, and only a short drive to the beach and shopping. With its appealing layout and central location, this home is full of potential. Come take a look and see how you can remodel this property into a stunning home. ALL offers must have POF for CASH offers and Lender PQ's for Financed offers. Cash offers require 10 percent EMD. Rehab Offers must have one rehab bid in hand pre-offer, no exceptions. There are no warranties expressed or implied. All measurements are approximate. Sq. footage received from the tax rolls. All information recorded in the MLS is intended to be accurate but cannot be guaranteed. Buyers should check zoning for rental restrictions.

Key facts

• Split-bedroom layout
• Open-concept kitchen
• Large walk-in closet

Tags

• HIGH CEILINGS
• OPEN-CONCEPT KITCHEN
• INSIDE LAUNDRY
• SPLIT-BEDROOM LAYOUT
• GENEROUSLY SIZED PRIMARY SUITE
• LARGE WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $526 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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; 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 37% 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 $1k of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 27y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.52% ✓
• Cap rate: 11.69%
• Cash-on-cash: 19.26%
• DSCR: 1.86
• GRM: 5.5

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: 4.7%
• Equity multiple: 1.18×
• Total profit: $7,214
• Equity at exit: $21,605

10-year hold

• IRR: 12.7%
• Equity multiple: 1.94×
• Total profit: $38,204
• Equity at exit: $12,528

Cash invested: $40,572 (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: 5.5×

Monthly cashflow live

• Estimated rent: $2,208 high
• Mortgage (P&I): −$760
• Tax from tax record: −$272 /mo · $3,270/yr
• Insurance: −$60
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $526

Break-even live

Break-even rent $1,542

Max offer price $144,900

Occupancy floor 71%

Sensitivity live

Price	-10% $608	-5% $567	+0% $526	+5% $485	+10% $444
Rent	-10% $352	-5% $439	+0% $526	+5% $613	+10% $701
Rate	-1.0pp $599	-0.5pp $563	base $526	+0.5pp $489	+1.0pp $450

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	24d	1	0.40mi
450 Tomoka Ave Unit 215 Ormond Beach, FL	2.0	1.5	1150	$1,750	$1.52	15d	1	0.45mi
402 Fleming Ave Ormond Beach, FL	3.0	2.0	1495	$2,560	$1.71	22d	1	0.82mi
733 Buena Vista Ave Ormond Beach, FL	3.0	2.0	1485	$2,400	$1.62	24d	1	1.07mi
462 Magnolia St Ormond Beach, FL	3.0	2.0	1502	$2,100	$1.40	15d	1	1.15mi
500 Shadow Lakes Blvd Ormond Beach, FL	1.0–2.0	1.0–2.0	856	$1,645	$1.92	12d	15	1.24mi
122 Magnolia Dr Ormond Beach, FL	3.0	2.0	1484	$2,275	$1.53	24d	1	1.25mi
559 Cameo Dr Ormond Beach, FL	3.0	2.5	1668	$2,310	$1.38	24d	1	1.40mi

Listing history 28 events

1. 2026-06-18
   days on market $144,900 Active 63 DOM
2. 2026-06-17
   days on market $144,900 Active 62 DOM
3. 2026-06-16
   days on market $144,900 Active 61 DOM
4. 2026-06-15
   days on market $144,900 Active 60 DOM
5. 2026-06-14
   pricedays on market $144,900 Active 58 DOM
6. 2026-06-10
   days on market $154,900 Active 55 DOM
7. 2026-06-09
   days on market $154,900 Active 54 DOM
8. 2026-06-08
   days on market $154,900 Active 53 DOM
9. 2026-06-07
   days on market $154,900 Active 52 DOM
10. 2026-06-05
    days on market $154,900 Active 49 DOM
11. 2026-06-03
    days on market $154,900 Active 48 DOM
12. 2026-06-03
    days on market $154,900 Active 47 DOM
13. 2026-06-01
    days on market $154,900 Active 46 DOM
14. 2026-05-31
    days on market $154,900 Active 45 DOM
15. 2026-05-31
    days on market $154,900 Active 44 DOM
16. 2026-04-16
    listed $154,900 Active 1573-char remark

    Show marketing remark (1573 chars)

    This 1,559 sq. ft. concrete block home, built in 2006, offers an exceptional opportunity to create something truly special. Designed with desirable features throughout, the home has high ceilings that enhance the spacious feel, along with an open-concept kitchen, dining, and great rooms which are perfect for relaxing at home or entertaining, plus the inside laundry adds convenience to everyday living. The thoughtfully designed split-bedroom layout provides privacy, with a generously sized primary suite located at the rear of the home featuring a large walk-in closet, dual sinks, and a walk-in shower while the other bedrooms are located up front with the shared guest bath between them. The deep two-car garage offers ample space for parking and additional room for storage. Ideally situated just off US1 in Ormond Beach, this location is hard to beat. It is near Ormond Center and the Intracoastal Waterway, and only a short drive to the beach and shopping. With its appealing layout and central location, this home is full of potential. Come take a look and see how you can remodel this property into a stunning home. ALL offers must have POF for CASH offers and Lender PQ's for Financed offers. Cash offers require 10 percent EMD. Rehab Offers must have one rehab bid in hand pre-offer, no exceptions. There are no warranties expressed or implied. All measurements are approximate. Sq. footage received from the tax rolls. All information recorded in the MLS is intended to be accurate but cannot be guaranteed. Buyers should check zoning for rental restrictions.

17. 2026-04-16
    listed $154,900 Active 1573-char remark

    Show marketing remark (1573 chars)

    This 1,559 sq. ft. concrete block home, built in 2006, offers an exceptional opportunity to create something truly special. Designed with desirable features throughout, the home has high ceilings that enhance the spacious feel, along with an open-concept kitchen, dining, and great rooms which are perfect for relaxing at home or entertaining, plus the inside laundry adds convenience to everyday living. The thoughtfully designed split-bedroom layout provides privacy, with a generously sized primary suite located at the rear of the home featuring a large walk-in closet, dual sinks, and a walk-in shower while the other bedrooms are located up front with the shared guest bath between them. The deep two-car garage offers ample space for parking and additional room for storage. Ideally situated just off US1 in Ormond Beach, this location is hard to beat. It is near Ormond Center and the Intracoastal Waterway, and only a short drive to the beach and shopping. With its appealing layout and central location, this home is full of potential. Come take a look and see how you can remodel this property into a stunning home. ALL offers must have POF for CASH offers and Lender PQ's for Financed offers. Cash offers require 10 percent EMD. Rehab Offers must have one rehab bid in hand pre-offer, no exceptions. There are no warranties expressed or implied. All measurements are approximate. Sq. footage received from the tax rolls. All information recorded in the MLS is intended to be accurate but cannot be guaranteed. Buyers should check zoning for rental restrictions.

18. 2025-10-27
    historical
19. 2025-10-27
    historical
20. 2025-10-20
    listed $100,000
21. 2010-01-13
    listed $130,000
22. 2006-08-18
    soldstatus $210,000
23. 2006-04-03
    listed $219,900
24. 2006-04-03
    soldstatus $20,000
25. 2006-02-24
    soldstatus $35,000
26. 2006-01-11
    listed $47,900
27. 1999-11-18
    historical
28. 1999-03-18
    listed $7,500

ⓘ 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: $3,270 · $272/mo
• Projected year-2 tax: $3,270 · $272/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 6/10 Major FEMA zone A · 54% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 19 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: $26,491
• − Mortgage interest: −$8,117
• − Property taxes: −$3,270
• − Insurance: −$2,227
• − Repairs & maintenance: −$2,119
• − Management: −$2,119
• − Depreciation: −$4,215
• Taxable income: $4,424
• Est. tax owed @ 24.0%: −$1,062
• After-tax cash flow: $5,251/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

+1965.3% since first listed

13 events — show timeline

• 2026-04-16 Listed $154,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-16 Listed $154,900 Daytona MLS
• 2025-10-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-20 Listed $100,000 Stellar MLS as Distributed by MLS Grid
• 2010-01-13 Listed $130,000 Daytona MLS
• 2006-08-18 Sold (MLS) $210,000 Daytona MLS
• 2006-04-03 Sold (Public Records) $20,000 Public Records
• 2006-04-03 Listed $219,900 Daytona MLS
• 2006-02-24 Sold (MLS) $35,000 Daytona MLS
• 2006-01-11 Listed $47,900 Daytona MLS
• 1999-11-18 Listing Removed — Daytona MLS
• 1999-03-18 Listed $7,500 Daytona MLS

Property tax history

+6.8%/yr

Latest (2025): $3,270 · +9.0% YoY. Source: county tax records.