Symphony Plan · Ormond Beach, FL 32174

$389,990

5 bd · 3.0 ba · 2,397 sqft · SingleFamily · 70 Days on market

Excellent condition 2-car garage

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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 +9.0/30.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• Condition / age +4.8/5.0
• Livability +4.2/5.0
• Rent growth +2.9/5.0
• 1% rule +2.8/10.0
• DSCR +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Pulte Homes Symphony floor plan offers a refined one-story layout with five bedrooms and a versatile flex space. Open living areas create natural flow for daily routines and gatherings, while private retreats provide comfort and quiet, supporting a balanced, easy lifestyle.

Key facts

• 2 garage spots
• Listed 69 days

🏗️ New construction. The $389,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $399,995.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $390k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-380 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $345k (11.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $310k (20.5% below list).
• Recommended offer: $310k (20.5% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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); Ormond Beach Middle School (math 57% / reading 55%, grade B-, #175 of 571 statewide, top 31%, 990 students, 48% FRL); Seabreeze High School (math 31% / reading 56%, grade F, #248 of 667 statewide, top 38%, 1,654 students, 41% FRL).
• Market conditions: Rents rising (+1.6%/yr); 1508 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 79d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• At $3,102/mo this rent would consume 52% of the median local household income ($71k/yr) (locally 19% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 70 days — a 6% lower offer ($367k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe 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 $310,186 (20.5% 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 70 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.78% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.36%
• DSCR: 0.85
• GRM: 10.7

CMA / ARV

• ARV (median comp): $399,995
• List price: $389,990
• Delta: -2.50%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1631 Houmas St	0.61mi	5/3.0	2,601 (+8%)	0mo	$400,000	$154	57
1631 Houmas St	0.61mi	5/3.0	2,601 (+8%)	0mo	$400,000	$154	57
1523 Morning Walk Dr	0.60mi	5/3.0	2,601 (+8%)	1mo	$397,000	$153	57
1336 Fountain View St	0.73mi	4/3.0 (-1)	2,336 (-2%)	0mo	$410,000	$176	56
1339 Fountain View St	0.74mi	4/3.0 (-1)	2,336 (-2%)	1mo	$405,990	$174	56
1441 Morning Walk Dr	0.72mi	5/3.0	2,601 (+8%)	1mo	$410,950	$158	51
2881 Monaghan Dr	0.58mi	4/3.0 (-1)	2,106 (-12%)	0mo	$490,000	$233	48
3024 Adrian Dr	0.69mi	4/3.0 (-1)	2,127 (-11%)	2mo	$465,000	$219	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.64% rent growth · sell at horizon

5-year hold

• IRR: -24.7%
• Equity multiple: 0.17×
• Total profit: $-93,136
• Equity at exit: $59,641

10-year hold

• IRR: -24.9%
• Equity multiple: -0.15×
• Total profit: $-128,652
• Equity at exit: $34,584

Cash invested: $111,999 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 48 active · 49 under contract
• Months of supply: 9.3 mo (11%/mo absorbed)
• Median asking: $415,490 ($187/sqft)
• Median days on market: 87 d
• This list price: 19% of active listings are priced below it
• ARV vs active asking: -10.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32174

• Rents YoY: 1.6%
• Active inventory: 1508
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $3,102 high
• Mortgage (P&I): −$2,098
• Tax est. 1.5%: −$500 /mo · $6,000/yr
• Insurance: −$167
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$651
• Net cashflow: $-380

Break-even live

Break-even rent $3,583

Max offer price $344,970

Occupancy floor —

Sensitivity live

Price	-10% $-104	-5% $-242	+0% $-380	+5% $-518	+10% $-657
Rent	-10% $-625	-5% $-503	+0% $-380	+5% $-258	+10% $-135
Rate	-1.0pp $-179	-0.5pp $-279	base $-380	+0.5pp $-484	+1.0pp $-589

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: $99,999
• Closing costs: $12,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1341 Middle Lake Dr Ormond Beach, FL	5.0	3.0	2601	$3,100	$1.19	6d	1	0.36mi
1326 Middle Lake Dr Ormond Beach, FL	4.0	2.0	1846	$2,600	$1.41	119d	1	0.41mi
1406 Morning Walk Dr Ormond Beach, FL	4.0	3.0	2020	$3,600	$1.78	78d	1	0.69mi
3272 Arch Ave Ormond Beach, FL	4.0	3.0	2361	$2,950	$1.25	78d	1	1.28mi
3272 Arch Ave Ormond Beach, FL	4.0	3.0	2361	$2,950	$1.25	6d	1	1.28mi

Property features AI

Finance

• Other: Listing status: Active
• Financial info: List price $389,990

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family plan home (Symphony plan)New construction plan
• Construction: Built as part of the Symphony plan (year not specified)
• Exterior features: Living area approximately 2397Located at 2722 Portadown St, Ormond Beach, FL

Interior

• Kitchen: Included in plan (details not specified)
• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Open living area (plan model)
• Laundry & utility: Washer/dryer details not specified

Listing history 45 events

1. 2026-07-31
   days on market $389,990 Active 70 DOM
2. 2026-07-30
   days on market $389,990 Active 68 DOM
3. 2026-07-28
   days on market $389,990 Active 67 DOM
4. 2026-07-26
   days on market $389,990 Active 65 DOM
5. 2026-07-25
   days on market $389,990 Active 64 DOM
6. 2026-07-24
   days on market $389,990 Active 63 DOM
7. 2026-07-23
   days on market $389,990 Active 62 DOM
8. 2026-07-22
   days on market $389,990 Active 61 DOM
9. 2026-07-21
   days on market $389,990 Active 60 DOM
10. 2026-07-16
    days on market $389,990 Active 55 DOM
11. 2026-07-16
    days on market $389,990 Active 54 DOM
12. 2026-07-14
    days on market $389,990 Active 53 DOM
13. 2026-07-14
    days on market $389,990 Active 52 DOM
14. 2026-07-12
    days on market $389,990 Active 51 DOM
15. 2026-07-11
    days on market $389,990 Active 50 DOM
16. 2026-07-10
    days on market $389,990 Active 49 DOM
17. 2026-07-09
    days on market $389,990 Active 48 DOM
18. 2026-07-07
    days on market $389,990 Active 46 DOM
19. 2026-07-06
    days on market $389,990 Active 45 DOM
20. 2026-07-05
    days on market $389,990 Active 44 DOM
21. 2026-07-03
    days on market $389,990 Active 42 DOM
22. 2026-07-01
    days on market $389,990 Active 40 DOM
23. 2026-06-30
    days on market $389,990 Active 39 DOM
24. 2026-06-29
    days on market $389,990 Active 38 DOM
25. 2026-06-28
    days on market $389,990 Active 37 DOM
26. 2026-06-28
    days on market $389,990 Active 36 DOM
27. 2026-06-27
    days on market $389,990 Active 35 DOM
28. 2026-06-25
    days on market $389,990 Active 33 DOM
29. 2026-06-23
    days on market $389,990 Active 31 DOM
30. 2026-06-22
    days on market $389,990 Active 30 DOM
31. 2026-06-18
    days on market $389,990 Active 27 DOM
32. 2026-06-17
    days on market $389,990 Active 26 DOM
33. 2026-06-16
    days on market $389,990 Active 25 DOM
34. 2026-06-15
    days on market $389,990 Active 24 DOM
35. 2026-06-14
    days on market $389,990 Active 22 DOM
36. 2026-06-10
    days on market $389,990 Active 19 DOM
37. 2026-06-09
    days on market $389,990 Active 18 DOM
38. 2026-06-08
    days on market $389,990 Active 17 DOM
39. 2026-06-07
    days on market $389,990 Active 16 DOM
40. 2026-06-05
    days on market $389,990 Active 13 DOM
41. 2026-06-03
    days on market $389,990 Active 12 DOM
42. 2026-06-03
    days on market $389,990 Active 11 DOM
43. 2026-06-01
    days on market $389,990 Active 10 DOM
44. 2026-05-31
    days on market $389,990 Active 9 DOM
45. 2026-05-31
    days on market $389,990 Active 8 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,222
• − Mortgage interest: −$22,406
• − Property taxes: −$6,000
• − Insurance: −$2,797
• − Repairs & maintenance: −$2,978
• − Management: −$2,978
• − Depreciation: −$11,636
• Taxable loss: −$11,573
• Est. tax savings @ 24.0%: +$2,777
• After-tax cash flow: $-1,786/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 · 9 photos

Excellent 95/100 None rehab

This Symphony Plan home in Ormond Beach, FL, is in excellent condition with no visible repairs needed. It offers a modern and well-maintained interior, a spacious layout, and a well-maintained exterior, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Resale Kitchen appliances maintenance — Modern appliances add to the home's appeal and functionality. ↑
• Both Regular HVAC maintenance — Maintaining HVAC ensures comfort and energy efficiency, benefiting both resale and rental value. ↑

D Composite school gradezoned avg 58/100

Zoned Schools

Elementary Pine Trail Elementary School A FL #230/2,144 Nat'l #2,202/41,679 Middle Ormond Beach Middle School B- FL #175/571 Nat'l #2,362/14,009 High Seabreeze High School F FL #248/667 Nat'l #7,376/17,239

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

A Composite livability gradescore 83/100

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

• County: Volusia County · 572,749 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: 19% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Listing status: Active
• Financial info: List price $389,990

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family plan home (Symphony plan)New construction plan
• Construction: Built as part of the Symphony plan (year not specified)
• Exterior features: Living area approximately 2397Located at 2722 Portadown St, Ormond Beach, FL

Interior

• Kitchen: Included in plan (details not specified)
• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Open living area (plan model)
• Laundry & utility: Washer/dryer details not specified