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    Ocean View Corner Condo Title is generated by Realmo AI

    89 S ATLANTIC AVENUE 1401, Ormond Beach, FL 32176

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    For Sale
    $425,000

    Updated beachfront condo with direct ocean views and modern amenities.

    Type:Condo/Townhome
    Property size:
    1,200 SF
    Price / SF:
    $354/SF
    Added:
    Mar 25, 2026
    Days on Market:
    70
    Last Refresh:
    Apr 5 at 10:43 pm

    Property Features for 89 S ATLANTIC AVENUE 1401

    General Information

    Standard status
    Active
    Size
    1,200 SF
    Property subtype
    Condo/Townhome

    Building Details

    Year Built
    1979

    We can help!

    Listing Contact
    Michelle Dahl

    Listing agent Michelle Dahl License #3082374

    Listing office BETTER HMS & GARDENS RE SYNERG

    Listing date Mar 25, 2026

    Source Exitrealty

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of BETTER HMS & GARDENS RE SYNERG

    HighLights

    • Unobstructed, direct ocean views from a 14th‑floor corner unit.
    • Updated kitchen with 2024 granite countertops and beach‑inspired design.
    • Impact‑resistant windows and sliding glass doors, plus hurricane shutters.
    • Oceanfront pool with new deck and secure beach access.
    • Convenient location within walking distance to restaurants and close to A1A and Granada Boulevard.
    • Newer AC heat strips (2023) and in‑unit washer and dryer.

    Overview

    This 1200 square foot corner unit on the 14th floor offers direct ocean views. The updated kitchen features 2024 granite countertops and beach-inspired accents. The living and dining areas provide views of the ocean to the north and east. Recent updates include a new washer and dryer, a coffee bar, and 2023 AC heat strips. Impact-resistant windows and sliding glass doors, plus hurricane shutters, provide security. Sheer drapes enhance the views. The primary suite has a private ocean view and an ensuite bathroom. The second bedroom, suitable for guests, an in-law suite, or a home office, has its own entry from the west-facing balcony and a second full bath. The building provides residents with access to an oceanfront pool, recently renovated with a new deck and railings, and secure beach access. A comfortable lobby and a common room are available for parties and events. The community organizes social events and beach bonfires. Service dogs are welcome, and a 6-month minimum rental policy allows for unit rentals. Located in Ormond Beach, the unit is within walking distance of A1A and Granada Boulevard, near restaurants such as Stonewood Grill & Tavern, The Beach Bucket, 31 Supper Club, and Grind.
    Property Profile Location Intelligence

    Current Use by Public Records

    Eighty-Nine Oceanfront Condos Condominium Complex

    Suggested Use

    Restaurant Real Estate Agency Law Firm Dental Office Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Ormond Beach
    County
    Volusia
    State
    Florida
    Longitude
    -81.038475
    Latitude
    29.28991

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    FAQs

    What type of property is this?
    Residential income property - Updated beachfront condo with direct ocean views and modern amenities.
    Where is this residential income property located?
    The property is located at 89 S ATLANTIC AVENUE 1401 Ormond Beach, FL.
    What is the asking price?
    The asking price for this property is $425,000.
    What are key features of this property?
    This property features: Unobstructed, direct ocean views from a 14th‑floor corner unit.; Updated kitchen with 2024 granite countertops and beach‑inspired design.; Impact‑resistant windows and sliding glass doors, plus hurricane shutters.
    (386) 338-3939
    We can help!
    Listing Contact
    Michelle Dahl
    Real Estate License ID: 3082374
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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    89 S ATLANTIC AVENUE 1401, ORMOND BEACH, FL 32176
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