Beachside Bahamian Club Townhome in New Smyrna Beach

This New Smyrna Beach townhome in Bahamian Club has 2 bedrooms, 2.5 baths, 1,188 sq. ft., CBS/block-stucco construction, central air, city water/sewer, no garage, and HOA dues at $510/month. The property is on the west side of A1A, just across from the beach, with community vacation-rental infrastructure, pool, clubhouse/cabana, tennis/pickleball, shuffleboard, and on-site management. FEMA mapping verifies Flood Zone X, area of minimal flood hazard.  The roof was replaced in 2025, HVAC is 2022. The big items to address are the original/end-of-life electrical subpanel, 1981 water heater, cosmetic interior updating, fair exterior stucco/paint, loose stair rail, screen door/porch issues, ceiling paint/crack cleanup with no active moisture noted, and odor/ventilation cleanup from mothball smell.

Repairs Needed Estimated

• Electrical subpanel replacement
• Water heater replacement
• Interior cosmetic updates, including flooring, paint, fixtures, finish repair, and bath/kitchen refresh as needed
• Ceiling crack/paint repair
• Loose stair rail repair
• Exterior stucco crack sealing, paint touchups, and porch/screen-door repairs
• Odor treatment, deep clean, and furnishing/decor refresh if marketing as a rental-ready beach unit

Comparable Sales

1. 4150 S Atlantic Ave #109D, New Smyrna Beach, FL 32169 | 2/2.5 | 1,188 SF | Closed Feb 24, 2026 | $335,000 | $282/SF | Same complex / about 0.1 mi – Same Bahamian Club product and same size. Listing described it as a charming beachside townhome with short-term rental appeal, not a top-end remodel. Good lower direct support.
2. 4150 S Atlantic Ave #124C, New Smyrna Beach, FL 32169 | 2/2.5 | 1,298 SF | Closed Feb 27, 2026 | $345,000 | $266/SF | Same complex / about 0.1 mi – Same complex but larger than subject. Public listing language describes it as beautifully remodeled with updated kitchen/baths and a private paver patio. Strong support, but size advantage means it should not be applied straight across.
3. 4150 S Atlantic Ave #115D, New Smyrna Beach, FL 32169 | 2/2.5 | 1,298 SF | Closed May 1, 2026 | $370,000 | $285/SF | Same complex / about 0.1 mi – Best recent high comp in the complex. Larger than subject and marketed as a more luxurious/resort-style unit. This is the upper support, not the baseline for the subject’s 1,188 SF layout.
4. 4150 S Atlantic Ave #111B, New Smyrna Beach, FL 32169 | 2/2.5 | 1,188 SF | Pending/List $349,500 | $294/SF | Same complex / about 0.03 mi – Not a closed sale, so I would not use it as primary ARV proof. Still useful market context because it is same size and marketed as updated/maintained with 2025 roof.

ARV & Rental Analysis

• Estimated fully rehabbed ARV: $350,000 to $360,000 +/-
• Estimated long-term rent: $2,300 to $2,600/month +/-