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Sample KCAP Report: A Walk-Through of My 7-Step Coastal Assessment on a Real Volusia Condo
Dated: May 15 2026
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Sample KCAP report below — the actual 7-step Kirkland Coastal Assessment Protocol applied to a real Volusia County oceanfront condo, with the buyer's name and exact unit number anonymized. After running KCAP reviews on 75+ coastal Volusia properties from Edgewater to Ormond Beach, this case study is what the method looks like in practice — what gets checked, what gets surfaced, and how it changes the buyer's decision.
The property in this example: a mid-rise oceanfront condo in Daytona Beach Shores. 2 bed / 2 bath. Listed at $389,000. The buyer was a Massachusetts retiree planning to spend Nov–April in Florida.
What KCAP is, briefly
The Kirkland Coastal Assessment Protocol is a structured 7-step risk evaluation I run on every coastal property a buyer is seriously considering. It sits BEFORE the inspection, during the offer phase.
The seven steps:
- FEMA flood zone analysis
- Wind mitigation status & construction era
- Insurance cost projection (3 carriers, 5-year)
- HOA / condo association financial review
- Short-term rental and zoning analysis
- Salt-air corrosion & systems aging review
- Total cost of ownership (TCO) projection vs. comparable properties
Read the full KCAP framework here.
See homes for sale in Volusia County right now
Listings change weekly. Browse what is on the market today, updated in real time:
Browse Volusia County Homes →Step 1 — FEMA flood zone analysis
FEMA zone: VE (coastal high-velocity wave hazard). BFE: 13 feet. The unit was on the 4th floor. The building's ground-floor amenities are at or near grade — any storm surge that reaches the building damages those areas, shared cost.
Risk surfaced: Insurance and assessment exposure tied to ground-floor building infrastructure.
Read more on Volusia FEMA flood zones here.
Step 2 — Wind mitigation status & construction era
Year built: 1986. Roof updated: 2018 — concrete tile, hurricane-rated. Windows: 2014 retrofit to impact-rated glazing.
KCAP finding: The building has had meaningful structural updates. HO-6 premium estimate range: $1,800–$2,400/year.
Wind Mitigation Inspection Guide here.
Step 3 — Insurance cost projection (3 carriers, 5-year)
| Coverage | Year 1 | Year 5 (estimated) |
|---|---|---|
| HO-6 | $1,950 | $2,750 |
| Flood (private) | $620 | $850 |
| Liability umbrella | $250 | $290 |
| Total annual | $2,820 | $3,890 |
KCAP finding: Total insurance cost is $235/month — workable. Risk: 5-year insurance trajectory shows ~38% increase.
Step 4 — HOA / condo association financial review
Monthly HOA fee: $612. Reserve fund: $1.4M (84 units). SIRS report on file: Yes, January 2025. Pending major projects per SIRS: Concrete restoration ($2.1M, planned 2027–2028).
KCAP finding: The big one. Buyer was not aware of the upcoming concrete restoration project — likely $15K–$25K per unit special assessment.
Read more on Florida condo reserves and Post-Surfside laws here.
Step 5 — Short-term rental and zoning analysis
City rules: Permits short-term rentals. HOA rules: Restricts to minimum 30-day stays.
KCAP finding: Resale value is constrained by the rental restriction.
Step 6 — Salt-air corrosion & systems aging review
HVAC age: 7 years. Hot water heater: 9 years. Building exterior coating: Last full repaint 2020.
KCAP finding: $5K–$7K of system replacement within 24–36 months.
Step 7 — Total cost of ownership (TCO) projection vs comparable properties
| Subject (DBS) | Comp A (NSB) | Comp B (Ormond mainland) | |
|---|---|---|---|
| Purchase price | $389,000 | $425,000 | $310,000 |
| Mortgage payment | $1,830/mo | $2,000/mo | $1,460/mo |
| HOA fee | $612/mo | $580/mo | $0 |
| Property tax | $385/mo | $460/mo | $290/mo |
| Insurance | $235/mo | $310/mo | $190/mo |
| 5-year special assessment | ~$15K–$25K | Unknown | N/A |
| Total monthly housing cost | $3,062 | $3,350 | $1,940 |
KCAP finding: The likely $15–$25K special assessment in 2027–2028 was the kicker — making the subject property the most expensive option after that's accounted for.
What the buyer decided
- Withdrew her initial offer on the Daytona Beach Shores condo
- Requested a full SIRS report from the HOA
- Pivoted to the Ormond Beach mainland house
- Closed on Ormond Beach mainland 6 weeks later
This is the value of running KCAP before writing the offer.
What KCAP costs and how to get one
Cost: Free for buyers I'm actively working with.
Timeline: Typically 24–48 hours.
Questions about Volusia County? Let me help.
I know this market street by street. Tell me your budget and must-haves and I will point you to the right fit.
Book a Free 15-Min Consult →Frequently asked questions
What is the Kirkland Coastal Assessment Protocol (KCAP)?
KCAP is a 7-step risk evaluation I run on every coastal Volusia property a buyer is seriously considering.
How is KCAP different from a regular home inspection?
A home inspection is structural and mechanical. KCAP is financial and risk-focused — checking insurance, flood zone, condo reserves, and total cost of ownership BEFORE you write the offer.
Does KCAP work for single-family homes too?
Yes — the 7 steps apply to single-family homes with adjustments.
How long does a KCAP review take?
Typically 24–48 hours.
What does KCAP cost?
Free for buyers I'm actively representing.
Can KCAP help me decide between multiple properties?
Yes — Step 7 specifically compares total cost of ownership.
Will KCAP catch every possible issue with a property?
No. KCAP focuses on financial and risk factors that standard home inspections don't surface.
Want a KCAP review on a property you're considering?
Let's talk before you write your offer.
Robert Kirkland, REALTOR®
Simply Real Estate
(386) 631-5107 — call or text
[email protected]
RobertSellsDaytona.com
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Robert Kirkland
I help buyers and sellers across Coastal Volusia with a strong focus on Port Orange, New Smyrna Beach, Daytona Beach, Ormond Beach, Ponce Inlet, and the surrounding local markets. Rather than trying t....
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All information deemed reliable but not guaranteed. All properties are subject to prior sale, change or withdrawal. Neither listing broker(s) or information provider(s) shall be responsible for any typographical errors, misinformation, misprints and shall be held totally harmless. Listing(s) information is provided for consumers personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing.
Updated on July 14, 2026 12:04 PM UTC
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