854 Derbyshire Rd · Daytona Beach, FL 32117

$162,000

3 bd · 1.5 ba · 920 sqft · SingleFamily public records · 185 Days on market

Built 1961 6,500 sqft lot

---

Why this score? — see what drove the C- 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 +19.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.0/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * INVESTOR OPPORTUNITY * * * DAYTONA BEACH * * * 3 BEDROOMS 1.5 BATHROOM * * * 920SF PROPERTY with CASH FLOW POTENTIAL. NEW FAUCETRY, VYNIL WATERPROOF FLOORING, NEWER CABINETRY & COUNTERTOP. CLOSE TO BEACHES, SHOPPING, INTERNATIONAL SPEEDWAY & MINUTES FROM I-95 * * * SELLER MOTIVATED * * *

Key facts

• Cash flow potential
• New faucetry
• Newer cabinetry

Tags

• CASH FLOW POTENTIAL
• NEW FAUCETRY
• VYNIL WATERPROOF FLOORING
• NEWER CABINETRY
• COUNTERTOP
• CLOSE TO BEACHES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (0.3% below list).
• Recommended offer: $143k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 83/100 on livability (#46 in FL, #867 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools D+, employment D-.
• 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 (+1.0%/yr); 332 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 34% of the median local income ($56k/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 $5k 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 185 days — a 12% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y ago; this cycle's ask has dropped $17k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $162k implies a 170% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $142,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.00% ✗
• Cap rate: 7.69%
• Cash-on-cash: 4.98%
• DSCR: 1.22
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.01% rent growth · sell at horizon

5-year hold

• IRR: -10.8%
• Equity multiple: 0.62×
• Total profit: $-17,419
• Equity at exit: $24,155

10-year hold

• IRR: -4.5%
• Equity multiple: 0.73×
• Total profit: $-12,201
• Equity at exit: $14,007

Cash invested: $45,360 (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 32117

• Home prices YoY: -8.2%
• Rents YoY: 1.0%
• Active inventory: 332
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,615 high
• Mortgage (P&I): −$850
• Tax from tax record: −$170 /mo · $2,044/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $188

Break-even live

Break-even rent $1,376

Max offer price $162,000

Occupancy floor 83%

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
922 Lewis Dr Daytona Beach, FL	3.0	1.0	1034	$1,750	$1.69	23d	1	0.13mi
875 Derbyshire Rd Daytona Beach, FL	3.0	1.0–2.0	835	$1,299	$1.56	11d	11	0.21mi
736 White St Daytona Beach, FL	3.0	2.0	1092	$1,799	$1.65	23d	1	0.49mi
1216 Kennedy Rd Unit 10 Daytona Beach, FL	2.0	1.0	900	$975	$1.08	23d	1	0.53mi
1216 Kennedy Rd Unit 4 Daytona Beach, FL	2.0	1.0	900	$975	$1.08	14d	1	0.53mi
1217 Kennedy Rd Unit 56 Daytona Beach, FL	2.0	1.0	800	$1,000	$1.25	23d	1	0.55mi
1225 Kennedy Rd Daytona Beach, FL	2.0	1.0	800	$825	$1.03	11d	1	0.56mi
1229 Kennedy Rd Daytona Beach, FL	2.0	1.0	800	$950	$1.19	14d	1	0.58mi
736 Kentucky St Unit 3 Daytona Beach, FL	2.0	1.0	850	$1,300	$1.53	14d	1	0.86mi
625 Holmes Ave Daytona Beach, FL	2.0	1.0	768	$995	$1.30	21d	1	0.94mi
100 Windflower LN Daytona Beach, FL	1.0–3.0	1.0–2.0	1021	$2,516	$2.46	11d	63	1.04mi
101 Claysburg LN Holly Hill, FL	1.0–3.0	1.0–2.0	1163	$2,800	$2.41	14d	25	1.04mi
550 Ruth St Daytona Beach, FL	3.0	2.0	1114	$1,995	$1.79	11d	1	1.13mi
660 8th St Daytona Beach, FL	2.0	1.0	900	$1,375	$1.53	23d	1	1.19mi
512 Fulton St Daytona Beach, FL	2.0	1.0	963	$1,600	$1.66	23d	1	1.21mi
601 Vera St Unit 601 Daytona Beach, FL	2.0	1.0	1113	$1,700	$1.53	23d	1	1.22mi
840 Center Ave Apt 75 Holly Hill, FL	2.0	1.0	900	$1,250	$1.39	23d	1	1.25mi
430 Dorothy Ave Daytona Beach, FL	3.0	1.0	1103	$1,700	$1.54	14d	1	1.29mi
1600 Lpga Blvd Daytona Beach, FL	1.0–3.0	1.0–2.0	1045	$2,622	$2.51	11d	21	1.33mi
464 Brentwood Dr Daytona Beach, FL	1.0–2.0	1.0	850	$1,365	$1.61	11d	8	1.36mi
1851 Lpga Blvd Daytona Beach, FL	1.0–3.0	1.0–3.0	966	$2,516	$2.60	11d	49	1.36mi
417 Jefferson St #1 Daytona Beach, FL	2.0	1.0	700	$1,890	$2.70	23d	1	1.41mi
900 LPGA Blvd Daytona Beach, FL	1.0–2.0	1.0–2.0	885	$1,495	$1.69	14d	14	1.43mi
119 Thomasson Ave Daytona Beach, FL	2.0	1.0	851	$1,199	$1.41	11d	2	1.49mi
1381 N Clyde Morris Blvd Daytona Beach, FL	1.0–3.0	1.0–2.0	919	$1,964	$2.14	11d	10	1.50mi

Listing history 27 events

1. 2026-05-31
   days on market $162,000 Active 185 DOM
2. 2026-02-04
   price $162,000 341-char remark

   Show marketing remark (341 chars)

   * * * INVESTOR OPPORTUNITY * * * DAYTONA BEACH * * * 3 BEDROOMS 1.5 BATHROOM * * * 920SF PROPERTY with CASH FLOW POTENTIAL. NEW FAUCETRY, VYNIL WATERPROOF FLOORING, NEWER CABINETRY & COUNTERTOP. CLOSE TO BEACHES, SHOPPING, INTERNATIONAL SPEEDWAY & MINUTES FROM I-95 * * * SELLER MOTIVATED * * *

3. 2025-11-26
   listed $179,000 Active 341-char remark

   Show marketing remark (341 chars)

   * * * INVESTOR OPPORTUNITY * * * DAYTONA BEACH * * * 3 BEDROOMS 1.5 BATHROOM * * * 920SF PROPERTY with CASH FLOW POTENTIAL. NEW FAUCETRY, VYNIL WATERPROOF FLOORING, NEWER CABINETRY & COUNTERTOP. CLOSE TO BEACHES, SHOPPING, INTERNATIONAL SPEEDWAY & MINUTES FROM I-95 * * * SELLER MOTIVATED * * *

4. 2025-05-31
   historical
5. 2025-01-07
   price $210,000
6. 2024-11-12
   status Active
7. 2024-10-31
   historical
8. 2024-09-05
   price $220,000
9. 2024-08-06
   price $239,900
10. 2024-05-21
    price $249,900
11. 2024-05-08
    price $269,900
12. 2024-04-01
    listed $285,000 Active
13. 2018-09-30
    historical
14. 2018-08-28
    price $95,000
15. 2018-05-09
    status Active
16. 2018-04-30
    historical
17. 2018-04-25
    price $87,500
18. 2018-04-09
    price $90,500
19. 2018-02-16
    listed $92,500 Active
20. 2017-10-06
    soldstatus $59,900
21. 2016-12-07
    historical
22. 2016-11-02
    historical Contingent
23. 2016-11-02
    status Pending
24. 2016-11-02
    historical
25. 2016-09-28
    listed $75,000 Active
26. 2016-09-22
    listed $75,000 Active
27. 1969-02-01
    soldstatus $12,400

ⓘ 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: $2,044 · $170/mo
• Projected year-2 tax: $2,044 · $170/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,378
• − Mortgage interest: −$9,075
• − Property taxes: −$2,044
• − Insurance: −$810
• − Repairs & maintenance: −$1,550
• − Management: −$1,550
• − Depreciation: −$4,713
• Taxable loss: −$363
• Est. tax savings @ 24.0%: +$87
• After-tax cash flow: $2,348/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 — Daytona Beach

• Score: 83/100
• State rank: #46
• US rank: #867

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime C Employment D- Housing A+ Health & safety A+ User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Daytona Beach, FL
• County: Volusia County · 556,871 people
• City population: 67,539
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• Population (ZIP): 30,955
• Household income: $56,419
• Rent vs Own: 52.3% rent · 47.7% own
• Severe rent burden: 1781.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 53% Black 27% Hispanic / Latino 10% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 8% · Canada, Vietnam, Jamaica
• Languages at home: 86% English-only · Spanish 8% Vietnamese 1% Other Indo-European 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: ▼ -96.62%
• Current HPI: 1084.54
• Rent YoY: ▲ 1.01%
• 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

+1206.5% since first listed

26 events — show timeline

• 2026-02-04 Price Changed $162,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-26 Listed $179,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-01-07 Price Changed $210,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-12 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-10-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-09-05 Price Changed $220,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-06 Price Changed $239,900 Stellar MLS as Distributed by MLS Grid
• 2024-05-21 Price Changed $249,900 Stellar MLS as Distributed by MLS Grid
• 2024-05-08 Price Changed $269,900 Stellar MLS as Distributed by MLS Grid
• 2024-04-01 Listed $285,000 Stellar MLS as Distributed by MLS Grid
• 2018-09-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-08-28 Price Changed $95,000 Stellar MLS as Distributed by MLS Grid
• 2018-05-09 Relisted — Stellar MLS as Distributed by MLS Grid
• 2018-04-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-04-25 Price Changed $87,500 Stellar MLS as Distributed by MLS Grid
• 2018-04-09 Price Changed $90,500 Stellar MLS as Distributed by MLS Grid
• 2018-02-16 Listed $92,500 Stellar MLS as Distributed by MLS Grid
• 2017-10-06 Sold (Public Records) $59,900 Public Records
• 2016-12-07 Listing Removed — Daytona MLS
• 2016-11-02 Contingent — Daytona MLS
• 2016-11-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-11-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-09-28 Listed $75,000 Daytona MLS
• 2016-09-22 Listed $75,000 Stellar MLS as Distributed by MLS Grid
• 1969-02-01 Sold (Public Records) $12,400 Public Records

Property tax history

+9.3%/yr

Latest (2025): $2,044 · -1.8% YoY. Source: county tax records.