154 Gypsy Palace Ln · Daytona Beach, FL 32124

$375,000

2 bd · 2.0 ba · 1,308 sqft · SingleFamily public records · 238 Days on market

Built 2024 $3/mo HOA ↓ 4% since listing

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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 +8.7/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Appreciation +4.0/10.0
• Rent growth +3.9/5.0
• Schools +3.9/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks

Beautiful Furnished Camellia Cottage in Latitude Margaritaville Welcome to this charming Camellia Cottage located in the highly desirable Latitude Margaritaville Daytona Beach 55+ community. This thoughtfully designed home combines cottage-style charm with modern elegance, offering comfort, function, and style. ✨ Property Highlights 2 Bedrooms / 2 Bathrooms - Perfectly sized for easy living, entertaining, or hosting guests. Beautiful Built-Ins - Custom built-ins add both storage and character, blending seamlessly with the home's open design. Ceiling Beams - Stunning exposed beams create warmth and architectural detail, giving the home a unique and upscale feel. Open Concept Layout - A

Key facts

• Beautiful built-ins
• Open concept layout
• Outdoor living

Tags

• BEAUTIFUL BUILT-INS
• CEILING BEAMS
• OPEN CONCEPT LAYOUT
• OUTDOOR LIVING

Property features AI

Finance

• Other: Located in a senior community
• HOA & community: Homeowners association with $3 monthly fee; Community amenities include: pool, heated spa, clubhouse, fitness center, sauna, tennis courts, basketball court, shuffleboard, barbecue areas, dog park, jogging path, park, gated access, maintenance of grounds, beach access, water

Exterior

• Parking: Attached garage with 2 spaces; Garage door opener; Additional assigned parking; Guest parking; On-street parking
• Security: Gated community (association amenity); Community security (association amenity)
• Utilities: Public water; Public sewer; 100 amp electric service; Electricity and natural gas available and connected
• Home design: Single-family residence; One level; Property is attached
• Construction: Block, concrete and stucco construction; Slab foundation; Metal and shingle roof; Built with permanent block foundation elements
• Exterior features: Covered front porch; Patio; Screened porch; Sprinklers in front; Zero lot line; Paved private road access (private maintained road)

Interior

• Kitchen: Refrigerator; Microwave; Ice maker; Electric range and oven; Dishwasher; Garbage disposal; Kitchen island; Pantry; Eat-in kitchen
• Bedrooms: 3 total rooms (bedroom count not explicitly provided)
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Built-in features; Ceiling fans; Eat-in kitchen; Entrance foyer; Kitchen island; Pantry; Furnished
• Laundry & utility: In-unit laundry; Electric dryer hookup; Washer; Dryer; Tankless and gas water heaters

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-319 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $319k (15.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $288k (23.3% below list).
• Recommended offer: $288k (23.3% below list) — sets the bar for 1% rule.

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: 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.
• Zoned schools: Champion Elementary School (math 39% / reading 44%, grade F, #1,437 of 2,144 statewide, top 68%, 584 students, 70% FRL); Campbell Middle School (math 28% / reading 30%, grade F, #479 of 571 statewide, top 84%, 855 students, 80% FRL); Mainland High School (math 30% / reading 37%, grade F, #400 of 667 statewide, top 61%, 1,855 students, 64% FRL) — zoned schools average 71% FRL vs 51% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.5%/yr); 335 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 37% of the median local income ($93k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-2.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $7k 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 238 days — a 12% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $287,562 (23.3% 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 238 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
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: 0.77% ✗
• Cap rate: 5.27%
• Cash-on-cash: -3.64%
• DSCR: 0.84
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.99% appreciation · 5.46% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.45×
• Total profit: $-57,648
• Equity at exit: $73,018

10-year hold

• IRR: -3.4%
• Equity multiple: 0.71×
• Total profit: $-30,340
• Equity at exit: $62,579

Cash invested: $105,000 (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 32124

• Home prices YoY: -0.6%
• Rents YoY: 5.5%
• Active inventory: 335
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,876 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$465 /mo · $5,575/yr
• Insurance: −$156
• HOA: −$3
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $-319

Break-even live

Break-even rent $3,279

Max offer price $318,710

Occupancy floor —

Sensitivity live

Price	-10% $-106	-5% $-213	+0% $-319	+5% $-425	+10% $-531
Rent	-10% $-546	-5% $-432	+0% $-319	+5% $-205	+10% $-91
Rate	-1.0pp $-130	-0.5pp $-223	base $-319	+0.5pp $-416	+1.0pp $-515

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
243 Hang Loose Way Daytona Beach, FL	2.0	2.0	1308	$3,449	$2.64	25d	1	0.12mi
261 Hang Loose Way Daytona Beach, FL	2.0	2.0	1464	$2,850	$1.95	25d	1	0.16mi
1016 Sea Shell Ct Daytona Beach, FL	2.0	2.0	1563	$2,700	$1.73	25d	1	0.29mi
357 Hang Loose Way Daytona Beach, FL	2.0	2.0	1308	$2,500	$1.91	13d	1	0.30mi
109 Salt Shaker St Daytona Beach, FL	2.0	2.0	1563	$2,900	$1.86	16d	1	0.36mi
1131 Fins Up Ct Daytona Beach, FL	3.0	2.0	1848	$3,000	$1.62	25d	1	0.45mi
250 Latitude Dr Daytona Beach, FL	2.0	2.0	1488	$3,000	$2.02	25d	1	0.69mi
100 Integra TC Blvd Daytona Beach, FL	3.0	1.0–2.0	942	$2,184	$2.32	13d	28	0.78mi
402 Tiki Ter Daytona Beach, FL	2.0	2.0	1608	$2,800	$1.74	25d	1	0.85mi
375 Latitude Dr Daytona Beach, FL	2.0	2.0	1308	$3,000	$2.29	25d	1	0.89mi
819 Coral Reef Way Daytona Beach, FL	2.0	2.0	1778	$3,000	$1.69	23d	1	0.99mi
513 High Tide Ln Daytona Beach, FL	2.0	2.0	1200	$2,000	$1.67	25d	1	0.99mi
402 Parrot Ln Daytona Beach, FL	2.0	2.0	1308	$2,800	$2.14	25d	1	1.05mi
579 High Tide Ln Daytona Beach, FL	2.0	2.0	1464	$2,500	$1.71	25d	1	1.05mi
487 Margaritaville Ave Daytona Beach, FL	2.0	2.0	1464	$2,900	$1.98	25d	1	1.11mi
255 Ocean Hammock Loop Daytona Beach, FL	2.0	2.0	1464	$2,600	$1.78	25d	1	1.15mi
208 Ocean Hammock Loop Daytona Beach, FL	2.0	2.0	1466	$2,900	$1.98	25d	1	1.18mi
349 High Tide Ln Daytona Beach, FL	2.0	2.0	1771	$3,200	$1.81	25d	1	1.19mi
903 Coral Reef Way Daytona Beach, FL	3.0	2.0	1848	$3,250	$1.76	25d	1	1.20mi
1850 N Williamson Blvd Daytona Beach, FL	1.0–2.0	1.0–2.0	832	$1,925	$2.31	13d	18	1.24mi
100 Sands Parc Blvd Daytona Beach, FL	1.0–3.0	1.0–2.0	970	$1,736	$1.79	13d	11	1.29mi
1799 N Williamson Blvd Daytona Beach, FL	1.0–3.0	1.0–2.0	1071	$2,010	$1.88	13d	9	1.30mi
1310 Tomoka Town Center Dr Daytona Beach, FL	1.0–3.0	1.0–2.0	1003	$1,703	$1.70	13d	24	1.38mi

HOA detail

• Monthly dues: $3 · $36/yr

Listing history 7 events

1. 2026-06-22
   days on market $375,000 Active 238 DOM
2. 2026-06-18
   days on market $375,000 Active 235 DOM
3. 2026-06-17
   days on market $375,000 Active 234 DOM
4. 2026-06-16
   days on market $375,000 Active 233 DOM
5. 2026-06-15
   days on market $375,000 Active 232 DOM
6. 2026-06-14
   remarks 699-char remark
7. 2026-06-14
   listed $375,000 Active 230 DOM

ⓘ 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: $5,575 · $465/mo
• Projected year-2 tax: $5,575 · $465/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 7/10 Severe
• 🌡 Heat 9/10 Extreme 6 d/yr ≥106°F today · 18 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: $34,507
• − Mortgage interest: −$21,006
• − Property taxes: −$5,575
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,761
• − Management: −$2,761
• − HOA: −$36
• − Depreciation: −$10,909
• Taxable loss: −$10,415
• Est. tax savings @ 24.0%: +$2,500
• After-tax cash flow: $-1,324/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): 11,409
• Household income: $92,616
• Rent vs Own: 5.8% rent · 94.2% own
• Severe rent burden: 54.0

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: Predominantly White (71%)
• Race & ethnicity: White 71% Black 20% Hispanic / Latino 5% Asian 2% Two or more races 1%
• Common ancestry: Romanian 3% Italian 2% Portuguese 1%
• Foreign-born: 10% · Canada, Mexico, South Korea
• Languages at home: 91% English-only · Spanish 4% Other Asian/Pacific 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: ▼ -1.99%
• Current HPI: 311.7456
• Rent YoY: ▲ 5.46%
• 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

-3.6% since first listed

5 events — show timeline

• 2026-06-12 Relisted — Daytona MLS
• 2026-06-12 Price Changed $375,000 Daytona MLS
• 2026-04-18 Listing Removed — Daytona MLS
• 2026-03-12 Price Changed $370,000 Daytona MLS
• 2025-09-01 Listed $389,000 Daytona MLS

Property tax history

+1067.4%/yr

Latest (2025): $5,575 · +804.2% YoY. Source: county tax records.