10 Coachlight Ct · Daytona Beach, FL 32119

$131,900

3 bd · 2.0 ba · 1,393 sqft · Manufactured · 120 Days on market

Manufactured home 55+ age-restricted Built 2026 Good condition $95/sqft · 11% below area Est $148k · 11% under

---

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 +17.7/30.0
• ARV discount +12.3/15.0
• DSCR +5.8/10.0
• 1% rule +5.2/10.0
• Schools +4.3/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Appreciation +2.5/10.0
• Rent growth +2.0/5.0
• Manufactured-home adj. -4.6

Listing remarks

55+ age qualified community. Active senior community, 40+. Call office for details! Discover the Ashville model - a remarkable energy-certified home that boasts a smart thermostat and an upgraded LED lighting package. With a split floor plan, this stunning residence features two cozy bedrooms at the front of the house, while the luxurious master suite is privately tucked away at the rear. The well-appointed kitchen showcases a generously-sized center island, complete with cabinetry and seating, as well as a stainless steel farmhouse sink with a convenient pulldown gooseneck faucet that marries functionality with beauty.

Key facts

• Split floor plan
• Smart thermostat
• Center island

Tags

• ENERGY-CERTIFIED HOME
• SMART THERMOSTAT
• UPGRADED LED LIGHTING
• SPLIT FLOOR PLAN
• CENTER ISLAND
• STAINLESS STEEL FARMHOUSE SINK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $132k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $132k).
• Recommended offer: $120k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.7% in Daytona Beach — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: South Daytona Elementary School (math 43% / reading 44%, grade F, #1,345 of 2,144 statewide, top 64%, 779 students, 77% FRL); Campbell Middle School (math 28% / reading 30%, grade F, #479 of 571 statewide, top 84%, 855 students, 80% FRL); Atlantic High School (math 24% / reading 46%, grade F, #379 of 667 statewide, top 58%, 1,266 students, 52% FRL) — zoned schools average 70% FRL vs 51% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.0%/yr); 459 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $912 of loan paydown is wiped out by about $4k 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 120 days — a 9% lower offer ($120k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 4→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,029 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.04% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.63%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (median comp): $147,500
• List price: $131,900
• Delta: -10.58%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1991 Cedar St	0.44mi	3/2.0	1,480 (+6%)	1mo	$290,000	$196	68
1034 Old Big Tree Rd	0.29mi	3/2.0	1,560 (+12%)	1mo	$545,000	$349	66
760 Owasso St	1.48mi	3/2.0	1,352 (-3%)	1mo	$340,000	$251	59
137 Potomac Ln	0.94mi	3/2.0	1,466 (+5%)	0mo	$290,000	$198	56
3526 Forest Branch Dr Unit A	1.02mi	3/2.0	1,257 (-10%)	0mo	$215,000	$171	48
2008 Hickorywood Dr	0.63mi	3/2.0	1,601 (+15%)	0mo	$115,000	$72	45
2015 Brian Ave	1.18mi	3/2.0	1,568 (+13%)	1mo	$295,000	$188	43
1432 Sunland Rd	1.13mi	3/2.0	1,211 (-13%)	1mo	$249,900	$206	42
140 Golden Eye Dr Unit A	1.41mi	2/2.0 (-1)	1,237 (-11%)	0mo	$172,000	$139	41
184 W Sandalwood Ct	0.92mi	2/2.5 (-1)	1,250 (-10%)	0mo	$158,500	$127	41
1409 Edgewater Rd	0.93mi	3/2.0	1,646 (+18%)	0mo	$300,000	$182	40
121 Village Ln	0.71mi	2/2.0 (-1)	1,092 (-22%)	1mo	$232,500	$213	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.61×
• Total profit: $-14,341
• Equity at exit: $19,667

10-year hold

• IRR: -6.7%
• Equity multiple: 0.63×
• Total profit: $-13,744
• Equity at exit: $11,404

Cash invested: $36,932 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 35 active · 3 under contract
• Months of supply: 210.0 mo (0%/mo absorbed)
• Median asking: $74,500 ($63/sqft)
• Median days on market: 1 d
• This list price: 71% of active listings are priced below it
• ARV vs active asking: +67.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32119

• Rents YoY: -2.0%
• Active inventory: 459
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,373 high
• Mortgage (P&I): −$692
• Tax est. 1.5%: −$165 /mo · $1,978/yr
• Insurance: −$55
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $173

Break-even live

Break-even rent $1,154

Max offer price $131,900

Occupancy floor 82%

Sensitivity live

Price	-10% $264	-5% $219	+0% $173	+5% $128	+10% $82
Rent	-10% $65	-5% $119	+0% $173	+5% $228	+10% $282
Rate	-1.0pp $240	-0.5pp $207	base $173	+0.5pp $139	+1.0pp $104

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: $32,975
• Closing costs: $3,957
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Glen Cove Ct Daytona Beach, FL	2.0	2.0	1440	$1,299	$0.90	88d	1	0.28mi
1646 W Paradise Ln Daytona Beach, FL	3.0	2.5	1659	$2,000	$1.21	63d	1	0.31mi
1 Kimberly Ct Daytona Beach, FL	3.0	2.0	1355	$1,799	$1.33	6d	1	0.33mi
10 Harbor Cove Ct Daytona Beach, FL	3.0	2.0	1456	$1,499	$1.03	119d	1	0.36mi
17 Kimberly Ct Daytona Beach, FL	2.0	2.0	896	$1,299	$1.45	119d	1	0.37mi
1373 Woodbine St Daytona Beach, FL	2.0	1.0	1048	$1,700	$1.62	78d	1	0.54mi
1756 S Clyde Morris Blvd Daytona Beach, FL	1.0–2.0	1.0–2.0	850	$1,650	$1.94	1d	7	0.55mi
155 Westwood Dr Daytona Beach, FL	3.0	2.0	1691	$2,210	$1.31	78d	1	0.64mi
1400 S Nova Rd Daytona Beach, FL	1.0–2.0	1.0	896	$1,467	$1.64	0d	6	0.65mi
910 Big Tree Rd Unit 803 South Daytona, FL	3.0	2.0	1442	$1,750	$1.21	78d	1	0.66mi
910 Big Tree Rd Unit 302 South Daytona, FL	3.0	2.0	1442	$1,600	$1.11	6d	1	0.66mi
2008 Edison Pointe Blvd South Daytona, FL	3.0	2.5	1452	$1,950	$1.34	78d	1	0.67mi
2006 Edison Pointe Blvd South Daytona, FL	3.0	2.5	1441	$2,200	$1.53	6d	1	0.67mi
1229 La Flosita Dr Port Orange, FL	2.0	2.0	1170	$1,600	$1.37	6d	1	0.68mi
121 Westwood Dr Daytona Beach, FL	3.0	2.0	1548	$2,300	$1.49	6d	1	0.68mi
33 Cherrywood Ct South Daytona, FL	3.0	2.0	1404	$1,800	$1.28	88d	1	0.69mi
2208 Flourescent Way South Daytona, FL	3.0	2.5	1400	$2,300	$1.64	119d	1	0.72mi
1400 Hancock Blvd Daytona Beach, FL	1.0–2.0	1.0–2.0	800	$1,483	$1.85	0d	10	0.73mi
906 Boulder Dr South Daytona, FL	2.0	1.0	939	$1,650	$1.76	63d	1	0.75mi
2118 Oak Meadow Cir South Daytona, FL	2.0	2.0	1361	$1,800	$1.32	78d	1	0.75mi
910 Big Tree Rd Unit 4-2 South Daytona, FL	2.0	2.0	1270	$1,395	$1.10	5d	1	0.76mi
910 Big Tree Rd Unit 4-2 South Daytona, FL	2.0	2.0	1270	$1,500	$1.18	63d	1	0.76mi
2313 Incandescent Way Unit 1 South Daytona, FL	3.0	2.5	1500	$1,900	$1.27	110d	1	0.77mi
900 Boulder Dr South Daytona, FL	2.0	1.0	939	$1,750	$1.86	88d	1	0.77mi
2085 Oak Meadow Cir South Daytona, FL	3.0	2.0	1512	$1,685	$1.11	63d	1	0.81mi
2085 Oak Meadow Cir South Daytona, FL	3.0	2.0	1632	$1,900	$1.16	110d	1	0.81mi
1420 New Bellevue Ave Daytona Beach, FL	2.0	2.0	900	$1,467	$1.63	0d	3	0.82mi
1505 Edgewater Rd Daytona Beach, FL	3.0	2.0	1209	$1,800	$1.49	119d	1	0.84mi
100 Lakewood Village Cir Daytona Beach, FL	2.0	1.5	1212	$1,800	$1.49	110d	1	0.86mi
1133 Bradenton Rd Daytona Beach, FL	2.0	1.0	900	$1,850	$2.06	6d	1	0.87mi
1133 Bradenton Rd Daytona Beach, FL	2.0	1.0	900	$1,850	$2.06	0d	1	0.87mi
110 Dolphin Fleet Cir Daytona Beach, FL	1.0–3.0	1.0–2.5	1064	$2,174	$2.04	0d	34	0.91mi
1952 Menger Cir South Daytona, FL	3.0	2.0	1600	$2,300	$1.44	63d	1	0.92mi
793 Aspen Dr South Daytona, FL	2.0	2.0	1300	$1,940	$1.49	119d	1	0.97mi
1200 Floral Springs Blvd Port Orange, FL	1.0–3.0	1.0–2.0	1047	$2,175	$2.08	0d	67	0.98mi
175 Yorktowne Dr Daytona Beach, FL	2.0	2.0	588	$1,525	$2.59	6d	2	1.00mi
1337 Mardrake Rd Daytona Beach, FL	2.0	2.0	1292	$1,656	$1.28	6d	1	1.03mi
716 Boston Ave South Daytona, FL	2.0	2.0	1373	$2,100	$1.53	110d	1	1.03mi
216 Sheila Ave Unit 216 Daytona Beach, FL	2.0	2.0	1061	$1,600	$1.51	88d	1	1.05mi
1436 Suwanee Rd Daytona Beach, FL	4.0	2.0	1823	$2,500	$1.37	119d	1	1.06mi

Listing history 42 events

1. 2026-07-24
   days on market $131,900 Active 120 DOM
2. 2026-07-23
   days on market $131,900 Active 119 DOM
3. 2026-07-22
   days on market $131,900 Active 118 DOM
4. 2026-07-21
   days on market $131,900 Active 117 DOM
5. 2026-07-16
   days on market $131,900 Active 112 DOM
6. 2026-07-16
   days on market $131,900 Active 111 DOM
7. 2026-07-14
   days on market $131,900 Active 110 DOM
8. 2026-07-14
   days on market $131,900 Active 109 DOM
9. 2026-07-12
   days on market $131,900 Active 108 DOM
10. 2026-07-11
    days on market $131,900 Active 107 DOM
11. 2026-07-10
    days on market $131,900 Active 106 DOM
12. 2026-07-09
    days on market $131,900 Active 105 DOM
13. 2026-07-07
    days on market $131,900 Active 103 DOM
14. 2026-07-06
    days on market $131,900 Active 102 DOM
15. 2026-07-05
    days on market $131,900 Active 101 DOM
16. 2026-07-03
    days on market $131,900 Active 99 DOM
17. 2026-07-01
    days on market $131,900 Active 97 DOM
18. 2026-06-30
    days on market $131,900 Active 96 DOM
19. 2026-06-29
    days on market $131,900 Active 95 DOM
20. 2026-06-28
    days on market $131,900 Active 94 DOM
21. 2026-06-28
    days on market $131,900 Active 93 DOM
22. 2026-06-27
    days on market $131,900 Active 92 DOM
23. 2026-06-25
    days on market $131,900 Active 90 DOM
24. 2026-06-23
    days on market $131,900 Active 88 DOM
25. 2026-06-22
    days on market $131,900 Active 87 DOM
26. 2026-06-18
    days on market $131,900 Active 84 DOM
27. 2026-06-17
    days on market $131,900 Active 83 DOM
28. 2026-06-16
    days on market $131,900 Active 82 DOM
29. 2026-06-15
    days on market $131,900 Active 81 DOM
30. 2026-06-14
    days on market $131,900 Active 79 DOM
31. 2026-06-10
    pricedays on market $131,900 Active 76 DOM
32. 2026-06-09
    days on market $133,900 Active 75 DOM
33. 2026-06-08
    days on market $133,900 Active 74 DOM
34. 2026-06-07
    days on market $133,900 Active 73 DOM
35. 2026-06-05
    days on market $133,900 Active 70 DOM
36. 2026-06-03
    days on market $133,900 Active 69 DOM
37. 2026-06-03
    days on market $133,900 Active 68 DOM
38. 2026-06-01
    days on market $133,900 Active 67 DOM
39. 2026-05-31
    days on market $133,900 Active 66 DOM
40. 2026-05-31
    days on market $133,900 Active 65 DOM
41. 2026-04-23
    price $1,599
42. 2026-03-22
    listed $1,499

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 56% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 4 d/yr ≥105°F today · 11 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,478
• − Mortgage interest: −$7,388
• − Property taxes: −$1,978
• − Insurance: −$660
• − Repairs & maintenance: −$1,318
• − Management: −$1,318
• − Depreciation: −$3,837
• Taxable loss: −$22
• Est. tax savings @ 24.0%: +$5
• After-tax cash flow: $2,085/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $6,965–$20,895 screening

This Ashville model manufactured home is in good condition with a split floor plan, modern kitchen, and good curb appeal. It is move-in ready and has the potential for further value increases with minor updates.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping the front yard — Improves curb appeal and can increase both resale and rental value. ↑
• Resale Upgrading the flooring in the bathrooms — Modernizes the bathrooms and can increase resale value. ↑
• Resale Upgrading the kitchen appliances — Modernizes the kitchen and can increase resale value. ↑
• Both Upgrading the lighting fixtures — Modernizes the home and can increase both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 43/100

Zoned Schools

Elementary South Daytona Elementary School F FL #1,345/2,144 Nat'l #17,359/41,679 Middle Silver Sands Middle School C FL #237/571 Nat'l #3,276/14,009 High Atlantic High School F FL #379/667 Nat'l #9,567/17,239

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

A Composite livability gradescore 83/100

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 · 572,749 people
• City population: 67,539
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• Population (ZIP): 22,348
• Household income: $56,862
• Rent vs Own: 36.6% rent · 63.4% own
• Severe rent burden: 11% of renters

---

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 (75%)
• Race & ethnicity: White 75% Black 10% Hispanic / Latino 9% Two or more races 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 2%
• Foreign-born: 9% · Canada, South Korea, Jamaica
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 2% German/W. Germanic 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: ▼ -247.99%
• Current HPI: 309.304
• Rent YoY: ▼ -2.01%
• 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

+6.7% since first listed

2 events — show timeline

• 2026-04-23 Price Changed $1,599 ZUMPER1
• 2026-03-22 Listed for Rent $1,499 ZUMPER1