3941 S Peninsula Dr · Daytona Beach Shores, FL 32127

$424,900

4 bd · 3.0 ba · 1,605 sqft · SingleFamily public records · 49 Days on market

Built 1949 6,534 sqft lot

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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 +12.5/30.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Prime marina-view property in sought-after Wilbur by the Sea! Located directly across from Boondocks Restaurant, tiki bar, and Adventure Yacht Harbor with access to deep-water slips and rentals. Just a short walk to a pristine, no-drive beach known for its natural beauty, sea turtles, and coastal wildlife--one of Volusia County's most desirable stretches. Enjoy a quiet, no-HOA community. Walk to the historic Wilbur Boathouse featuring a fishing dock, kayak launch, and community events. This unique mid-century home offers 3 bedrooms, 2 baths, plus a 675 sq ft walk-out basement/garage with additional full bath and potential bedroom. The primary suite features marina and sunset views. Relax on

Key facts

• Fishing dock
• Kayak launch
• Marina-view property

Tags

• MARINA-VIEW PROPERTY
• NO-DRIVE BEACH
• NO-HOA COMMUNITY
• HISTORIC WILBUR BOATHOUSE
• FISHING DOCK
• KAYAK LAUNCH

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $-127 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $402k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $316k (25.7% below list).
• Recommended offer: $316k (25.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#201 in FL, #3,146 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, health & safety A; Watch: schools C-, cost of living C-, amenities 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 (+1.8%/yr); 418 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• At $3,156/mo this rent would consume 53% of the median local household income ($72k/yr) (locally 812% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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 49 days — a 3% lower offer ($412k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $130k; list at $425k implies a 227% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $315,584 (25.7% 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 49 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.74% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.61%
• DSCR: 0.97
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.83% rent growth · sell at horizon

5-year hold

• IRR: -19.6%
• Equity multiple: 0.32×
• Total profit: $-80,778
• Equity at exit: $63,354

10-year hold

• IRR: -14.9%
• Equity multiple: 0.19×
• Total profit: $-96,093
• Equity at exit: $36,738

Cash invested: $118,972 (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 32127

• Rents YoY: 1.8%
• Active inventory: 418
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $3,156 medium
• Mortgage (P&I): −$2,228
• Tax from tax record: −$149 /mo · $1,784/yr
• Insurance: −$177
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$663
• Net cashflow: $-127

Break-even live

Break-even rent $3,317

Max offer price $402,414

Occupancy floor 99%

Sensitivity live

Price	-10% $113	-5% $-7	+0% $-127	+5% $-248	+10% $-368
Rent	-10% $-377	-5% $-252	+0% $-127	+5% $-3	+10% $122
Rate	-1.0pp $87	-0.5pp $-19	base $-127	+0.5pp $-237	+1.0pp $-349

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: $106,225
• Closing costs: $12,747
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3757 S Atlantic Ave #503 Daytona Beach Shores, FL	3.0	3.0	1826	$4,800	$2.63	24d	1	0.70mi
175 Conrad St Port Orange, FL	3.0	2.0	1260	$1,950	$1.55	24d	1	1.35mi

Listing history 21 events

1. 2026-06-18
   days on market $424,900 Active 49 DOM
2. 2026-06-17
   days on market $424,900 Active 48 DOM
3. 2026-06-16
   days on market $424,900 Active 47 DOM
4. 2026-06-15
   days on market $424,900 Active 46 DOM
5. 2026-06-14
   days on market $424,900 Active 44 DOM
6. 2026-06-10
   days on market $424,900 Active 41 DOM
7. 2026-06-09
   days on market $424,900 Active 40 DOM
8. 2026-06-08
   days on market $424,900 Active 39 DOM
9. 2026-06-07
   days on market $424,900 Active 38 DOM
10. 2026-06-05
    days on market $424,900 Active 35 DOM
11. 2026-06-03
    days on market $424,900 Active 34 DOM
12. 2026-06-03
    days on market $424,900 Active 33 DOM
13. 2026-06-01
    days on market $424,900 Active 32 DOM
14. 2026-05-31
    days on market $424,900 Active 31 DOM
15. 2026-05-31
    days on market $424,900 Active 30 DOM
16. 2026-04-22
    status Pending
17. 2026-03-25
    listed $429,000 Active
18. 2026-03-03
    soldstatus $130,000
19. 1991-04-01
    soldstatus $80,000
20. 1982-12-01
    soldstatus $127,500
21. 1969-04-01
    soldstatus $15,000

ⓘ 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: $1,784 · $149/mo
• Projected year-2 tax: $3,527 · $294/mo
• Expected delta: +$1,743/yr (+$145/mo · 97.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 95% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 20 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: $37,870
• − Mortgage interest: −$23,801
• − Property taxes: −$1,784
• − Insurance: −$2,922
• − Repairs & maintenance: −$3,030
• − Management: −$3,030
• − Depreciation: −$12,361
• Taxable loss: −$9,057
• Est. tax savings @ 24.0%: +$2,174
• After-tax cash flow: $646/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 Shores

• Score: 77/100
• State rank: #201
• US rank: #3146

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Volusia County · 556,871 people
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• Population (ZIP): 29,612
• Household income: $71,676
• Rent vs Own: 18.4% rent · 81.6% own
• Severe rent burden: 812.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 4% Black 2% Asian 1%
• Common ancestry: Romanian 5% Lithuanian 3% Iranian 2%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 3% 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: ▼ -348.71%
• Current HPI: 282.5248
• Rent YoY: ▲ 1.83%
• 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

+2760.0% since first listed

6 events — show timeline

• 2026-04-22 Pending — Daytona MLS
• 2026-03-25 Listed $429,000 Daytona MLS
• 2026-03-03 Sold (Public Records) $130,000 Public Records
• 1991-04-01 Sold (Public Records) $80,000 Public Records
• 1982-12-01 Sold (Public Records) $127,500 Public Records
• 1969-04-01 Sold (Public Records) $15,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $1,784 · +2.1% YoY. Source: county tax records.