551 Cambridge Cir · South Daytona, FL 32119

$147,800

3 bd · 1.5 ba · 1,119 sqft · SingleFamily public records · 9 Days on market

Built 1974 6,969 sqft lot

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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 +21.0/30.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• DSCR +6.7/10.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

You're going to have to see this adorable three bedroom block house to appreciate its charm. Lots of closet space, inside laundry, enclosed patio, shed, the list goes on. Stop in today before it's gone. * * * MULTIPLE OFFERS RECEIVED. FINAL, HIGHEST AND BEST OFFERS DUE IN NO LATER THAN 1PM 4/21.

Key facts

• 6,969 sq ft lot
• Parking
• Built 1974

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).

Location & tenants

• Location reads 80/100 on livability (#114 in FL, #1,755 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: schools D, employment D, commute F.
• 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 soft (-2.0%/yr); 280 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 37% of the median local income ($57k/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 $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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 13 sale attempts since 21y ago 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

• Watch-outs: property tax is 2.8% of price.
• 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 $147,800

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.20% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.06%
• DSCR: 1.27
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -10.8%
• Equity multiple: 0.62×
• Total profit: $-15,697
• Equity at exit: $22,037

10-year hold

• IRR: -7.2%
• Equity multiple: 0.61×
• Total profit: $-16,028
• Equity at exit: $12,779

Cash invested: $41,384 (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 32119

• Rents YoY: -2.0%
• Active inventory: 280
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,767 high
• Mortgage (P&I): −$775
• Tax from tax record: −$350 /mo · $4,201/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $209

Break-even live

Break-even rent $1,502

Max offer price $147,800

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: $36,950
• Closing costs: $4,434
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
480 Reed Canal Rd #57 South Daytona, FL	2.0	1.5	1024	$1,550	$1.51	23d	1	0.20mi
3230 S Ridgewood Ave South Daytona, FL	1.0–3.0	1.0–2.0	1046	$2,330	$2.23	11d	27	0.52mi
3131 S Ridgewood Ave #203 South Daytona, FL	2.0	2.0	1013	$1,795	$1.77	14d	1	0.53mi
301 Ridge Blvd #1020 South Daytona, FL	2.0	1.0	810	$1,375	$1.70	23d	1	0.76mi
2275 Granada Dr Unit 1 South Daytona, FL	2.0	2.0	1000	$1,600	$1.60	23d	1	0.85mi
2250 S Palmetto Ave South Daytona, FL	2.0	2.5	1386	$1,600	$1.15	23d	1	0.88mi
2050 S Ridgewood Ave South Daytona, FL	1.0–2.0	1.0–1.5	818	$1,450	$1.77	23d	1	1.09mi
2140 S Palmetto Ave South Daytona, FL	2.0	1.5	1100	$1,499	$1.36	23d	1	1.10mi
190 Moonstone Ct Port Orange, FL	2.0	2.0	1400	$1,650	$1.18	21d	1	1.24mi
104 Moonstone Ct Port Orange, FL	2.0	2.0	1400	$1,950	$1.39	21d	1	1.29mi
86 Springwood Sq Unit 86 Port Orange, FL	2.0	1.5	1249	$1,450	$1.16	21d	1	1.32mi
1206 Deer Springs Rd Port Orange, FL	2.0	2.0	1064	$1,625	$1.53	14d	1	1.33mi
3656 Jackson St Unit 1A Port Orange, FL	2.0	1.5	1164	$1,550	$1.33	23d	1	1.33mi
1 Oceans West Blvd Unit 6B1 Daytona Beach, FL	2.0	2.0	1265	$2,300	$1.82	23d	1	1.36mi
1 Oceans West Blvd Unit 4B5 Daytona Beach, FL	2.0	2.0	1327	$2,150	$1.62	23d	1	1.36mi
21 Springwood Sq Unit 23 Port Orange, FL	2.0	1.5	1249	$1,500	$1.20	23d	1	1.38mi
535 Olive St South Daytona, FL	2.0	1.0	1024	$1,725	$1.68	11d	1	1.39mi
2313 Incandescent Way Unit 1 South Daytona, FL	3.0	2.5	1500	$1,900	$1.27	14d	1	1.41mi
201 Kost Rd South Daytona, FL	2.0	1.0	850	$1,149	$1.35	11d	2	1.46mi
205 Kost Rd South Daytona, FL	2.0	1.0	850	$1,500	$1.76	23d	1	1.46mi
2208 Flourescent Way South Daytona, FL	3.0	2.5	1400	$2,300	$1.64	23d	1	1.47mi
1888 S Palmetto Ave South Daytona, FL	2.0	1.0	850	$1,199	$1.41	23d	1	1.48mi
122 Esmeralda Ave Daytona Beach, FL	3.0	1.0	1180	$2,600	$2.20	23d	1	1.49mi
2 Talo Cir Unit 1531033P Port Orange, FL	3.0	1.5	979	$3,060	$3.13	14d	1	1.49mi

Listing history 44 events

1. 2026-04-27
   status Pending
2. 2026-04-18
   listed $147,800 Active
3. 2025-06-27
   historical
4. 2025-01-03
   price $245,000
5. 2025-01-03
   price $249,000
6. 2024-11-19
   listed $250,000 Active
7. 2024-09-23
   historical
8. 2024-09-23
   historical
9. 2024-09-13
   price $255,000
10. 2024-09-13
    price $255,000
11. 2024-08-23
    listed $265,000 Active
12. 2024-08-23
    listed $265,000 Active
13. 2023-12-08
    historical $1,750
14. 2023-11-18
    listed $1,750
15. 2022-10-18
    historical
16. 2022-10-16
    historical
17. 2022-09-23
    price $283,000
18. 2022-09-22
    price $283,000
19. 2022-09-20
    price $288,500
20. 2022-09-13
    price $288,500
21. 2022-08-31
    listed $293,000 Active
22. 2022-08-30
    listed $293,000 Active
23. 2021-12-16
    soldstatus $248,000
24. 2021-12-15
    soldstatus $248,000 Closed
25. 2021-11-19
    historical Active Contingent
26. 2021-11-16
    price $249,900
27. 2021-10-23
    status Active
28. 2021-10-23
    historical Active Contingent
29. 2021-10-16
    price $253,900
30. 2021-10-08
    price $258,900
31. 2021-09-30
    listed $259,900 Active
32. 2020-02-21
    soldstatus $141,000
33. 2020-02-20
    soldstatus $141,000 Closed
34. 2020-01-13
    historical Active Contingent
35. 2019-12-18
    status Active
36. 2019-12-12
    historical Active Contingent
37. 2019-12-10
    listed $147,500 Active
38. 2019-05-06
    historical
39. 2019-03-01
    listed $136,900 Active
40. 2006-01-18
    historical
41. 2005-09-29
    listed $179,900
42. 2004-04-14
    soldstatus $83,000
43. 1999-06-05
    soldstatus $53,500
44. 1989-06-01
    soldstatus $45,100

ⓘ 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: $4,201 · $350/mo
• Projected year-2 tax: $4,201 · $350/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 6/10 Major FEMA zone X (unshaded) · 55% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,199
• − Mortgage interest: −$8,279
• − Property taxes: −$4,201
• − Insurance: −$739
• − Repairs & maintenance: −$1,696
• − Management: −$1,696
• − Depreciation: −$4,300
• Taxable income: $288
• Est. tax owed @ 24.0%: −$69
• After-tax cash flow: $2,437/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 — South Daytona

• Score: 80/100
• State rank: #114
• US rank: #1755

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Daytona, FL
• County: Volusia County · 556,871 people
• City population: 22,348
• 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: 1158.0

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 (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

+227.7% since first listed

44 events — show timeline

• 2026-04-27 Pending — Daytona MLS
• 2026-04-18 Listed $147,800 Daytona MLS
• 2025-06-27 Listing Removed — Daytona MLS
• 2025-01-03 Price Changed $245,000 Daytona MLS
• 2025-01-03 Price Changed $249,000 Daytona MLS
• 2024-11-19 Listed $250,000 Daytona MLS
• 2024-09-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-09-23 Listing Removed — Daytona MLS
• 2024-09-13 Price Changed $255,000 Daytona MLS
• 2024-09-13 Price Changed $255,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-23 Listed $265,000 Daytona MLS
• 2024-08-23 Listed $265,000 Stellar MLS as Distributed by MLS Grid
• 2023-12-08 Rental Removed $1,750 DMLS
• 2023-11-18 Listed for Rent $1,750 DMLS
• 2022-10-18 Listing Removed — Daytona MLS
• 2022-10-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-09-23 Price Changed $283,000 Daytona MLS
• 2022-09-22 Price Changed $283,000 Stellar MLS as Distributed by MLS Grid
• 2022-09-20 Price Changed $288,500 Stellar MLS as Distributed by MLS Grid
• 2022-09-13 Price Changed $288,500 Daytona MLS
• 2022-08-31 Listed $293,000 Daytona MLS
• 2022-08-30 Listed $293,000 Stellar MLS as Distributed by MLS Grid
• 2021-12-16 Sold (Public Records) $248,000 Public Records
• 2021-12-15 Sold (MLS) $248,000 Daytona MLS
• 2021-11-19 Contingent — Daytona MLS
• 2021-11-16 Price Changed $249,900 Daytona MLS
• 2021-10-23 Relisted — Daytona MLS
• 2021-10-23 Contingent — Daytona MLS
• 2021-10-16 Price Changed $253,900 Daytona MLS
• 2021-10-08 Price Changed $258,900 Daytona MLS
• 2021-09-30 Listed $259,900 Daytona MLS
• 2020-02-21 Sold (Public Records) $141,000 Public Records
• 2020-02-20 Sold (MLS) $141,000 Daytona MLS
• 2020-01-13 Contingent — Daytona MLS
• 2019-12-18 Relisted — Daytona MLS
• 2019-12-12 Contingent — Daytona MLS
• 2019-12-10 Listed $147,500 Daytona MLS
• 2019-05-06 Listing Removed — Daytona MLS
• 2019-03-01 Listed $136,900 Daytona MLS
• 2006-01-18 Listing Removed — Daytona MLS
• 2005-09-29 Listed $179,900 Daytona MLS
• 2004-04-14 Sold (Public Records) $83,000 Public Records
• 1999-06-05 Sold (Public Records) $53,500 Public Records
• 1989-06-01 Sold (Public Records) $45,100 Public Records

Property tax history

+10.2%/yr

Latest (2025): $4,201 · -1.5% YoY. Source: county tax records.