500 S Beach St #0020 · Daytona Beach, FL 32114

$59,999

2 bd · 1.0 ba · 750 sqft · Condo public records · 2 Days on market

Built 1950 $675/mo HOA · 52% of rent

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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).

• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.1/30.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Own in Daytona Beach. This ground-floor 2-bedroom, 1-bath condo sits on South Beach Street, just steps from the marina, Riverfront Park, the downtown district, local restaurants, shops, and the waterfront. Inside, the 750 sq ft layout is simple, practical, and easy to maintain, with no carpet and a comfortable flow between the living area, kitchen, bedrooms, and bath. The ground-floor position makes coming and going easy, whether you are heading out for a walk along the river, shopping or biking over to the beach. This is a strong option for a property in the heart of Daytona Beach. With the public marina nearby and downtown continuing to grow, the location gives you walkability, convenienc

Key facts

• Near riverfront park
• Convenience
• Near marina

Tags

• GROUND-FLOOR CONDO
• NEAR MARINA
• NEAR RIVERFRONT PARK
• WALKABILITY
• CONVENIENCE

Property features AI

Finance

• Other: Annual tax amount listed
• HOA & community: Community association (Colony House Condo N); Monthly association fee of $675; Not a senior community

Exterior

• Parking: Other parking
• Utilities: Cable connected; Electricity available; Water available; Sewer available
• Home design: Condominium; Single-story; Faces south; Attached property
• Exterior features: Lot approximately 1.59 acres; No private pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Wall/window air conditioning units
• Interior features: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $60k.

Deal economics

• At list price, monthly cash flow is $-180 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $28k (52.9% below list).
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $28k (52.9% below list) — sets the bar for cash-flow.

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: Turie T. Small Elementary School (math 35% / reading 29%, grade F, #1,797 of 2,144 statewide, top 86%, 383 students, 91% 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 78% FRL vs 51% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 46% district-wide (-15 pts) — the specific schools serving this property underperform the Volusia average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.6%/yr); 310 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 37% of the median local income ($42k/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 $415 of loan paydown is wiped out by about $2k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $32k; list at $60k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 52% of rent; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $28,254 (52.9% 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. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.15% ✓
• Cap rate: 4.03%
• Cash-on-cash: -8.09%
• DSCR: 0.64
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.57% rent growth · sell at horizon

5-year hold

• IRR: -36.1%
• Equity multiple: -0.19×
• Total profit: $-19,924
• Equity at exit: $8,946

10-year hold

• IRR: -32.0%
• Equity multiple: -0.61×
• Total profit: $-26,967
• Equity at exit: $5,188

Cash invested: $16,800 (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 32114

• Home prices YoY: -21.8%
• Rents YoY: 3.6%
• Active inventory: 310
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,289 high
• Mortgage (P&I): −$315
• Tax from tax record: −$117 /mo · $1,400/yr
• Insurance: −$25
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$675
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $-180

Break-even live

Break-even rent $1,516

Max offer price $28,254

Occupancy floor —

Sensitivity live

Price	-10% $-146	-5% $-163	+0% $-180	+5% $-197	+10% $-214
Rent	-10% $-282	-5% $-231	+0% $-180	+5% $-129	+10% $-78
Rate	-1.0pp $-149	-0.5pp $-164	base $-180	+0.5pp $-195	+1.0pp $-211

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 S Beach St Unit K1 Daytona Beach, FL	2.0	1.0	750	$1,050	$1.40	15d	1	0.01mi
500 S Beach St Unit K2 Daytona Beach, FL	2.0	1.0	750	$1,050	$1.40	22d	1	0.01mi
118 Cedar St Daytona Beach, FL	2.0	1.0	537	$1,870	$3.48	12d	28	0.11mi
213 Live Oak Ave Unit A Daytona Beach, FL	2.0	1.0	900	$1,255	$1.39	24d	1	0.20mi
213 Live Oak Ave Unit B Daytona Beach, FL	2.0	1.0	900	$1,285	$1.43	24d	1	0.20mi
633 S Palmetto Ave Daytona Beach, FL	1.0–2.0	1.0–2.0	661	$1,300	$1.97	24d	2	0.24mi
342 S Segrave St Daytona Beach, FL	2.0	1.0	900	$1,125	$1.25	24d	1	0.34mi
721 S Beach St Unit 115A Daytona Beach, FL	2.0	2.0	1025	$1,850	$1.80	15d	1	0.37mi
528 Park Dr Daytona Beach, FL	2.0	1.0	600	$1,600	$2.67	24d	1	0.39mi
719 S Beach St Unit 314B Daytona Beach, FL	1.0	1.0	715	$1,200	$1.68	24d	1	0.39mi
719 S Beach St Unit 304 Daytona Beach, FL	1.0	1.0	715	$1,250	$1.75	24d	1	0.39mi
538 Park Dr Daytona Beach, FL	2.0	1.0	600	$1,400	$2.33	24d	1	0.42mi
417 Maple St Daytona Beach, FL	2.0	1.0	768	$850	$1.11	24d	1	0.46mi
350 Maple St Daytona Beach, FL	1.0	1.0	600	$900	$1.50	24d	1	0.48mi
422 Henry Butts Dr Daytona Beach, FL	1.0	1.0	851	$875	$1.03	24d	1	0.64mi
1224 S Peninsula Dr #322 Daytona Beach, FL	2.0	2.0	1038	$1,600	$1.54	15d	1	0.73mi
100 Silver Beach Ave #816 Daytona Beach, FL	2.0	2.0	1095	$1,950	$1.78	24d	1	0.76mi
944 S Peninsula Dr Daytona Beach, FL	1.0	1.5	1105	$1,495	$1.35	24d	1	0.82mi
933 S Peninsula Dr Daytona Beach, FL	2.0	1.0	1011	$1,950	$1.93	24d	1	0.87mi
900 S Peninsula Dr #105 Daytona Beach, FL	2.0	1.0	841	$1,100	$1.31	24d	1	0.88mi
900 S Peninsula Dr #208 Daytona Beach, FL	2.0	1.0	841	$1,050	$1.25	24d	1	0.88mi
900 S Peninsula Dr Daytona Beach, FL	2.0	2.0	970	$1,600	$1.65	24d	1	0.88mi
900 S Peninsula Dr #113 Daytona Beach, FL	2.0	2.0	970	$1,350	$1.39	15d	1	0.88mi
407 Poinsettia Rd Daytona Beach, FL	2.0	1.0	706	$1,000	$1.42	24d	1	0.88mi
311 Country Club Oval Unit 311-208 Daytona Beach, FL	1.0	1.0	578	$1,095	$1.89	24d	1	0.98mi
311 Country Club Oval Unit 311-203 Daytona Beach, FL	1.0	1.0	578	$1,250	$2.16	24d	1	0.98mi
311 Country Club Oval Unit 311-112 Daytona Beach, FL	2.0	1.0	940	$1,375	$1.46	15d	1	0.98mi
751 Bellevue Ave Unit 1 Daytona Beach, FL	2.0	1.0	816	$1,390	$1.70	24d	1	0.98mi
1229 S Beach St Daytona Beach, FL	1.0–3.0	1.0–2.0	906	$1,565	$1.73	20d	1	0.99mi
515 Silver Beach Ave Unit 3 Daytona Beach, FL	1.0	1.0	650	$950	$1.46	24d	1	1.00mi
313 Country Club Oval Unit 313-4 Daytona Beach, FL	1.0	1.0	650	$1,250	$1.92	24d	1	1.00mi
908 Lora St Unit A Daytona Beach, FL	2.0	1.0	775	$1,300	$1.68	24d	1	1.07mi
940 Lockhart St Daytona Beach, FL	3.0	2.0	1071	$1,850	$1.73	20d	1	1.08mi
2007 Schulte Ave Unit 1 Daytona Beach, FL	2.0	1.0	975	$1,300	$1.33	24d	1	1.11mi
935 S Atlantic Ave Unit 102-1 Daytona Beach, FL	1.0	2.0	634	$1,600	$2.52	15d	1	1.11mi
400 S Peninsula Dr Unit 2 Daytona Beach, FL	2.0	1.0	754	$1,300	$1.72	15d	1	1.13mi
860 Magnolia Ave Unit 3 Daytona Beach, FL	2.0	1.0	800	$1,300	$1.62	20d	1	1.13mi
538 Revilo Blvd Daytona Beach, FL	2.0	2.0	900	$2,150	$2.39	24d	1	1.14mi
315 Wilder Blvd Daytona Beach, FL	2.0	1.0	850	$1,075	$1.26	24d	1	1.15mi
416 Goodall Ave Daytona Beach, FL	2.0	1.0	900	$1,600	$1.78	24d	1	1.15mi

HOA detail condo

• Monthly dues: $675 · $8,100/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-06-18
   days on market $59,999 Active 2 DOM
2. 2026-06-16
   remarks 699-char remark
3. 2026-06-16
   listed $59,999 Active 1 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: $1,400 · $117/mo
• Projected year-2 tax: $1,400 · $117/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 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥103°F today · 19 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: $15,464
• − Mortgage interest: −$3,361
• − Property taxes: −$1,400
• − Insurance: −$1,097
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − HOA: −$8,100
• − Depreciation: −$1,745
• Taxable loss: −$2,714
• Est. tax savings @ 24.0%: +$651
• After-tax cash flow: $-1,505/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): 37,747
• Household income: $41,736
• Rent vs Own: 68.5% rent · 31.5% own
• Severe rent burden: 2772.0

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 0.65)
• Race & ethnicity: Black 45% White 36% Hispanic / Latino 11% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4%
• Common ancestry: Romanian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 7% Arabic 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: ▼ -75.93%
• Current HPI: 272.5149
• Rent YoY: ▲ 3.57%
• 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

+87.5% since first listed

2 events — show timeline

• 2026-06-16 Listed $59,999 realMLS
• 1999-03-20 Sold (Public Records) $32,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,400 · +0.6% YoY. Source: county tax records.