1350 S Palmetto Ave #104 · Daytona Beach, FL 32114

$84,900

1 bd · 1.0 ba · 643 sqft · Condo public records · 239 Days on market

Built 1980 $387/mo HOA · 33% 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).

• Cash flow +11.0/30.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +3.4/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment property. NIce, cozy and clean 1 bedroom 1 bath condo. Water incluided with condo maintenance fees.

Key facts

• $387 HOA
• Built 1980
• Listed 239 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $67k (21.2% below list).
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $67k (21.2% 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: schools D+, 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.
• Market conditions: Rents rising (+3.6%/yr); 310 active listings in the ZIP; 24 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 34% 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 $587 of loan paydown is wiped out by about $3k 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 239 days — a 12% lower offer ($75k) 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.
• Current owner paid $38k; list at $85k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 33% of rent.
• Climate carrying-cost: severe 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 $66,908 (21.2% 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 239 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.39% ✓
• Cap rate: 5.79%
• Cash-on-cash: -1.79%
• DSCR: 0.92
• GRM: 6.0

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: -23.4%
• Equity multiple: 0.19×
• Total profit: $-19,271
• Equity at exit: $12,659

10-year hold

• IRR: -14.6%
• Equity multiple: 0.11×
• Total profit: $-21,121
• Equity at exit: $7,341

Cash invested: $23,772 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,180 high
• Mortgage (P&I): −$445
• Tax from tax record: −$100 /mo · $1,197/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$387
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $-102

Break-even live

Break-even rent $1,309

Max offer price $66,908

Occupancy floor —

Sensitivity live

Price	-10% $-54	-5% $-78	+0% $-102	+5% $-126	+10% $-150
Rent	-10% $-195	-5% $-148	+0% $-102	+5% $-55	+10% $-9
Rate	-1.0pp $-59	-0.5pp $-80	base $-102	+0.5pp $-124	+1.0pp $-146

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1401 S Palmetto Ave Daytona Beach, FL	1.0–2.0	1.0–2.0	890	$1,275	$1.43	24d	3	0.06mi
1504 Virginia Ave Daytona Beach, FL	1.0–2.0	1.0–2.0	842	$1,095	$1.30	24d	3	0.16mi
313 Country Club Oval Unit 313-4 Daytona Beach, FL	1.0	1.0	650	$1,250	$1.92	24d	1	0.29mi
311 Country Club Oval Unit 311-203 Daytona Beach, FL	1.0	1.0	578	$1,250	$2.16	24d	1	0.32mi
311 Country Club Oval Unit 311-208 Daytona Beach, FL	1.0	1.0	578	$1,095	$1.89	24d	1	0.32mi
1620 S Palmetto Ave South Daytona, FL	1.0	1.0	750	$1,195	$1.59	24d	1	0.33mi
1229 S Beach St Daytona Beach, FL	1.0–3.0	1.0–2.0	906	$1,005	$1.11	20d	1	0.35mi
1140 S Ridgewood Ave Unit 1140-219 Daytona Beach, FL	1.0	1.0	450	$995	$2.21	24d	1	0.36mi
1910 S Palmetto Ave South Daytona, FL	1.0	1.0	750	$1,195	$1.59	24d	1	0.82mi
719 S Beach St Unit 304 Daytona Beach, FL	1.0	1.0	715	$1,250	$1.75	24d	1	0.91mi
719 S Beach St Unit 314B Daytona Beach, FL	1.0	1.0	715	$1,200	$1.68	24d	1	0.91mi
2002 S Palmetto Ave Unit B South Daytona, FL	1.0	1.0	625	$975	$1.56	15d	1	0.97mi
633 S Palmetto Ave Daytona Beach, FL	1.0–2.0	1.0–2.0	661	$1,245	$1.88	24d	2	1.02mi
141 Boynton Blvd Daytona Beach, FL	2.0	1.0–1.5	657	$1,250	$1.90	12d	8	1.10mi
2050 S Ridgewood Ave South Daytona, FL	1.0–2.0	1.0–1.5	818	$1,070	$1.31	24d	1	1.13mi
118 Cedar St Daytona Beach, FL	2.0	1.0	537	$1,351	$2.52	12d	28	1.14mi
500 S Beach St Unit K1 Daytona Beach, FL	2.0	1.0	750	$1,050	$1.40	15d	1	1.25mi
500 S Beach St Unit K2 Daytona Beach, FL	2.0	1.0	750	$1,050	$1.40	22d	1	1.25mi
528 Park Dr Daytona Beach, FL	2.0	1.0	600	$1,600	$2.67	24d	1	1.26mi
538 Park Dr Daytona Beach, FL	2.0	1.0	600	$1,400	$2.33	24d	1	1.26mi
886 S Nova Rd Daytona Beach, FL	1.0–2.0	1.0	685	$977	$1.43	12d	10	1.35mi
1220 S Nova Rd Daytona Beach, FL	1.0	1.0	576	$955	$1.66	12d	11	1.36mi
2290 S Palmetto Ave South Daytona, FL	—	1.0	350	$1,150	$3.29	24d	1	1.43mi
350 Maple St Daytona Beach, FL	1.0	1.0	600	$900	$1.50	24d	1	1.45mi

HOA detail condo

• Monthly dues: $387 · $4,644/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $84,900 Active 239 DOM
2. 2026-06-17
   days on market $84,900 Active 238 DOM
3. 2026-06-16
   days on market $84,900 Active 237 DOM
4. 2026-06-15
   days on market $84,900 Active 236 DOM
5. 2026-06-14
   days on market $84,900 Active 234 DOM
6. 2026-06-10
   days on market $84,900 Active 231 DOM
7. 2026-06-09
   days on market $84,900 Active 230 DOM
8. 2026-06-08
   days on market $84,900 Active 229 DOM
9. 2026-06-07
   days on market $84,900 Active 228 DOM
10. 2026-06-05
    days on market $84,900 Active 225 DOM
11. 2026-06-03
    days on market $84,900 Active 224 DOM
12. 2026-06-03
    days on market $84,900 Active 223 DOM
13. 2026-06-01
    days on market $84,900 Active 222 DOM
14. 2026-05-31
    days on market $84,900 Active 221 DOM
15. 2026-05-31
    days on market $84,900 Active 220 DOM
16. 2025-10-22
    listed $84,900 Active 116-char remark

    Show marketing remark (116 chars)

    Great investment property. NIce, cozy and clean 1 bedroom 1 bath condo. Water incluided with condo maintenance fees.

17. 2025-09-30
    listed $1,100
18. 2018-12-10
    soldstatus $38,000
19. 2000-10-19
    soldstatus $25,000
20. 1983-12-01
    soldstatus $29,888

ⓘ 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: $1,197 · $100/mo
• Projected year-2 tax: $1,197 · $100/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 9/10 Extreme FEMA zone X (unshaded) · 99% 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: $14,157
• − Mortgage interest: −$4,756
• − Property taxes: −$1,197
• − Insurance: −$1,222
• − Repairs & maintenance: −$1,133
• − Management: −$1,133
• − HOA: −$4,644
• − Depreciation: −$2,470
• Taxable loss: −$2,397
• Est. tax savings @ 24.0%: +$575
• After-tax cash flow: $-647/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

+184.1% since first listed

5 events — show timeline

• 2025-10-22 Listed $84,900 Daytona MLS
• 2025-09-30 Listed for Rent $1,100 DMLS
• 2018-12-10 Sold (Public Records) $38,000 Public Records
• 2000-10-19 Sold (Public Records) $25,000 Public Records
• 1983-12-01 Sold (Public Records) $29,888 Public Records

Property tax history

+10.3%/yr

Latest (2025): $1,197 · +7.5% YoY. Source: county tax records.