241 S Franklin St · Daytona Beach, FL 32114

$249,900

2 bd · 1.0 ba · 780 sqft · SingleFamily public records · 331 Days on market

Built 1925 0.37 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.6/30.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +0.3/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity in Daytona Beach Re-development area. Zoned RDM 5 Handy man special! This ca be a fixer upper or tear down. Miller Leaman building is in the back and to the south side of the property. There may be grants available for different projects at this property. Please call the city to verify. City will allow property to be used as residential, multi-family or various different types of businesses. There are 2 separate units on the property, The main house is 3/1 and the block house is 2/1. There is also a shed behind the block building. The frontage and depth from the tax assessor office is for one lot only. The county has been making changes. Used to be 241-245. Seller can close on short notice. Property being sold ''As Is''. All measurements are approximate and should be independently verified. Buyers are responsible to do their due diligence. Seller is motivated to look at all reasonable offers. Priced to sell

Key facts

• Re-development area
• Zoned rdm 5
• Multi-family

Tags

• INVESTMENT OPPORTUNITY
• RE-DEVELOPMENT AREA
• ZONED RDM 5
• FIXER UPPER
• SEPARATE UNITS
• MULTI-FAMILY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-524 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (37.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (47.3% below list).
• Recommended offer: $132k (47.3% below list) — sets the bar for 1% rule.

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: Tomoka Elementary School (math 62% / reading 61%, grade B, #634 of 2,144 statewide, top 30%, 709 students, 50% FRL); Campbell Middle School (math 28% / reading 30%, grade F, #479 of 571 statewide, top 84%, 855 students, 80% FRL); Spruce Creek High School (math 37% / reading 61%, grade D, #193 of 667 statewide, top 29%, 2,569 students, 37% FRL).
• Market conditions: Rents rising (+3.6%/yr); 317 active listings in the ZIP; 38 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 38% 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 $2k of loan paydown is wiped out by about $7k 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 331 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $131,817 (47.3% 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 331 days. Have you received any prior offers? Is the seller open to a 47% concession, seller financing, or rate buy-down credit?
3. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.53% ✗
• Cap rate: 3.78%
• Cash-on-cash: -8.99%
• DSCR: 0.60
• GRM: 15.8

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: -31.8%
• Equity multiple: -0.05×
• Total profit: $-73,201
• Equity at exit: $37,261

10-year hold

• IRR: -33.9%
• Equity multiple: -0.48×
• Total profit: $-103,900
• Equity at exit: $21,607

Cash invested: $69,972 (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 32114

• Home prices YoY: -21.8%
• Rents YoY: 3.6%
• Active inventory: 317
• Price-to-rent: 15.8×

Monthly cashflow live

• Estimated rent: $1,318 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$151 /mo · $1,811/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $-524

Break-even live

Break-even rent $1,982

Max offer price $157,296

Occupancy floor —

Sensitivity live

Price	-10% $-383	-5% $-453	+0% $-524	+5% $-595	+10% $-666
Rent	-10% $-628	-5% $-576	+0% $-524	+5% $-472	+10% $-420
Rate	-1.0pp $-398	-0.5pp $-461	base $-524	+0.5pp $-589	+1.0pp $-655

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
860 Magnolia Ave Unit 3 Daytona Beach, FL	2.0	1.0	800	$1,300	$1.62	20d	1	0.17mi
422 Henry Butts Dr Daytona Beach, FL	1.0	1.0	851	$875	$1.03	25d	1	0.39mi
350 Maple St Daytona Beach, FL	1.0	1.0	600	$900	$1.50	25d	1	0.49mi
249 College Park Dr Daytona Beach, FL	2.0	1.0	1000	$1,425	$1.43	23d	1	0.50mi
417 Maple St Daytona Beach, FL	2.0	1.0	768	$850	$1.11	25d	1	0.52mi
538 Park Dr Daytona Beach, FL	2.0	1.0	600	$1,400	$2.33	25d	1	0.61mi
528 Park Dr Daytona Beach, FL	2.0	1.0	600	$1,600	$2.67	25d	1	0.62mi
342 S Segrave St Daytona Beach, FL	2.0	1.0	900	$1,125	$1.25	25d	1	0.65mi
213 Live Oak Ave Unit B Daytona Beach, FL	2.0	1.0	900	$1,285	$1.43	25d	1	0.80mi
213 Live Oak Ave Unit A Daytona Beach, FL	2.0	1.0	900	$1,255	$1.39	25d	1	0.80mi
751 Bellevue Ave Unit 1 Daytona Beach, FL	2.0	1.0	816	$1,390	$1.70	25d	1	0.86mi
417 Jefferson St #1 Daytona Beach, FL	2.0	1.0	700	$1,890	$2.70	25d	1	0.87mi
908 Lora St Unit A Daytona Beach, FL	2.0	1.0	775	$1,300	$1.68	25d	1	0.91mi
500 S Beach St Unit K2 Daytona Beach, FL	2.0	1.0	750	$1,050	$1.40	23d	1	0.96mi
500 S Beach St Unit K1 Daytona Beach, FL	2.0	1.0	750	$1,050	$1.40	16d	1	0.96mi
118 Cedar St Daytona Beach, FL	2.0	1.0	537	$1,870	$3.48	13d	28	0.97mi
512 Fulton St Daytona Beach, FL	2.0	1.0	963	$1,600	$1.66	25d	1	0.98mi
424 N Charles St Daytona Beach, FL	2.0	1.0	650	$1,000	$1.54	25d	1	1.01mi
633 S Palmetto Ave Daytona Beach, FL	1.0–2.0	1.0–2.0	661	$1,300	$1.97	25d	2	1.01mi
940 Lockhart St Daytona Beach, FL	3.0	2.0	1071	$1,850	$1.73	20d	1	1.02mi
430 N Charles St Unit 2 Daytona Beach, FL	2.0	1.0	650	$1,000	$1.54	16d	1	1.03mi
430 N Charles St Unit 2 Daytona Beach, FL	2.0	1.0	650	$1,000	$1.54	25d	1	1.03mi
430 N Charles St Unit 2 Daytona Beach, FL	2.0	1.0	650	$1,000	$1.54	23d	1	1.03mi
550 Ruth St Daytona Beach, FL	3.0	2.0	1114	$1,995	$1.79	13d	1	1.07mi
326 Hobart Ave Daytona Beach, FL	3.0	1.0	979	$2,150	$2.20	25d	1	1.07mi
601 Vera St Unit 601 Daytona Beach, FL	2.0	1.0	1113	$1,700	$1.53	25d	1	1.10mi
886 S Nova Rd Daytona Beach, FL	1.0–2.0	1.0	685	$1,260	$1.84	13d	10	1.12mi
625 Holmes Ave Daytona Beach, FL	2.0	1.0	768	$995	$1.30	23d	1	1.20mi
507 N Ridgewood Ave Unit 4 Daytona Beach, FL	1.0	1.0	800	$900	$1.12	25d	1	1.20mi
719 S Beach St Unit 314B Daytona Beach, FL	1.0	1.0	715	$1,200	$1.68	25d	1	1.27mi
719 S Beach St Unit 304 Daytona Beach, FL	1.0	1.0	715	$1,250	$1.75	25d	1	1.27mi
721 S Beach St Unit 115A Daytona Beach, FL	2.0	2.0	1025	$1,850	$1.80	16d	1	1.28mi
209 Taylor Ave Unit 2 Daytona Beach, FL	3.0	1.0	970	$2,490	$2.57	25d	1	1.31mi
1220 S Nova Rd Daytona Beach, FL	1.0	1.0	576	$955	$1.66	13d	11	1.40mi
311 Country Club Oval Unit 311-208 Daytona Beach, FL	1.0	1.0	578	$1,095	$1.89	25d	1	1.46mi
311 Country Club Oval Unit 311-203 Daytona Beach, FL	1.0	1.0	578	$1,250	$2.16	25d	1	1.46mi
311 Country Club Oval Unit 311-112 Daytona Beach, FL	2.0	1.0	940	$1,375	$1.46	16d	1	1.46mi
313 Country Club Oval Unit 313-4 Daytona Beach, FL	1.0	1.0	650	$1,250	$1.92	25d	1	1.48mi

Listing history 17 events

1. 2026-06-22
   days on market $249,900 Active 331 DOM
2. 2026-06-18
   days on market $249,900 Active 328 DOM
3. 2026-06-17
   days on market $249,900 Active 327 DOM
4. 2026-06-16
   days on market $249,900 Active 326 DOM
5. 2026-06-15
   days on market $249,900 Active 325 DOM
6. 2026-06-14
   days on market $249,900 Active 323 DOM
7. 2026-06-10
   days on market $249,900 Active 320 DOM
8. 2026-06-09
   days on market $249,900 Active 319 DOM
9. 2026-06-08
   days on market $249,900 Active 318 DOM
10. 2026-06-07
    days on market $249,900 Active 317 DOM
11. 2026-06-05
    days on market $249,900 Active 314 DOM
12. 2026-06-03
    days on market $249,900 Active 313 DOM
13. 2026-06-03
    days on market $249,900 Active 312 DOM
14. 2026-06-01
    days on market $249,900 Active 311 DOM
15. 2026-05-31
    days on market $249,900 Active 310 DOM
16. 2026-05-31
    days on market $249,900 Active 309 DOM
17. 2025-07-25
    listed $249,900 Active 951-char remark

    Show marketing remark (951 chars)

    Great investment opportunity in Daytona Beach Re-development area. Zoned RDM 5 Handy man special! This ca be a fixer upper or tear down. Miller Leaman building is in the back and to the south side of the property. There may be grants available for different projects at this property. Please call the city to verify. City will allow property to be used as residential, multi-family or various different types of businesses. There are 2 separate units on the property, The main house is 3/1 and the block house is 2/1. There is also a shed behind the block building. The frontage and depth from the tax assessor office is for one lot only. The county has been making changes. Used to be 241-245. Seller can close on short notice. Property being sold ''As Is''. All measurements are approximate and should be independently verified. Buyers are responsible to do their due diligence. Seller is motivated to look at all reasonable offers. Priced to sell

ⓘ 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: $1,811 · $151/mo
• Projected year-2 tax: $2,074 · $173/mo
• Expected delta: +$263/yr (+$22/mo · 14.5%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 26% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°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: $15,818
• − Mortgage interest: −$13,998
• − Property taxes: −$1,811
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$7,270
• Taxable loss: −$11,042
• Est. tax savings @ 24.0%: +$2,650
• After-tax cash flow: $-3,641/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

1 event — show timeline

• 2025-07-25 Listed $249,900 Daytona MLS

Property tax history

+8.9%/yr

Latest (2025): $1,811 · +18.0% YoY. Source: county tax records.