133 Bauer Cir · Daytona Beach, FL 32124

$278,000

2 bd · 2.0 ba · 1,335 sqft · SingleFamily public records · 102 Days on market

Built 2006 2,613 sqft lot $242/mo HOA · 9% 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 +9.0/30.0
• ARV discount +7.5/15.0
• 1% rule +4.3/10.0
• Livability +4.2/5.0
• Appreciation +4.0/10.0
• Rent growth +3.9/5.0
• Schools +3.9/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Fantastic 2- bedroom , 2 bath home directly across the street from a large lake, newly updated with a new range and microwave. The interior has been completely repainted an is move n ready. This location is in the desirable LPGA community where 2 world class golf courses, a restaurant, bar, and world head for tennis just accross from LPGA. The clubhouse features an Olympic-size swimming pool and fitness room. The roof was replaced 2019 and the exterior is painted every 5 years. This is a wonderful neighborhood to enjoy nature, convenience and an exceptional lifestyle. A shared paver-brick driveway adds to the homes welcoming charm.

Key facts

• New range
• Fitness room
• New microwave

Tags

• NEW RANGE
• NEW MICROWAVE
• OLYMPIC SWIMMING POOL
• FITNESS ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $278k.

Deal economics

• At list price, monthly cash flow is $-217 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (13.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $259k (6.8% below list).
• Recommended offer: $240k (13.8% 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: Champion Elementary School (math 39% / reading 44%, grade F, #1,437 of 2,144 statewide, top 68%, 584 students, 70% FRL); David C. Hinson Sr. Middle School (math 52% / reading 49%, grade C, #246 of 571 statewide, top 44%, 950 students, 52% FRL); Mainland High School (math 30% / reading 37%, grade F, #400 of 667 statewide, top 61%, 1,855 students, 64% FRL).
• Market conditions: Rents rising fast (+5.5%/yr); 335 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 34% of the median local income ($93k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-2.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $6k 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 102 days — a 9% lower offer ($253k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y ago; this cycle's ask has dropped $21k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $129k; list at $278k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $239,736 (13.8% 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 102 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.93% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.34%
• DSCR: 0.85
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.99% appreciation · 5.46% rent growth · sell at horizon

5-year hold

• IRR: -12.8%
• Equity multiple: 0.48×
• Total profit: $-40,103
• Equity at exit: $54,131

10-year hold

• IRR: -1.8%
• Equity multiple: 0.84×
• Total profit: $-12,672
• Equity at exit: $46,392

Cash invested: $77,840 (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 32124

• Home prices YoY: -0.6%
• Rents YoY: 5.5%
• Active inventory: 335
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,592 medium
• Mortgage (P&I): −$1,458
• Tax from tax record: −$448 /mo · $5,379/yr
• Insurance: −$116
• HOA: −$242
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $-217

Break-even live

Break-even rent $2,866

Max offer price $239,736

Occupancy floor —

Sensitivity live

Price	-10% $-59	-5% $-138	+0% $-217	+5% $-295	+10% $-374
Rent	-10% $-421	-5% $-319	+0% $-217	+5% $-114	+10% $-12
Rate	-1.0pp $-77	-0.5pp $-146	base $-217	+0.5pp $-289	+1.0pp $-362

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: $69,500
• Closing costs: $8,340
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
136 Links Terrace Blvd Daytona Beach, FL	3.0	2.0	1483	$2,500	$1.69	20d	1	0.74mi
132 Lost Ball Dr Daytona Beach, FL	3.0	2.0	1484	$2,300	$1.55	25d	1	0.83mi
100 Integra TC Blvd Daytona Beach, FL	3.0	1.0–2.0	942	$2,184	$2.32	13d	28	1.10mi
402 Tiki Ter Daytona Beach, FL	2.0	2.0	1608	$2,800	$1.74	25d	1	1.15mi

HOA detail

• Monthly dues: $242 · $2,904/yr
• Likely covers: pool

Listing history 29 events

1. 2026-06-22
   days on market $278,000 Active 102 DOM
2. 2026-06-18
   days on market $278,000 Active 99 DOM
3. 2026-06-17
   days on market $278,000 Active 98 DOM
4. 2026-06-16
   days on market $278,000 Active 97 DOM
5. 2026-06-15
   days on market $278,000 Active 96 DOM
6. 2026-06-14
   days on market $278,000 Active 94 DOM
7. 2026-06-10
   days on market $278,000 Active 91 DOM
8. 2026-06-09
   days on market $278,000 Active 90 DOM
9. 2026-06-08
   days on market $278,000 Active 89 DOM
10. 2026-06-07
    days on market $278,000 Active 88 DOM
11. 2026-06-05
    days on market $278,000 Active 85 DOM
12. 2026-06-03
    days on market $278,000 Active 84 DOM
13. 2026-06-03
    days on market $278,000 Active 83 DOM
14. 2026-06-01
    days on market $278,000 Active 82 DOM
15. 2026-05-31
    days on market $278,000 Active 81 DOM
16. 2026-05-31
    days on market $278,000 Active 80 DOM
17. 2026-04-06
    price $278,000 639-char remark

    Show marketing remark (639 chars)

    Fantastic 2- bedroom , 2 bath home directly across the street from a large lake, newly updated with a new range and microwave. The interior has been completely repainted an is move n ready. This location is in the desirable LPGA community where 2 world class golf courses, a restaurant, bar, and world head for tennis just accross from LPGA. The clubhouse features an Olympic-size swimming pool and fitness room. The roof was replaced 2019 and the exterior is painted every 5 years. This is a wonderful neighborhood to enjoy nature, convenience and an exceptional lifestyle. A shared paver-brick driveway adds to the homes welcoming charm.

18. 2026-03-08
    listed $299,000 Active 639-char remark

    Show marketing remark (639 chars)

    Fantastic 2- bedroom , 2 bath home directly across the street from a large lake, newly updated with a new range and microwave. The interior has been completely repainted an is move n ready. This location is in the desirable LPGA community where 2 world class golf courses, a restaurant, bar, and world head for tennis just accross from LPGA. The clubhouse features an Olympic-size swimming pool and fitness room. The roof was replaced 2019 and the exterior is painted every 5 years. This is a wonderful neighborhood to enjoy nature, convenience and an exceptional lifestyle. A shared paver-brick driveway adds to the homes welcoming charm.

19. 2016-06-08
    soldstatus $129,000
20. 2008-04-28
    listed $168,900
21. 2008-01-28
    historical
22. 2007-08-07
    listed $209,900
23. 2007-07-29
    historical
24. 2007-01-29
    listed $249,900
25. 2006-10-24
    listed $249,900
26. 2006-09-12
    historical
27. 2006-08-21
    listed $225,000
28. 2006-08-18
    historical
29. 2006-03-28
    listed $225,000

ⓘ 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: $5,379 · $448/mo
• Projected year-2 tax: $5,379 · $448/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°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: $31,099
• − Mortgage interest: −$15,572
• − Property taxes: −$5,379
• − Insurance: −$1,390
• − Repairs & maintenance: −$2,488
• − Management: −$2,488
• − HOA: −$2,904
• − Depreciation: −$8,087
• Taxable loss: −$7,210
• Est. tax savings @ 24.0%: +$1,730
• After-tax cash flow: $-869/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): 11,409
• Household income: $92,616
• Rent vs Own: 5.8% rent · 94.2% own
• Severe rent burden: 54.0

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 (71%)
• Race & ethnicity: White 71% Black 20% Hispanic / Latino 5% Asian 2% Two or more races 1%
• Common ancestry: Romanian 3% Italian 2% Portuguese 1%
• Foreign-born: 10% · Canada, Mexico, South Korea
• Languages at home: 91% English-only · Spanish 4% Other Asian/Pacific 1% 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: ▼ -1.99%
• Current HPI: 311.7456
• Rent YoY: ▲ 5.46%
• 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

+23.6% since first listed

13 events — show timeline

• 2026-04-06 Price Changed $278,000 Daytona MLS
• 2026-03-08 Listed $299,000 Daytona MLS
• 2016-06-08 Sold (Public Records) $129,000 Public Records
• 2008-04-28 Listed $168,900 Daytona MLS
• 2008-01-28 Listing Removed — Daytona MLS
• 2007-08-07 Listed $209,900 Daytona MLS
• 2007-07-29 Listing Removed — Daytona MLS
• 2007-01-29 Listed $249,900 Daytona MLS
• 2006-10-24 Listed $249,900 Daytona MLS
• 2006-09-12 Listing Removed — Daytona MLS
• 2006-08-21 Listed $225,000 Daytona MLS
• 2006-08-18 Listing Removed — Daytona MLS
• 2006-03-28 Listed $225,000 Daytona MLS

Property tax history

+5.1%/yr

Latest (2025): $5,379 · +4.0% YoY. Source: county tax records.