1132 Morfontaine St · Daytona Beach, FL 32124

$431,990

4 bd · 3.0 ba · 2,336 sqft · Land · 33 Days on market

8,032 sqft lot $157/mo HOA · 5% 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 +9.8/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Appreciation +4.0/10.0
• Rent growth +3.9/5.0
• Schools +3.9/10.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0

Listing remarks

The Denham features an open-concept design that maximizes space and comfort. This 4-bedroom, 3-bathroom home is ideal for both everyday living and entertaining. The gourmet kitchen boasts stainless steel appliances, a large center island, and a generous walk-in pantry, all seamlessly integrated with the living and dining areas. Each bedroom in the Denham is designed for privacy and relaxation. The primary suite, located at the rear of the home, offers a private retreat with an en-suite bathroom featuring a walk-in closet, double vanity, and walk-in shower. The additional bedrooms are versatile and well-sized, with two sharing a bathroom and one having its own dedicated bathroom. * Photos ar

Key facts

• Open-concept design
• Large center island
• Gourmet kitchen

Tags

• OPEN-CONCEPT DESIGN
• GOURMET KITCHEN
• STAINLESS STEEL APPLIANCES
• LARGE CENTER ISLAND
• WALK-IN PANTRY
• PRIVATE RETREAT

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee; Community pool

Exterior

• Parking: Attached garage with 3 spaces
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Single-family residence; New construction / Under construction; One story
• Construction: Block and stucco construction; Shingle roof; Slab foundation
• Exterior features: Patio; Paved road access

Interior

• Kitchen: Electric range; Disposal; Dishwasher
• Flooring: Carpet; Laminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heat; Electric heat; Heat pump; Central air; Electric cooling
• Interior features: Eat-in kitchen; Entrance foyer; Kitchen island; Open floorplan; Pantry; Walk-in closet(s); 8 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $432k.

Deal economics

• At list price, monthly cash flow is $-275 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $383k (11.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $315k (27.2% below list).
• Recommended offer: $315k (27.2% 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: 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; 10 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 41% 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 $3k of loan paydown is wiped out by about $9k 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 33 days — a 3% lower offer ($419k) is reasonable based on typical stale-listing flexibility.

Recommended offer $314,588 (27.2% 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 33 days. Have you received any prior offers? Is the seller open to a 27% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.73% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.73%
• DSCR: 0.88
• GRM: 11.4

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: -12.6%
• Equity multiple: 0.49×
• Total profit: $-61,094
• Equity at exit: $84,115

10-year hold

• IRR: -2.4%
• Equity multiple: 0.79×
• Total profit: $-25,149
• Equity at exit: $72,090

Cash invested: $120,957 (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: 11.4×

Monthly cashflow live

• Estimated rent: $3,146 high
• Mortgage (P&I): −$2,265
• Tax from tax record: −$158 /mo · $1,892/yr
• Insurance: −$180
• HOA: −$157
• Vacancy / Maint / Mgmt: −$661
• Net cashflow: $-275

Break-even live

Break-even rent $3,494

Max offer price $383,449

Occupancy floor —

Sensitivity live

Price	-10% $-30	-5% $-153	+0% $-275	+5% $-397	+10% $-519
Rent	-10% $-523	-5% $-399	+0% $-275	+5% $-151	+10% $-26
Rate	-1.0pp $-57	-0.5pp $-165	base $-275	+0.5pp $-387	+1.0pp $-501

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: $107,998
• Closing costs: $12,960
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
137 Lost Ball Dr Daytona Beach, FL	4.0	2.5	2168	$2,950	$1.36	12d	1	0.75mi
604 Champion Ridge Dr Daytona Beach, FL	3.0	2.0	1761	$2,299	$1.31	16d	1	0.82mi
284 Links Terrace Blvd Daytona Beach, FL	4.0	2.5	2200	$2,850	$1.30	25d	1	0.88mi
129 Formby Grande Ave Daytona Beach, FL	5.0	4.0	3317	$3,600	$1.09	25d	1	0.90mi
1203 Cabot Cliffs Dr Daytona Beach, FL	5.0	2.5	2355	$2,750	$1.17	22d	1	1.32mi
1143 Cabot Cliffs Dr Daytona Beach, FL	5.0	2.5	2370	$3,050	$1.29	12d	1	1.38mi
1250 Champions Dr Daytona Beach, FL	3.0	2.0	2004	$2,650	$1.32	25d	1	1.42mi
1142 Pacific Dunes Ct Daytona Beach, FL	4.0	3.0	2010	$2,599	$1.29	25d	1	1.48mi
1231 Belle Isle Ln Daytona Beach, FL	5.0	2.5	2112	$2,650	$1.25	25d	1	1.49mi
1100 Sand Trap Ct Daytona Beach, FL	4.0	2.0	1935	$2,600	$1.34	25d	1	1.49mi

HOA detail

• Monthly dues: $157 · $1,884/yr

Listing history 18 events

1. 2026-06-22
   days on market $431,990 Active 33 DOM
2. 2026-06-18
   days on market $431,990 Active 30 DOM
3. 2026-06-17
   days on market $431,990 Active 29 DOM
4. 2026-06-16
   days on market $431,990 Active 28 DOM
5. 2026-06-15
   days on market $431,990 Active 27 DOM
6. 2026-06-14
   days on market $431,990 Active 25 DOM
7. 2026-06-10
   days on market $431,990 Active 22 DOM
8. 2026-06-09
   days on market $431,990 Active 21 DOM
9. 2026-06-08
   days on market $431,990 Active 20 DOM
10. 2026-06-07
    days on market $431,990 Active 19 DOM
11. 2026-06-05
    days on market $431,990 Active 16 DOM
12. 2026-06-03
    days on market $431,990 Active 15 DOM
13. 2026-06-03
    days on market $431,990 Active 14 DOM
14. 2026-06-01
    days on market $431,990 Active 13 DOM
15. 2026-05-31
    days on market $431,990 Active 12 DOM
16. 2026-05-31
    days on market $431,990 Active 11 DOM
17. 2026-05-19
    listed $431,990 Active
18. 2024-12-06
    soldstatus $11,494,000

ⓘ 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: $1,892 · $158/mo
• Projected year-2 tax: $3,586 · $299/mo
• Expected delta: +$1,694/yr (+$141/mo · 89.6%)

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

Taxation est. · year 1

• Rental income: $37,751
• − Mortgage interest: −$24,198
• − Property taxes: −$1,892
• − Insurance: −$2,160
• − Repairs & maintenance: −$3,020
• − Management: −$3,020
• − HOA: −$1,884
• − Depreciation: −$12,567
• Taxable loss: −$10,990
• Est. tax savings @ 24.0%: +$2,638
• After-tax cash flow: $-660/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

-96.2% since first listed

2 events — show timeline

• 2026-05-19 Listed $431,990 Daytona MLS
• 2024-12-06 Sold (Public Records) $11,494,000 Public Records

Property tax history

+88.5%/yr

Latest (2025): $1,892 · +88.5% YoY. Source: county tax records.