106 Carmichael Way · Daytona Beach, FL 32124

$238,000

2 bd · 2.5 ba · 1,288 sqft · SingleFamily public records · 167 Days on market

Built 2016 1,932 sqft lot $265/mo HOA · 11% 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 +14.4/30.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• DSCR +4.4/10.0
• Livability +4.2/5.0
• Appreciation +4.0/10.0
• Rent growth +3.9/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Location, Location! Great 2BR 2.5 Bath townhome close to I-95, Daytona Beach Airport, Daytona Speedway, schools, shopping and beaches! Zero maintenance living with fresh paint inside and out. New carpet throughout plus new stackable washer/dryer in the convenient upstairs laundry room. Lovely community pool adjacent to the home - even a bass-stocked pond to relax by on your covered lanai. Chef's kitchen features granite counter tops and stainless appliances - come and live at LPGA Grande Champion in sunny Daytona Beach! Seller is a licensed real estate sales associate in the state of Florida.

Key facts

• Community pool
• Stainless appliances
• Covered lanai

Tags

• COMMUNITY POOL
• BASS STOCKED POND
• COVERED LANAI
• CHEF'S KITCHEN
• GRANITE COUNTER TOPS
• STAINLESS APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $238k.

Deal economics

• At list price, monthly cash flow is $47 ($564/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $238k).
• Recommended offer: $209k (12.0% below list) — sets the bar for market timing.

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 fast (+5.5%/yr); 333 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 31% 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 $5k 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 167 days — a 12% lower offer ($209k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.02% ✓
• Cap rate: 6.53%
• Cash-on-cash: 0.85%
• DSCR: 1.04
• GRM: 8.2

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: -7.0%
• Equity multiple: 0.71×
• Total profit: $-19,067
• Equity at exit: $46,342

10-year hold

• IRR: 3.8%
• Equity multiple: 1.35×
• Total profit: $23,511
• Equity at exit: $39,717

Cash invested: $66,640 (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: 333
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,418 high
• Mortgage (P&I): −$1,248
• Tax from tax record: −$251 /mo · $3,011/yr
• Insurance: −$99
• HOA: −$265
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $47

Break-even live

Break-even rent $2,358

Max offer price $238,000

Occupancy floor 93%

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: $59,500
• Closing costs: $7,140
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 Wentworth Grande Dr Daytona Beach, FL	2.0	2.5	1288	$2,100	$1.63	23d	1	0.04mi
604 Champion Ridge Dr Daytona Beach, FL	3.0	2.0	1761	$2,299	$1.31	14d	1	0.27mi
2220 Green Valley St Daytona Beach, FL	3.0	2.0	1540	$2,300	$1.49	23d	1	0.54mi
1139 Belle Isle Ln Daytona Beach, FL	3.0	2.0	1429	$2,195	$1.54	14d	1	0.62mi
5135 Magnolia Palm Dr Daytona Beach, FL	3.0	2.0	1487	$2,250	$1.51	11d	1	0.65mi
119 Village Park Dr Daytona Beach, FL	1.0	1.0	725	$1,459	$2.01	23d	3	1.01mi
1122 Cabot Cliffs Dr Daytona Beach, FL	3.0	2.0	1432	$3,200	$2.23	14d	1	1.04mi

HOA detail

• Monthly dues: $265 · $3,180/yr
• Likely covers: pool

Listing history 19 events

1. 2026-06-18
   days on market $238,000 Active 167 DOM
2. 2026-06-17
   days on market $238,000 Active 166 DOM
3. 2026-06-16
   days on market $238,000 Active 165 DOM
4. 2026-06-15
   days on market $238,000 Active 164 DOM
5. 2026-06-14
   days on market $238,000 Active 162 DOM
6. 2026-06-10
   days on market $238,000 Active 159 DOM
7. 2026-06-09
   days on market $238,000 Active 158 DOM
8. 2026-06-08
   days on market $238,000 Active 157 DOM
9. 2026-06-07
   remarks 618-char remark
10. 2026-06-07
    pricedays on market $238,000 Active 156 DOM
11. 2026-06-05
    days on market $239,000 Active 153 DOM
12. 2026-06-03
    days on market $239,000 Active 152 DOM
13. 2026-06-03
    days on market $239,000 Active 151 DOM
14. 2026-06-01
    days on market $239,000 Active 150 DOM
15. 2026-05-31
    days on market $239,000 Active 149 DOM
16. 2026-05-31
    days on market $239,000 Active 148 DOM
17. 2026-04-04
    price $239,000 601-char remark

    Show marketing remark (601 chars)

    Location, Location! Great 2BR 2.5 Bath townhome close to I-95, Daytona Beach Airport, Daytona Speedway, schools, shopping and beaches! Zero maintenance living with fresh paint inside and out. New carpet throughout plus new stackable washer/dryer in the convenient upstairs laundry room. Lovely community pool adjacent to the home - even a bass-stocked pond to relax by on your covered lanai. Chef's kitchen features granite counter tops and stainless appliances - come and live at LPGA Grande Champion in sunny Daytona Beach! Seller is a licensed real estate sales associate in the state of Florida.

18. 2026-01-02
    listed $245,000 Active 601-char remark

    Show marketing remark (601 chars)

    Location, Location! Great 2BR 2.5 Bath townhome close to I-95, Daytona Beach Airport, Daytona Speedway, schools, shopping and beaches! Zero maintenance living with fresh paint inside and out. New carpet throughout plus new stackable washer/dryer in the convenient upstairs laundry room. Lovely community pool adjacent to the home - even a bass-stocked pond to relax by on your covered lanai. Chef's kitchen features granite counter tops and stainless appliances - come and live at LPGA Grande Champion in sunny Daytona Beach! Seller is a licensed real estate sales associate in the state of Florida.

19. 2010-02-08
    soldstatus $3,829,100

ⓘ 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: $3,011 · $251/mo
• Projected year-2 tax: $3,011 · $251/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥106°F today · 17 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: $29,015
• − Mortgage interest: −$13,332
• − Property taxes: −$3,011
• − Insurance: −$1,190
• − Repairs & maintenance: −$2,321
• − Management: −$2,321
• − HOA: −$3,180
• − Depreciation: −$6,924
• Taxable loss: −$3,264
• Est. tax savings @ 24.0%: +$783
• After-tax cash flow: $1,347/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

-93.8% since first listed

3 events — show timeline

• 2026-04-04 Price Changed $239,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-02 Listed $245,000 Stellar MLS as Distributed by MLS Grid
• 2010-02-08 Sold (Public Records) $3,829,100 Public Records

Property tax history

+10.1%/yr

Latest (2025): $3,011 · +2.2% YoY. Source: county tax records.