105 Aston Grande Dr · Daytona Beach, FL 32124

$249,900

3 bd · 3.0 ba · 1,310 sqft · SingleFamily public records · 102 Days on market

Built 2007 2,037 sqft lot $278/mo HOA · 10% of rent

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Why this score? — see what drove the C 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 +20.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.9/10.0
• 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

PRICE IMPROVEMENT! Excellent opportunity for homeowners, second-home buyers, and investors alike in the desirable Grande Champion community at LPGA International. This beautiful 4-bedroom townhome offers peaceful water views, a charming fountain backdrop, and a location that puts you close to everything Daytona Beach! The spacious layout features 4 bedrooms and 3 full baths, including a convenient first-floor bedroom and full bath ideal for guests, multigenerational living, or a home office. The open living and dining area, tile flooring, and functional floor plan create comfortable everyday living, while the upstairs primary suite includes a walk-in closet and relaxing garden tub. Enjoy tranquil mornings and evenings from your private covered patio overlooking the water. Residents also enjoy access to the community pool and cabana, while the HOA covers exterior paint, roof, and landscaping for truly low-maintenance ownership. Ideally located near the beaches, Daytona International Speedway, Tanger Outlets, Embry-Riddle Aeronautical University, Daytona State College, Daytona Beach International Airport, shopping, dining, golf, and major highways including I-95 and I-4. Whether you are looking for a primary residence, vacation getaway, or investment property, this home offers strong appeal in a high-demand area known for tourism, universities, events, and year-round Florida living. Now offered at an improved price — don’t miss this opportunity!

Key facts

• Water views
• Fountain backdrop
• Tile flooring

Tags

• WATER VIEWS
• FOUNTAIN BACKDROP
• TILE FLOORING
• OPEN LIVING AND DINING AREA
• FIRST-FLOOR BEDROOM AND BATH
• EFFICIENT KITCHEN LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $227k (9.0% 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 35% 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.
• At projected returns (-2.0% appreciation + 5.5% rent growth), your $70k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago 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.

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 $227,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
7. 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.
8. 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: 1.09% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.72%
• DSCR: 1.25
• GRM: 7.7

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-1,565
• Equity at exit: $48,659

10-year hold

• IRR: 9.8%
• Equity multiple: 1.94×
• Total profit: $65,603
• Equity at exit: $41,703

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 32124

• Home prices YoY: -0.6%
• Rents YoY: 5.5%
• Active inventory: 333
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,712 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$116 /mo · $1,390/yr
• Insurance: −$104
• HOA: −$278
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $334

Break-even live

Break-even rent $2,289

Max offer price $249,900

Occupancy floor 83%

Sensitivity live

Price	-10% $475	-5% $404	+0% $334	+5% $263	+10% $192
Rent	-10% $119	-5% $227	+0% $334	+5% $441	+10% $548
Rate	-1.0pp $459	-0.5pp $397	base $334	+0.5pp $269	+1.0pp $203

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 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	24d	1	0.19mi
604 Champion Ridge Dr Daytona Beach, FL	3.0	2.0	1761	$2,299	$1.31	15d	1	0.34mi
2220 Green Valley St Daytona Beach, FL	3.0	2.0	1540	$2,300	$1.49	24d	1	0.63mi
5135 Magnolia Palm Dr Daytona Beach, FL	3.0	2.0	1487	$2,250	$1.51	12d	1	0.71mi
1139 Belle Isle Ln Daytona Beach, FL	3.0	2.0	1429	$2,195	$1.54	15d	1	0.75mi
1347 Belle Isle Ln Daytona Beach, FL	4.0	2.0	1846	$2,400	$1.30	24d	1	0.85mi
1122 Cabot Cliffs Dr Daytona Beach, FL	3.0	2.0	1432	$3,200	$2.23	15d	1	1.22mi

HOA detail

• Monthly dues: $278 · $3,336/yr
• Likely covers: waterlandscapingpool

Listing history 7 events

1. 2026-05-07
   price $249,900 1480-char remark

   Show marketing remark (1480 chars)

   PRICE IMPROVEMENT! Excellent opportunity for homeowners, second-home buyers, and investors alike in the desirable Grande Champion community at LPGA International. This beautiful 4-bedroom townhome offers peaceful water views, a charming fountain backdrop, and a location that puts you close to everything Daytona Beach! The spacious layout features 4 bedrooms and 3 full baths, including a convenient first-floor bedroom and full bath ideal for guests, multigenerational living, or a home office. The open living and dining area, tile flooring, and functional floor plan create comfortable everyday living, while the upstairs primary suite includes a walk-in closet and relaxing garden tub. Enjoy tranquil mornings and evenings from your private covered patio overlooking the water. Residents also enjoy access to the community pool and cabana, while the HOA covers exterior paint, roof, and landscaping for truly low-maintenance ownership. Ideally located near the beaches, Daytona International Speedway, Tanger Outlets, Embry-Riddle Aeronautical University, Daytona State College, Daytona Beach International Airport, shopping, dining, golf, and major highways including I-95 and I-4. Whether you are looking for a primary residence, vacation getaway, or investment property, this home offers strong appeal in a high-demand area known for tourism, universities, events, and year-round Florida living. Now offered at an improved price — don’t miss this opportunity!

2. 2026-02-19
   listed $255,000 Active 1099-char remark

   Show marketing remark (1099 chars)

   Beautiful 4-bedroom townhome in Grande Champion at LPGA International, offering a prime location and stunning water views with a soothing fountain backdrop. This spacious 4-bed, 3-bath townhome features tile flooring, an open living and dining area, and a convenient first-floor bedroom and bath. The thoughtfully designed kitchen offers an efficient layout that maximizes space. Upstairs includes three bedrooms, including a primary suite with a walk-in closet and a relaxing garden tub. Enjoy tranquil water views and a soothing fountain from your private covered patio. Community amenities include a sparkling pool and cabana, with HOA covering exterior paint, roof, and landscaping. Residents enjoy access to the community pool and cabana, perfect for enjoying sunny Florida days. The HOA covers exterior paint, roof and landscaping, allowing for easy, maintenance-free living. Ideally located near I-95, I-4, Daytona International Speedway, beaches, shopping, dining, top universities, and the Daytona Airport, this townhome combines elegance, convenience, and the best of Florida living.

3. 2026-02-14
   listed $255,000 Active 1480-char remark

   Show marketing remark (1480 chars)

   PRICE IMPROVEMENT! Excellent opportunity for homeowners, second-home buyers, and investors alike in the desirable Grande Champion community at LPGA International. This beautiful 4-bedroom townhome offers peaceful water views, a charming fountain backdrop, and a location that puts you close to everything Daytona Beach! The spacious layout features 4 bedrooms and 3 full baths, including a convenient first-floor bedroom and full bath ideal for guests, multigenerational living, or a home office. The open living and dining area, tile flooring, and functional floor plan create comfortable everyday living, while the upstairs primary suite includes a walk-in closet and relaxing garden tub. Enjoy tranquil mornings and evenings from your private covered patio overlooking the water. Residents also enjoy access to the community pool and cabana, while the HOA covers exterior paint, roof, and landscaping for truly low-maintenance ownership. Ideally located near the beaches, Daytona International Speedway, Tanger Outlets, Embry-Riddle Aeronautical University, Daytona State College, Daytona Beach International Airport, shopping, dining, golf, and major highways including I-95 and I-4. Whether you are looking for a primary residence, vacation getaway, or investment property, this home offers strong appeal in a high-demand area known for tourism, universities, events, and year-round Florida living. Now offered at an improved price — don’t miss this opportunity!

4. 2024-04-28
   price $285,000
5. 2024-02-27
   listed $289,900 Active
6. 2016-10-03
   historical
7. 2016-09-02
   listed $182,000 Active

ⓘ 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: $1,390 · $116/mo
• Projected year-2 tax: $2,074 · $173/mo
• Expected delta: +$684/yr (+$57/mo · 49.2%)

ⓘ 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: $32,538
• − Mortgage interest: −$13,998
• − Property taxes: −$1,390
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,603
• − Management: −$2,603
• − HOA: −$3,336
• − Depreciation: −$7,270
• Taxable income: $88
• Est. tax owed @ 24.0%: −$21
• After-tax cash flow: $3,982/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

+37.3% since first listed

7 events — show timeline

• 2026-05-07 Price Changed $249,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-19 Listed $255,000 Daytona MLS
• 2026-02-14 Listed $255,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-28 Price Changed $285,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-27 Listed $289,900 Stellar MLS as Distributed by MLS Grid
• 2016-10-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-09-02 Listed $182,000 Stellar MLS as Distributed by MLS Grid

Property tax history

-0.7%/yr

Latest (2025): $1,390 · +0.6% YoY. Source: county tax records.