1060 E Patrick Cir · Daytona Beach, FL 32117

$205,000

2 bd · 1.5 ba · 1,063 sqft · SingleFamily public records · 43 Days on market

Built 1968 9,310 sqft lot

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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 +9.4/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +2.8/5.0
• DSCR +2.6/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SELLERS ARE HIGHLY MOTIVATED! Welcome to 1060 E Patrick Circle in Daytona Beach! This beautifully updated home offers the perfect blend of comfort, functionality, and value. Featuring an open-concept layout with durable luxury vinyl flooring in the main areas and fresh carpeting in the bedrooms, the interior feels bright, spacious, and move-in ready. The kitchen is equipped with modern cabinetry, ample counter space, and a seamless flow into the main living area, making it ideal for everyday living or entertaining. The home also features updated bathrooms and a convenient indoor laundry area. The primary suite offers a comfortable retreat with its own bathroom and generous closet space. Step outside to a large, fully fenced backyard with plenty of room for pets, play, or future additions. A detached shed provides extra storage, and the open space offers endless possibilities for outdoor enjoyment. The covered carport and extended driveway allow for ample parking, while the inviting front porch adds charm and curb appeal. Conveniently located near shopping, dining, schools, and just a short drive to the beach, this property is perfect for first-time buyers, investors, or anyone looking for an affordable home in a central location. Don't miss your opportunity, schedule your private showing today!

Key facts

• 9,310 sq ft lot
• Parking
• Built 1968

Property features AI

Finance

• Other: Unfurnished; Public maintained asphalt road access; Shed(s) on property; Lot approximately 0.21 acres (under 1/4 acre)
• Financial info: No lease restrictions indicated
• HOA & community: Development: Cedar Highland; Pets allowed

Exterior

• Parking: Carport (1 space)
• Security: Exterior security lights
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; One-story; East-facing; Entry on slab foundation
• Construction: Concrete construction; Shingle roof; Built on slab
• Exterior features: Landscaped yard; Sidewalk; Paved surfaces

Interior

• Kitchen: Range; Range hood; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Electric heating; Heat pump; Central air
• Interior features: Ceiling fans; Open floorplan; Thermostat; Security lights
• Laundry & utility: Inside laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-146 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (12.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (24.6% below list).
• Recommended offer: $155k (24.6% 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: Westside Elementary School (math 29% / reading 26%, grade F, #1,962 of 2,144 statewide, top 92%, 636 students, 83% FRL); Campbell Middle School (math 28% / reading 30%, grade F, #479 of 571 statewide, top 84%, 855 students, 80% FRL); Mainland High School (math 30% / reading 37%, grade F, #400 of 667 statewide, top 61%, 1,855 students, 64% FRL) — zoned schools average 76% FRL vs 51% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 46% district-wide (-16 pts) — the specific schools serving this property underperform the Volusia average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.0%/yr); 333 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 33% of the median local income ($56k/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 $1k 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 43 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.
• Current owner paid $42k; list at $205k implies a 394% 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; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,561 (24.6% 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 43 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.75% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.05%
• DSCR: 0.86
• GRM: 11.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.01% rent growth · sell at horizon

5-year hold

• IRR: -23.6%
• Equity multiple: 0.21×
• Total profit: $-45,551
• Equity at exit: $30,566

10-year hold

• IRR: -24.6%
• Equity multiple: -0.11×
• Total profit: $-63,623
• Equity at exit: $17,725

Cash invested: $57,400 (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 32117

• Home prices YoY: -8.2%
• Rents YoY: 1.0%
• Active inventory: 333
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,546 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$206 /mo · $2,477/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $-146

Break-even live

Break-even rent $1,730

Max offer price $179,231

Occupancy floor —

Sensitivity live

Price	-10% $-30	-5% $-88	+0% $-146	+5% $-204	+10% $-262
Rent	-10% $-268	-5% $-207	+0% $-146	+5% $-85	+10% $-24
Rate	-1.0pp $-43	-0.5pp $-94	base $-146	+0.5pp $-199	+1.0pp $-253

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1012 Cadillac Dr Daytona Beach, FL	3.0	2.0	1353	$1,650	$1.22	25d	1	0.29mi
922 Lewis Dr Daytona Beach, FL	3.0	1.0	1034	$1,750	$1.69	25d	1	0.48mi
1013 Lewis Dr Daytona Beach, FL	3.0	1.5	1475	$1,850	$1.25	25d	1	0.49mi
802 Lewis Dr Daytona Beach, FL	3.0	1.0	1223	$1,700	$1.39	25d	1	0.60mi
736 Kentucky St Unit 3 Daytona Beach, FL	2.0	1.0	850	$1,300	$1.53	16d	1	0.62mi
875 Derbyshire Rd Daytona Beach, FL	3.0	1.0–2.0	835	$1,141	$1.37	13d	11	0.68mi
704 Tennessee St Unit 1 Daytona Beach, FL	2.0	1.0	1479	$1,250	$0.85	25d	1	0.69mi
1262 Essex Rd Daytona Beach, FL	3.0	2.0	1500	$1,900	$1.27	25d	1	0.72mi
736 White St Daytona Beach, FL	3.0	2.0	1092	$1,799	$1.65	25d	1	0.82mi
1216 Kennedy Rd Unit 10 Daytona Beach, FL	2.0	1.0	900	$975	$1.08	25d	1	1.01mi
1216 Kennedy Rd Unit 4 Daytona Beach, FL	2.0	1.0	900	$975	$1.08	16d	1	1.01mi
1217 Kennedy Rd Unit 56 Daytona Beach, FL	2.0	1.0	800	$1,000	$1.25	25d	1	1.04mi
1217 Kennedy Rd Unit 44 Daytona Beach, FL	1.0	1.0	800	$775	$0.97	13d	1	1.04mi
1221 Kennedy Rd Unit 48 Daytona Beach, FL	1.0	1.0	800	$775	$0.97	16d	1	1.04mi
1225 Kennedy Rd Daytona Beach, FL	2.0	1.0	800	$825	$1.03	13d	1	1.04mi
1224 10th St Daytona Beach, FL	3.0	1.0	1284	$1,550	$1.21	16d	1	1.05mi
1229 Kennedy Rd Daytona Beach, FL	2.0	1.0	800	$950	$1.19	16d	1	1.05mi
1851 Lpga Blvd Daytona Beach, FL	1.0–3.0	1.0–3.0	966	$1,918	$1.98	13d	49	1.06mi
1381 N Clyde Morris Blvd Daytona Beach, FL	1.0–3.0	1.0–2.0	919	$1,594	$1.73	13d	10	1.06mi
142 White Fawn Dr Daytona Beach, FL	2.0	2.5	1140	$1,495	$1.31	25d	1	1.07mi
165 White Fawn Dr Unit MB Daytona Beach, FL	2.0	2.5	1278	$895	$0.70	16d	1	1.08mi
165 White Fawn Dr Unit BR2 Daytona Beach, FL	2.0	2.5	1278	$850	$0.67	16d	1	1.08mi
155 White Fawn Dr Daytona Beach, FL	2.0	2.5	1278	$1,600	$1.25	25d	1	1.09mi
100 Windflower LN Daytona Beach, FL	1.0–3.0	1.0–2.0	1021	$2,014	$1.97	13d	63	1.09mi
101 Claysburg LN Holly Hill, FL	1.0–3.0	1.0–2.0	1163	$2,322	$2.00	16d	25	1.09mi
1600 Lpga Blvd Daytona Beach, FL	1.0–3.0	1.0–2.0	1045	$2,065	$1.98	13d	21	1.16mi
519 Colfax Dr Daytona Beach, FL	3.0	1.5	1288	$1,700	$1.32	25d	1	1.16mi
450 Jimmy Ann Dr Daytona Beach, FL	2.0	2.0	1170	$1,632	$1.39	21d	5	1.16mi
1500 Alexis AVE Daytona Beach, FL	1.0–3.0	1.0–2.0	1003	$1,807	$1.80	13d	32	1.21mi
100 Alva Cir Daytona Beach, FL	1.0–3.0	1.0–2.0	1140	$1,900	$1.67	13d	12	1.31mi
625 Holmes Ave Daytona Beach, FL	2.0	1.0	768	$995	$1.30	23d	1	1.38mi
1820 Legends Ln Daytona Beach, FL	1.0–3.0	1.0–2.0	1076	$1,905	$1.77	13d	73	1.41mi
520 Zinfandel Dr Unit 1 Daytona Beach, FL	3.0	2.5	1463	$2,500	$1.71	25d	1	1.50mi

Listing history 20 events

1. 2026-06-14
   statusdays on market $205,000 Pending 43 DOM
2. 2026-06-10
   days on market $205,000 Active 42 DOM
3. 2026-06-09
   pricedays on market $205,000 Active 41 DOM
4. 2026-06-08
   days on market $215,000 Active 40 DOM

   Show marketing remark (1315 chars)

   SELLERS ARE HIGHLY MOTIVATED! Welcome to 1060 E Patrick Circle in Daytona Beach! This beautifully updated home offers the perfect blend of comfort, functionality, and value. Featuring an open-concept layout with durable luxury vinyl flooring in the main areas and fresh carpeting in the bedrooms, the interior feels bright, spacious, and move-in ready. The kitchen is equipped with modern cabinetry, ample counter space, and a seamless flow into the main living area, making it ideal for everyday living or entertaining. The home also features updated bathrooms and a convenient indoor laundry area. The primary suite offers a comfortable retreat with its own bathroom and generous closet space. Step outside to a large, fully fenced backyard with plenty of room for pets, play, or future additions. A detached shed provides extra storage, and the open space offers endless possibilities for outdoor enjoyment. The covered carport and extended driveway allow for ample parking, while the inviting front porch adds charm and curb appeal. Conveniently located near shopping, dining, schools, and just a short drive to the beach, this property is perfect for first-time buyers, investors, or anyone looking for an affordable home in a central location. Don't miss your opportunity, schedule your private showing today!

5. 2026-06-07
   days on market $215,000 Active 39 DOM
6. 2026-06-05
   days on market $215,000 Active 36 DOM
7. 2026-06-03
   days on market $215,000 Active 35 DOM
8. 2026-06-03
   days on market $215,000 Active 34 DOM
9. 2026-06-01
   days on market $215,000 Active 33 DOM
10. 2026-05-31
    days on market $215,000 Active 32 DOM
11. 2026-05-31
    days on market $215,000 Active 31 DOM
12. 2026-04-29
    listed $215,000 Active 1315-char remark

    Show marketing remark (1315 chars)

    SELLERS ARE HIGHLY MOTIVATED! Welcome to 1060 E Patrick Circle in Daytona Beach! This beautifully updated home offers the perfect blend of comfort, functionality, and value. Featuring an open-concept layout with durable luxury vinyl flooring in the main areas and fresh carpeting in the bedrooms, the interior feels bright, spacious, and move-in ready. The kitchen is equipped with modern cabinetry, ample counter space, and a seamless flow into the main living area, making it ideal for everyday living or entertaining. The home also features updated bathrooms and a convenient indoor laundry area. The primary suite offers a comfortable retreat with its own bathroom and generous closet space. Step outside to a large, fully fenced backyard with plenty of room for pets, play, or future additions. A detached shed provides extra storage, and the open space offers endless possibilities for outdoor enjoyment. The covered carport and extended driveway allow for ample parking, while the inviting front porch adds charm and curb appeal. Conveniently located near shopping, dining, schools, and just a short drive to the beach, this property is perfect for first-time buyers, investors, or anyone looking for an affordable home in a central location. Don't miss your opportunity, schedule your private showing today!

13. 2026-04-29
    listed $215,000 Active 1321-char remark

    Show marketing remark (1315 chars)

    SELLERS ARE HIGHLY MOTIVATED! Welcome to 1060 E Patrick Circle in Daytona Beach! This beautifully updated home offers the perfect blend of comfort, functionality, and value. Featuring an open-concept layout with durable luxury vinyl flooring in the main areas and fresh carpeting in the bedrooms, the interior feels bright, spacious, and move-in ready. The kitchen is equipped with modern cabinetry, ample counter space, and a seamless flow into the main living area, making it ideal for everyday living or entertaining. The home also features updated bathrooms and a convenient indoor laundry area. The primary suite offers a comfortable retreat with its own bathroom and generous closet space. Step outside to a large, fully fenced backyard with plenty of room for pets, play, or future additions. A detached shed provides extra storage, and the open space offers endless possibilities for outdoor enjoyment. The covered carport and extended driveway allow for ample parking, while the inviting front porch adds charm and curb appeal. Conveniently located near shopping, dining, schools, and just a short drive to the beach, this property is perfect for first-time buyers, investors, or anyone looking for an affordable home in a central location. Don't miss your opportunity, schedule your private showing today!

14. 2026-04-18
    historical
15. 2025-11-14
    price $219,000
16. 2025-10-24
    listed $229,000 Active
17. 2025-10-05
    historical
18. 2025-08-08
    listed $239,000 Active
19. 1999-04-26
    soldstatus $41,500
20. 1982-12-01
    soldstatus $24,400

ⓘ 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: $2,477 · $206/mo
• Projected year-2 tax: $2,477 · $206/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 4/10 Moderate
• 🌡 Heat 10/10 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: $18,547
• − Mortgage interest: −$11,483
• − Property taxes: −$2,477
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,484
• − Management: −$1,484
• − Depreciation: −$5,964
• Taxable loss: −$5,369
• Est. tax savings @ 24.0%: +$1,289
• After-tax cash flow: $-462/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): 30,955
• Household income: $56,419
• Rent vs Own: 52.3% rent · 47.7% own
• Severe rent burden: 1781.0

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 0.63)
• Race & ethnicity: White 53% Black 27% Hispanic / Latino 10% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 8% · Canada, Vietnam, Jamaica
• Languages at home: 86% English-only · Spanish 8% Vietnamese 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: ▼ -96.62%
• Current HPI: 1084.54
• Rent YoY: ▲ 1.01%
• 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

+740.2% since first listed

13 events — show timeline

• 2026-06-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-06-11 Pending — Daytona MLS
• 2026-06-08 Price Changed $205,000 Daytona MLS
• 2026-06-08 Price Changed $205,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-29 Listed $215,000 Daytona MLS
• 2026-04-29 Listed $215,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-14 Price Changed $219,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-24 Listed $229,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-08-08 Listed $239,000 Stellar MLS as Distributed by MLS Grid
• 1999-04-26 Sold (Public Records) $41,500 Public Records
• 1982-12-01 Sold (Public Records) $24,400 Public Records

Property tax history

+25.3%/yr

Latest (2025): $2,477 · +2.8% YoY. Source: county tax records.