115 Mulberry Branch Ct · Daytona Beach, FL 32124

$375,000

4 bd · 2.5 ba · 2,145 sqft · SingleFamily public records · 112 Days on market

Built 2010 0.33 ac lot $52/mo HOA · 1% 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 +18.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +4.7/10.0
• 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

This beautiful, well-maintained home perfectly blends comfort and convenience. Featuring a brand-new AC system (2025) and a newer roof (2023), it offers added value and peace of mind for the next owner. Located in the desirable Bayberry Lakes community, the home offers a thoughtfully designed floor plan with spacious living areas ideal for everyday living and entertaining. Residents enjoy amenities including a community pool, clubhouse, and playgrounds. Conveniently situated near shopping, dining, golf, tennis, and with easy access to Interstate 95 and Interstate 4, this property delivers both lifestyle and location. An excellent opportunity for first-time buyers, relocating homeowners, or investors in the Daytona Beach area. (All information deemed accurate but not warranted or guaranteed in any way by the seller, listing agent, or listing brokerage. Inspections and buyer due diligence are recommended. )

Key facts

• Clubhouse
• Community pool
• Newer roof

Tags

• BRAND NEW AC SYSTEM
• NEWER ROOF
• BAYBERRY LAKES COMMUNITY
• COMMUNITY POOL
• CLUBHOUSE
• PLAYGROUNDS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $366k (2.5% below list).
• Recommended offer: $341k (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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $3,655/mo this rent would consume 47% of the median local household income ($93k/yr) (locally 54% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-2.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $7k 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 112 days — a 9% lower offer ($341k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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.
• Current owner paid $150k; list at $375k implies a 150% 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; severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $341,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 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: 0.97% ✗
• Cap rate: 7.36%
• Cash-on-cash: 3.79%
• DSCR: 1.17
• GRM: 8.5

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: -3.3%
• Equity multiple: 0.86×
• Total profit: $-14,246
• Equity at exit: $73,018

10-year hold

• IRR: 7.1%
• Equity multiple: 1.66×
• Total profit: $69,299
• Equity at exit: $62,579

Cash invested: $105,000 (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: 8.5×

Monthly cashflow live

• Estimated rent: $3,655 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$381 /mo · $4,569/yr
• Insurance: −$156
• HOA: −$52
• Vacancy / Maint / Mgmt: −$768
• Net cashflow: $332

Break-even live

Break-even rent $3,235

Max offer price $375,000

Occupancy floor 86%

Sensitivity live

Price	-10% $544	-5% $438	+0% $332	+5% $226	+10% $120
Rent	-10% $43	-5% $188	+0% $332	+5% $476	+10% $621
Rate	-1.0pp $521	-0.5pp $427	base $332	+0.5pp $235	+1.0pp $136

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1250 Champions Dr Daytona Beach, FL	3.0	2.0	2004	$2,650	$1.32	24d	1	0.96mi
102 Carnival Dr Daytona Beach, FL	3.0	2.0	1998	$2,650	$1.33	24d	1	1.08mi
1131 Fins Up Ct Daytona Beach, FL	3.0	2.0	1848	$3,000	$1.62	24d	1	1.10mi
903 Coral Reef Way Daytona Beach, FL	3.0	2.0	1848	$3,250	$1.76	24d	1	1.11mi
853 Bama Breeze Dr Daytona Beach, FL	3.0	3.0	2576	$3,600	$1.40	24d	1	1.26mi
100 Hang Loose Way Daytona Beach, FL	3.0	3.5	2800	$5,500	$1.96	24d	1	1.28mi

HOA detail

• Monthly dues: $52 · $624/yr
• Likely covers: landscapingpool

Listing history 22 events

1. 2026-06-18
   days on market $375,000 Active 112 DOM
2. 2026-06-17
   days on market $375,000 Active 111 DOM
3. 2026-06-16
   days on market $375,000 Active 110 DOM
4. 2026-06-15
   days on market $375,000 Active 109 DOM
5. 2026-06-14
   days on market $375,000 Active 107 DOM
6. 2026-06-10
   days on market $375,000 Active 104 DOM
7. 2026-06-09
   days on market $375,000 Active 103 DOM
8. 2026-06-08
   days on market $375,000 Active 102 DOM
9. 2026-06-07
   days on market $375,000 Active 101 DOM
10. 2026-06-05
    days on market $375,000 Active 98 DOM
11. 2026-06-03
    days on market $375,000 Active 97 DOM
12. 2026-06-03
    days on market $375,000 Active 96 DOM
13. 2026-06-01
    days on market $375,000 Active 95 DOM
14. 2026-05-31
    days on market $375,000 Active 94 DOM
15. 2026-05-31
    days on market $375,000 Active 93 DOM
16. 2026-04-09
    price $375,000 918-char remark

    Show marketing remark (966 chars)

    One or more photo(s) has been virtually staged. This beautiful, well-maintained home perfectly blends comfort and convenience. Featuring a brand-new AC system (2025) and a newer roof (2023), it offers added value and peace of mind for the next owner. Located in the desirable Bayberry Lakes community, the home offers a thoughtfully designed floor plan with spacious living areas ideal for everyday living and entertaining. Residents enjoy amenities including a community pool, clubhouse, and playgrounds. Conveniently situated near shopping, dining, golf, tennis, and with easy access to Interstate 95 and Interstate 4, this property delivers both lifestyle and location. An excellent opportunity for first-time buyers, relocating homeowners, or investors in the Daytona Beach area. (All information deemed accurate but not warranted or guaranteed in any way by the seller, listing agent, or listing brokerage. Inspections and buyer due diligence are recommended. )

17. 2026-04-09
    price $375,000 966-char remark

    Show marketing remark (966 chars)

    One or more photo(s) has been virtually staged. This beautiful, well-maintained home perfectly blends comfort and convenience. Featuring a brand-new AC system (2025) and a newer roof (2023), it offers added value and peace of mind for the next owner. Located in the desirable Bayberry Lakes community, the home offers a thoughtfully designed floor plan with spacious living areas ideal for everyday living and entertaining. Residents enjoy amenities including a community pool, clubhouse, and playgrounds. Conveniently situated near shopping, dining, golf, tennis, and with easy access to Interstate 95 and Interstate 4, this property delivers both lifestyle and location. An excellent opportunity for first-time buyers, relocating homeowners, or investors in the Daytona Beach area. (All information deemed accurate but not warranted or guaranteed in any way by the seller, listing agent, or listing brokerage. Inspections and buyer due diligence are recommended. )

18. 2026-02-26
    listed $389,900 Active 966-char remark

    Show marketing remark (966 chars)

    One or more photo(s) has been virtually staged. This beautiful, well-maintained home perfectly blends comfort and convenience. Featuring a brand-new AC system (2025) and a newer roof (2023), it offers added value and peace of mind for the next owner. Located in the desirable Bayberry Lakes community, the home offers a thoughtfully designed floor plan with spacious living areas ideal for everyday living and entertaining. Residents enjoy amenities including a community pool, clubhouse, and playgrounds. Conveniently situated near shopping, dining, golf, tennis, and with easy access to Interstate 95 and Interstate 4, this property delivers both lifestyle and location. An excellent opportunity for first-time buyers, relocating homeowners, or investors in the Daytona Beach area. (All information deemed accurate but not warranted or guaranteed in any way by the seller, listing agent, or listing brokerage. Inspections and buyer due diligence are recommended. )

19. 2026-02-25
    listed $389,900 Active 918-char remark

    Show marketing remark (918 chars)

    This beautiful, well-maintained home perfectly blends comfort and convenience. Featuring a brand-new AC system (2025) and a newer roof (2023), it offers added value and peace of mind for the next owner. Located in the desirable Bayberry Lakes community, the home offers a thoughtfully designed floor plan with spacious living areas ideal for everyday living and entertaining. Residents enjoy amenities including a community pool, clubhouse, and playgrounds. Conveniently situated near shopping, dining, golf, tennis, and with easy access to Interstate 95 and Interstate 4, this property delivers both lifestyle and location. An excellent opportunity for first-time buyers, relocating homeowners, or investors in the Daytona Beach area. (All information deemed accurate but not warranted or guaranteed in any way by the seller, listing agent, or listing brokerage. Inspections and buyer due diligence are recommended. )

20. 2011-09-16
    soldstatus $150,000
21. 2011-06-21
    listed $164,990
22. 2006-03-01
    soldstatus $5,176,000

ⓘ 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: $4,569 · $381/mo
• Projected year-2 tax: $4,569 · $381/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 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $43,860
• − Mortgage interest: −$21,006
• − Property taxes: −$4,569
• − Insurance: −$1,875
• − Repairs & maintenance: −$3,509
• − Management: −$3,509
• − HOA: −$624
• − Depreciation: −$10,909
• Taxable loss: −$2,140
• Est. tax savings @ 24.0%: +$514
• After-tax cash flow: $4,497/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

-92.8% since first listed

7 events — show timeline

• 2026-04-09 Price Changed $375,000 Daytona MLS
• 2026-04-09 Price Changed $375,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-26 Listed $389,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-25 Listed $389,900 Daytona MLS
• 2011-09-16 Sold (MLS) $150,000 Daytona MLS
• 2011-06-21 Listed $164,990 Daytona MLS
• 2006-03-01 Sold (Public Records) $5,176,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $4,569 · +2.7% YoY. Source: county tax records.