1232 David Dr · Daytona Beach, FL 32117

$125,005

4 bd · 2.0 ba · 1,618 sqft · SingleFamily public records · 57 Days on market

Built 1957 6,969 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special, needs complete rehab. Cash only. Good size lot. Large home with possibility of an in law suite or another unit. Seller has no knowledge of property. Bring your contractor and lets make a deal.

Key facts

• In law suite
• Good size lot
• 6,969 sq ft lot

Tags

• GOOD SIZE LOT
• IN LAW SUITE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $690 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% 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 (+1.0%/yr); 332 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• At $2,165/mo this rent would consume 46% of the median local household income ($56k/yr) (locally 1781% 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 (-3.0%/yr); year-one equity from $865 of loan paydown is wiped out by about $4k 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 (-3.0% appreciation + 1.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 7y ago; this cycle's ask has dropped $24k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $121,254 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.73% ✓
• Cap rate: 12.92%
• Cash-on-cash: 23.67%
• DSCR: 2.05
• GRM: 4.8

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: 14.4%
• Equity multiple: 1.56×
• Total profit: $19,595
• Equity at exit: $18,639

10-year hold

• IRR: 21.4%
• Equity multiple: 2.64×
• Total profit: $57,449
• Equity at exit: $10,808

Cash invested: $35,001 (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: 332
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,165 high
• Mortgage (P&I): −$656
• Tax from tax record: −$312 /mo · $3,744/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $690

Break-even live

Break-even rent $1,291

Max offer price $125,005

Occupancy floor 63%

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: $31,251
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1224 10th St Daytona Beach, FL	3.0	1.0	1284	$1,550	$1.21	14d	1	0.04mi
100 Windflower LN Daytona Beach, FL	1.0–3.0	1.0–2.0	1021	$2,516	$2.46	11d	63	0.25mi
101 Claysburg LN Holly Hill, FL	1.0–3.0	1.0–2.0	1163	$2,800	$2.41	14d	25	0.25mi
1262 Essex Rd Daytona Beach, FL	3.0	2.0	1500	$1,900	$1.27	23d	1	0.36mi
875 Derbyshire Rd Daytona Beach, FL	3.0	1.0–2.0	835	$1,299	$1.56	11d	11	0.73mi
1600 Lpga Blvd Daytona Beach, FL	1.0–3.0	1.0–2.0	1045	$2,622	$2.51	11d	21	0.77mi
1012 Cadillac Dr Daytona Beach, FL	3.0	2.0	1353	$1,650	$1.22	23d	1	0.81mi
1013 Lewis Dr Daytona Beach, FL	3.0	1.5	1475	$1,850	$1.25	23d	1	0.85mi
1014 Indian Oaks E Daytona Beach, FL	3.0	2.0	1500	$2,650	$1.77	23d	1	0.91mi
1512 Richmond Ave Unit 1546284P Daytona Beach, FL	3.0	2.0	1173	$3,226	$2.75	14d	1	0.93mi
638 LPGA Blvd Unit B Daytona Beach, FL	3.0	2.0	1111	$2,490	$2.24	23d	1	0.97mi
1575 Megan Bay Cir Daytona Beach, FL	3.0	2.0	1232	$1,800	$1.46	23d	1	1.01mi
1851 Lpga Blvd Daytona Beach, FL	1.0–3.0	1.0–3.0	966	$2,516	$2.60	11d	49	1.01mi
108 San Mardeen Ct Daytona Beach, FL	3.0	2.0	1500	$2,650	$1.77	23d	1	1.06mi
1235 Alcazar St Daytona Beach, FL	3.0	2.0	1498	$2,100	$1.40	23d	1	1.07mi
520 Zinfandel Dr Unit 1 Daytona Beach, FL	3.0	2.5	1463	$2,500	$1.71	23d	1	1.09mi
1017 Wicker Way Daytona Beach, FL	5.0	1.0–3.0	2136	$3,142	$1.47	11d	1	1.13mi
1500 Alexis AVE Daytona Beach, FL	1.0–3.0	1.0–2.0	1003	$2,205	$2.20	11d	32	1.15mi
1435 Atlanta Dr Daytona Beach, FL	3.0	1.0	1200	$1,800	$1.50	23d	1	1.18mi
802 Lewis Dr Daytona Beach, FL	3.0	1.0	1223	$1,700	$1.39	23d	1	1.24mi
1420 Alabama Ave Daytona Beach, FL	4.0	2.0	1367	$1,824	$1.33	19d	1	1.28mi
736 White St Daytona Beach, FL	3.0	2.0	1092	$1,799	$1.65	23d	1	1.35mi
430 Dorothy Ave Daytona Beach, FL	3.0	1.0	1103	$1,700	$1.54	14d	1	1.37mi
1381 N Clyde Morris Blvd Daytona Beach, FL	1.0–3.0	1.0–2.0	919	$1,964	$2.14	11d	10	1.38mi
331 Clifton Ave Daytona Beach, FL	3.0	2.0	1355	$2,050	$1.51	23d	1	1.40mi
149 Reena Dr Daytona Beach, FL	3.0	2.5	1656	$2,100	$1.27	23d	1	1.43mi
218 Center St Daytona Beach, FL	3.0	2.0	1234	$2,190	$1.77	21d	1	1.43mi
1767 Valencia Ave Ormond Beach, FL	4.0	2.0	1216	$2,100	$1.73	23d	1	1.44mi

Listing history 39 events

1. 2026-05-12
   price $125,005 210-char remark

   Show marketing remark (210 chars)

   Investor special, needs complete rehab. Cash only. Good size lot. Large home with possibility of an in law suite or another unit. Seller has no knowledge of property. Bring your contractor and lets make a deal.

2. 2026-04-29
   price $139,008 210-char remark

   Show marketing remark (210 chars)

   Investor special, needs complete rehab. Cash only. Good size lot. Large home with possibility of an in law suite or another unit. Seller has no knowledge of property. Bring your contractor and lets make a deal.

3. 2026-04-15
   price $144,004 210-char remark

   Show marketing remark (210 chars)

   Investor special, needs complete rehab. Cash only. Good size lot. Large home with possibility of an in law suite or another unit. Seller has no knowledge of property. Bring your contractor and lets make a deal.

4. 2026-03-31
   listed $149,007 Active 210-char remark

   Show marketing remark (210 chars)

   Investor special, needs complete rehab. Cash only. Good size lot. Large home with possibility of an in law suite or another unit. Seller has no knowledge of property. Bring your contractor and lets make a deal.

5. 2022-07-22
   historical
6. 2022-07-09
   listed $299,000 Active
7. 2020-03-05
   soldstatus $167,000 Sold
8. 2020-03-04
   soldstatus $167,000 Closed
9. 2020-03-04
   soldstatus $167,000
10. 2020-03-01
    status Pending
11. 2020-03-01
    status Pending
12. 2020-02-06
    listed $179,500 Active
13. 2020-02-06
    listed $179,500 Active
14. 2019-10-09
    historical
15. 2019-10-09
    historical
16. 2019-09-27
    price $73,900
17. 2019-09-27
    price $73,900
18. 2019-09-18
    price $74,900
19. 2019-09-18
    price $74,900
20. 2019-09-06
    price $76,500
21. 2019-09-06
    price $76,500
22. 2019-08-06
    price $79,900
23. 2019-08-06
    price $79,900
24. 2019-07-05
    price $84,900
25. 2019-07-04
    price $84,900
26. 2019-06-21
    status Active
27. 2019-06-21
    status Active
28. 2019-05-15
    status Pending
29. 2019-05-15
    status Active
30. 2019-05-15
    historical
31. 2019-05-14
    historical
32. 2019-05-14
    listed $86,900
33. 2019-04-01
    price $86,900
34. 2019-04-01
    price $86,900
35. 2019-04-01
    price $85,900
36. 2019-02-14
    listed $89,900 Active
37. 2019-02-14
    listed $89,900 Active
38. 2003-12-31
    soldstatus $70,000
39. 1981-12-01
    soldstatus $32,000

ⓘ 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: $3,744 · $312/mo
• Projected year-2 tax: $3,744 · $312/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: $25,975
• − Mortgage interest: −$7,002
• − Property taxes: −$3,744
• − Insurance: −$625
• − Repairs & maintenance: −$2,078
• − Management: −$2,078
• − Depreciation: −$3,637
• Taxable income: $6,811
• Est. tax owed @ 24.0%: −$1,635
• After-tax cash flow: $6,650/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

• 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

+290.6% since first listed

39 events — show timeline

• 2026-05-12 Price Changed $125,005 Daytona MLS
• 2026-04-29 Price Changed $139,008 Daytona MLS
• 2026-04-15 Price Changed $144,004 Daytona MLS
• 2026-03-31 Listed $149,007 Daytona MLS
• 2022-07-22 Listing Removed — Daytona MLS
• 2022-07-09 Listed $299,000 Daytona MLS
• 2020-03-05 Sold (MLS) $167,000 Stellar MLS as Distributed by MLS Grid
• 2020-03-04 Sold (Public Records) $167,000 Public Records
• 2020-03-04 Sold (MLS) $167,000 Daytona MLS
• 2020-03-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-03-01 Pending — Daytona MLS
• 2020-02-06 Listed $179,500 Daytona MLS
• 2020-02-06 Listed $179,500 Stellar MLS as Distributed by MLS Grid
• 2019-10-09 Listing Removed — Daytona MLS
• 2019-10-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-09-27 Price Changed $73,900 Stellar MLS as Distributed by MLS Grid
• 2019-09-27 Price Changed $73,900 Daytona MLS
• 2019-09-18 Price Changed $74,900 Stellar MLS as Distributed by MLS Grid
• 2019-09-18 Price Changed $74,900 Daytona MLS
• 2019-09-06 Price Changed $76,500 Stellar MLS as Distributed by MLS Grid
• 2019-09-06 Price Changed $76,500 Daytona MLS
• 2019-08-06 Price Changed $79,900 Stellar MLS as Distributed by MLS Grid
• 2019-08-06 Price Changed $79,900 Daytona MLS
• 2019-07-05 Price Changed $84,900 Stellar MLS as Distributed by MLS Grid
• 2019-07-04 Price Changed $84,900 Daytona MLS
• 2019-06-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2019-06-21 Relisted — Daytona MLS
• 2019-05-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-05-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2019-05-15 Listing Removed — Daytona MLS
• 2019-05-14 Listed $86,900 Daytona MLS
• 2019-05-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-04-01 Price Changed $86,900 Stellar MLS as Distributed by MLS Grid
• 2019-04-01 Price Changed $86,900 Daytona MLS
• 2019-04-01 Price Changed $85,900 Daytona MLS
• 2019-02-14 Listed $89,900 Daytona MLS
• 2019-02-14 Listed $89,900 Stellar MLS as Distributed by MLS Grid
• 2003-12-31 Sold (Public Records) $70,000 Public Records
• 1981-12-01 Sold (Public Records) $32,000 Public Records

Property tax history

+9.6%/yr

Latest (2025): $3,744 · -10.7% YoY. Source: county tax records.