1088 Morfontaine St · Daytona Beach, FL 32124

$414,990

4 bd · 3.0 ba · 2,020 sqft · Land · 49 Days on market

7,940 sqft lot $157/mo HOA · 5% 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 +10.9/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Appreciation +4.0/10.0
• Rent growth +3.9/5.0
• Schools +3.9/10.0
• DSCR +3.2/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks

Discover the Madison, a versatile single-story home at Ironwood. This spacious layout includes 4 bedrooms, 3 bathrooms, and a 3-car garage, making it perfect for modern family living. Inside, the open-concept design seamlessly blends functionality and comfort, ideal for daily living and entertaining. The chef-inspired kitchen features stainless steel appliances, a large center island, and an expansive walk-in pantry, overlooking the living and dining areas. Enjoy the Florida weather year-round with easy access to the covered lanai from the living space. Each bedroom offers comfort and privacy with carpeted floors and ample closet space. The primary suite, at the rear of the home, includes a

Key facts

• Open-concept design
• Large center island
• Covered lanai

Tags

• SINGLE-STORY HOME
• OPEN-CONCEPT DESIGN
• CHEF-INSPIRED KITCHEN
• LARGE CENTER ISLAND
• EXPANSIVE WALK-IN PANTRY
• COVERED LANAI

Property features AI

Finance

• HOA & community: Homeowners association with a community pool; HOA fee $157 monthly

Exterior

• Parking: Attached garage; 3-car garage
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Single family residence; New construction / Under construction; One story
• Construction: Block and stucco construction; Shingle roof; Slab foundation
• Exterior features: Patio; Paved road access; Pets allowed (cats and dogs)

Interior

• Kitchen: Electric range; Dishwasher; Garbage disposal
• Bedrooms: Walk-in closets included
• Flooring: Carpet; Laminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air conditioning; Electric cooling
• Interior features: Eat-in kitchen; Kitchen island; Open floorplan; Pantry; Walk-in closet(s); 8 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $415k.

Deal economics

• At list price, monthly cash flow is $-181 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $383k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $314k (24.3% below list).
• Recommended offer: $314k (24.3% 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: 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 41% 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 $3k of loan paydown is wiped out by about $8k 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 49 days — a 3% lower offer ($403k) is reasonable based on typical stale-listing flexibility.

Recommended offer $314,312 (24.3% 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 49 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.76% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.87%
• DSCR: 0.92
• GRM: 11.0

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: -11.3%
• Equity multiple: 0.54×
• Total profit: $-53,072
• Equity at exit: $80,805

10-year hold

• IRR: -1.1%
• Equity multiple: 0.90×
• Total profit: $-11,078
• Equity at exit: $69,253

Cash invested: $116,197 (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: 11.0×

Monthly cashflow live

• Estimated rent: $3,143 high
• Mortgage (P&I): −$2,176
• Tax from tax record: −$158 /mo · $1,892/yr
• Insurance: −$173
• HOA: −$157
• Vacancy / Maint / Mgmt: −$660
• Net cashflow: $-181

Break-even live

Break-even rent $3,372

Max offer price $383,063

Occupancy floor —

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: $103,748
• Closing costs: $12,450
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
132 Lost Ball Dr Daytona Beach, FL	3.0	2.0	1484	$2,300	$1.55	23d	1	0.62mi
137 Lost Ball Dr Daytona Beach, FL	4.0	2.5	2168	$2,950	$1.36	11d	1	0.64mi
136 Links Terrace Blvd Daytona Beach, FL	3.0	2.0	1483	$2,500	$1.69	19d	1	0.65mi
284 Links Terrace Blvd Daytona Beach, FL	4.0	2.5	2200	$2,850	$1.30	23d	1	0.80mi
604 Champion Ridge Dr Daytona Beach, FL	3.0	2.0	1761	$2,299	$1.31	14d	1	0.93mi
1250 Champions Dr Daytona Beach, FL	3.0	2.0	2004	$2,650	$1.32	23d	1	1.36mi
1203 Cabot Cliffs Dr Daytona Beach, FL	5.0	2.5	2355	$2,750	$1.17	21d	1	1.46mi
1139 Belle Isle Ln Daytona Beach, FL	3.0	2.0	1429	$2,195	$1.54	14d	1	1.46mi
2220 Green Valley St Daytona Beach, FL	3.0	2.0	1540	$2,300	$1.49	23d	1	1.50mi

HOA detail

• Monthly dues: $157 · $1,884/yr

Listing history 6 events

1. 2026-05-05
   status Pending
2. 2026-04-22
   price $414,990
3. 2026-04-16
   price $418,990
4. 2026-03-18
   price $421,990
5. 2026-03-17
   listed $441,990 Active
6. 2024-12-06
   soldstatus $11,494,000

ⓘ 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: $1,892 · $158/mo
• Projected year-2 tax: $3,444 · $287/mo
• Expected delta: +$1,553/yr (+$129/mo · 82.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $37,717
• − Mortgage interest: −$23,246
• − Property taxes: −$1,892
• − Insurance: −$2,075
• − Repairs & maintenance: −$3,017
• − Management: −$3,017
• − HOA: −$1,884
• − Depreciation: −$12,072
• Taxable loss: −$9,486
• Est. tax savings @ 24.0%: +$2,277
• After-tax cash flow: $108/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

-96.4% since first listed

6 events — show timeline

• 2026-05-05 Pending — Daytona MLS
• 2026-04-22 Price Changed $414,990 Daytona MLS
• 2026-04-16 Price Changed $418,990 Daytona MLS
• 2026-03-18 Price Changed $421,990 Daytona MLS
• 2026-03-17 Listed $441,990 Daytona MLS
• 2024-12-06 Sold (Public Records) $11,494,000 Public Records

Property tax history

+88.5%/yr

Latest (2025): $1,892 · +88.5% YoY. Source: county tax records.