384 Birkdale Dr · Daytona Beach, FL 32124

$427,930

4 bd · 3.0 ba · 2,190 sqft · Land · 38 Days on market

Built 2026 6,250 sqft lot $85/mo HOA · 3% 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 +10.0/30.0
• 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 +2.9/10.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0

Listing remarks MLS

Brand new, energy-efficient home available by Jul 2026! Deciding where to buy a home? The Emilia floorplan in Daytona Beach, FL offers an open-concept floorplan with 4 bedrooms, 3 bathrooms, and a 2-car garage. This home features a spacious kitchen that overlooks the great room, dining, and covered lanai. Now selling, Legends Preserve offers new single-family homes in Daytona Beach, FL. This beautifully serene community is just 12 miles from Daytona's stunning beaches. Located on International Golf Drive alongside the world-famous LPGA golf course, residents will have easy access to both I-4 and I-95, as well as Daytona International Airport. Nearby attractions include Daytona International Speedway, Tanger Outlets, and the Daytona Boardwalk. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

Key facts

• Easy access to i-95
• Spacious kitchen
• Covered lanai

Tags

• ENERGY EFFICIENT HOME
• OPEN CONCEPT FLOORPLAN
• SPACIOUS KITCHEN
• COVERED LANAI
• EASY ACCESS TO I-4
• EASY ACCESS TO I-95

Property features AI

Finance

• Other: Home warranty included; CDD present
• Financial info: Other annual assessment: $578; Annual tax (2025): $900; Total monthly fees: $85; total annual fees: $1,020
• HOA & community: HOA required (Legends Preserve Homeowners Association) — $85/month; Community features include deed restrictions, golf, golf cart access, playground, pool, and sidewalks; Pets allowed

Exterior

• Parking: Attached 2-car garage; Driveway; Garage approximately 20x20
• Utilities: Public water; Public sewer; Underground utilities
• Home design: Single-family residence; One story; Under construction (projected completion July 24, 2026); North-facing
• Construction: Block and frame construction; Shingle roof; Slab foundation; New construction by Meritage Homes (Model: Emilia)
• Exterior features: Sidewalk; Sliding doors; Irrigation equipment

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Open floorplan; Thermostat
• Laundry & utility: Interior laundry

🏗️ 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 $428k.

Deal economics

• At list price, monthly cash flow is $-255 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $383k (10.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $303k (29.2% below list).
• Recommended offer: $303k (29.2% 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: Champion Elementary School (math 39% / reading 44%, grade F, #1,437 of 2,144 statewide, top 68%, 584 students, 70% FRL); Mainland High School (math 30% / reading 37%, grade F, #400 of 667 statewide, top 61%, 1,855 students, 64% FRL) — zoned schools average 67% FRL vs 51% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.5%/yr); 333 active listings in the ZIP; 17 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 39% 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 $9k 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 38 days — a 3% lower offer ($415k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $302,819 (29.2% 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 38 days. Have you received any prior offers? Is the seller open to a 29% 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: 0.71% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.55%
• DSCR: 0.89
• GRM: 11.8

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: -12.4%
• Equity multiple: 0.50×
• Total profit: $-59,695
• Equity at exit: $83,324

10-year hold

• IRR: -2.3%
• Equity multiple: 0.80×
• Total profit: $-23,961
• Equity at exit: $71,412

Cash invested: $119,820 (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: 11.8×

Monthly cashflow live

• Estimated rent: $3,028 high
• Mortgage (P&I): −$2,244
• Tax from tax record: −$140 /mo · $1,677/yr
• Insurance: −$178
• HOA: −$85
• Vacancy / Maint / Mgmt: −$636
• Net cashflow: $-255

Break-even live

Break-even rent $3,351

Max offer price $382,905

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: $106,982
• Closing costs: $12,838
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1203 Cabot Cliffs Dr Daytona Beach, FL	5.0	2.5	2355	$2,750	$1.17	21d	1	0.74mi
1143 Cabot Cliffs Dr Daytona Beach, FL	5.0	2.5	2370	$3,050	$1.29	11d	1	0.86mi
1122 Cabot Cliffs Dr Daytona Beach, FL	3.0	2.0	1432	$3,200	$2.23	14d	1	0.90mi
284 Links Terrace Blvd Daytona Beach, FL	4.0	2.5	2200	$2,850	$1.30	23d	1	1.05mi
136 Links Terrace Blvd Daytona Beach, FL	3.0	2.0	1483	$2,500	$1.69	19d	1	1.07mi
1153 Sand Trap Ct Daytona Beach, FL	4.0	2.0	1936	$2,395	$1.24	21d	1	1.10mi
1100 Sand Trap Ct Daytona Beach, FL	4.0	2.0	1935	$2,600	$1.34	23d	1	1.14mi
137 Lost Ball Dr Daytona Beach, FL	4.0	2.5	2168	$2,950	$1.36	11d	1	1.14mi
1142 Pacific Dunes Ct Daytona Beach, FL	4.0	3.0	2010	$2,599	$1.29	23d	1	1.15mi
132 Lost Ball Dr Daytona Beach, FL	3.0	2.0	1484	$2,300	$1.55	23d	1	1.16mi
1250 Champions Dr Daytona Beach, FL	3.0	2.0	2004	$2,650	$1.32	23d	1	1.22mi
1139 Belle Isle Ln Daytona Beach, FL	3.0	2.0	1429	$2,195	$1.54	14d	1	1.22mi
1098 Pacific Dunes Ct Daytona Beach, FL	4.0	2.5	2576	$3,000	$1.16	23d	1	1.25mi
2220 Green Valley St Daytona Beach, FL	3.0	2.0	1540	$2,300	$1.49	23d	1	1.37mi
1231 Belle Isle Ln Daytona Beach, FL	5.0	2.5	2112	$2,650	$1.25	23d	1	1.37mi
604 Champion Ridge Dr Daytona Beach, FL	3.0	2.0	1761	$2,299	$1.31	14d	1	1.41mi
5135 Magnolia Palm Dr Daytona Beach, FL	3.0	2.0	1487	$2,250	$1.51	11d	1	1.45mi

HOA detail

• Monthly dues: $85 · $1,020/yr

Listing history 17 events

1. 2026-06-18
   days on market $427,930 Active 38 DOM
2. 2026-06-17
   days on market $427,930 Active 37 DOM
3. 2026-06-16
   days on market $427,930 Active 36 DOM
4. 2026-06-15
   days on market $427,930 Active 35 DOM
5. 2026-06-14
   days on market $427,930 Active 33 DOM
6. 2026-06-10
   days on market $427,930 Active 30 DOM
7. 2026-06-09
   days on market $427,930 Active 29 DOM
8. 2026-06-08
   days on market $427,930 Active 28 DOM
9. 2026-06-07
   days on market $427,930 Active 27 DOM
10. 2026-06-05
    days on market $427,930 Active 24 DOM
11. 2026-06-03
    days on market $427,930 Active 23 DOM
12. 2026-06-03
    days on market $427,930 Active 22 DOM
13. 2026-06-01
    days on market $427,930 Active 21 DOM
14. 2026-05-31
    days on market $427,930 Active 20 DOM
15. 2026-05-31
    days on market $427,930 Active 19 DOM
16. 2026-05-12
    listed $427,930 Active 910-char remark

    Show marketing remark (910 chars)

    Brand new, energy-efficient home available by Jul 2026! Deciding where to buy a home? The Emilia floorplan in Daytona Beach, FL offers an open-concept floorplan with 4 bedrooms, 3 bathrooms, and a 2-car garage. This home features a spacious kitchen that overlooks the great room, dining, and covered lanai. Now selling, Legends Preserve offers new single-family homes in Daytona Beach, FL. This beautifully serene community is just 12 miles from Daytona's stunning beaches. Located on International Golf Drive alongside the world-famous LPGA golf course, residents will have easy access to both I-4 and I-95, as well as Daytona International Airport. Nearby attractions include Daytona International Speedway, Tanger Outlets, and the Daytona Boardwalk. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

17. 2026-05-11
    listed $427,930 Active 930-char remark

ⓘ 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: $1,677 · $140/mo
• Projected year-2 tax: $3,552 · $296/mo
• Expected delta: +$1,875/yr (+$156/mo · 111.8%)

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

Taxation est. · year 1

• Rental income: $36,338
• − Mortgage interest: −$23,971
• − Property taxes: −$1,677
• − Insurance: −$2,140
• − Repairs & maintenance: −$2,907
• − Management: −$2,907
• − HOA: −$1,020
• − Depreciation: −$12,449
• Taxable loss: −$10,732
• Est. tax savings @ 24.0%: +$2,576
• After-tax cash flow: $-483/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

+0.0% since first listed

2 events — show timeline

• 2026-05-12 Listed $427,930 Daytona MLS
• 2026-05-11 Listed $427,930 Stellar MLS as Distributed by MLS Grid

Property tax history

+36.7%/yr

Latest (2025): $1,677 · +15.5% YoY. Source: county tax records.