2118 Oak Meadow Cir · South Daytona, FL 32119

$199,900

2 bd · 2.0 ba · 1,321 sqft · Townhouse public records · 7 Days on market

Built 1984 3,630 sqft lot $85/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 +12.9/30.0
• ARV discount +7.5/15.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * LOOK NO MORE * * COMPLETELY REMODELED * * 2 BEDS X 2 Baths * * CORNER LOT Townhouse * * BRAND NEW KITCHEN CABINETS * * BRAND NEW SS APPLIANCES * * BRAND NEW A/C UNIT * * BRAND NEW BATHROOM VANITIES * * BRAND NEW VINYL FLOORING UPSTAIRS * * BRAND NEW UPSTAIRS SHOWER/TUB * * NEW LIGHT FIXTURES/ FANS * * NEW DOORS * * FRESHLY PAINTED * * ROOF was replaced in 2020. It is Located Oak Meadow Subdivision. This property is located in FLOOD ZONE (X) AND HAS NEVER BEEN FLOODED * * No worries about cutting your grass, the home owners association takes care of that and more for only $85.00 per month. Just minutes to shopping, dining, and entertainment, with easy access to the highway and nearby colleges and hospitals. All information and measurements are approximate and intended to be accurate but are not guaranteed. HURRY UP. .. .. .. .. .. Will Not Last Long.

Key facts

• Corner lot townhouse
• Completely remodeled
• Brand new a/c unit

Tags

• COMPLETELY REMODELED
• CORNER LOT TOWNHOUSE
• BRAND NEW KITCHEN CABINETS
• BRAND NEW SS APPLIANCES
• BRAND NEW A/C UNIT
• BRAND NEW BATHROOM VANITIES

Property features AI

Finance

• Other: Property type: Residential townhouse; Zoning: R; Lot: approximately 0.08 acres; Number of rooms: 6; Living area source: Appraiser; Two-story structure
• Financial info: Lease restrictions apply
• HOA & community: HOA managed by RE/MAX Town Center; Monthly HOA fee $85 (includes grounds maintenance and management); Community mailbox; Cats and dogs allowed

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Cable available
• Home design: Residential townhouse; Two stories; Faces northeast
• Construction: Block, concrete and stucco construction; Other roof; Slab foundation; Built as part of a multi-unit development (Oak Meadow)
• Exterior features: Porch; Balcony; Corner lot; City limits location; Paved roads

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Solid wood cabinets; Thermostat; Blinds; Sliding doors; Storage
• Laundry & utility: Washer; Dryer; Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $-15 ($-178/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (9.0% below list).
• Recommended offer: $182k (9.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#114 in FL, #1,755 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: schools D, employment D, commute F.
• 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 soft (-2.0%/yr); 280 active listings in the ZIP; 33 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).
• This rent runs 38% of the median local income ($57k/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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 13y ago; this cycle's ask is 10421% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $181,898 (9.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.91% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.32%
• DSCR: 0.99
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.4%
• Equity multiple: 0.31×
• Total profit: $-38,599
• Equity at exit: $29,806

10-year hold

• IRR: -22.7%
• Equity multiple: 0.01×
• Total profit: $-55,143
• Equity at exit: $17,284

Cash invested: $55,972 (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 32119

• Rents YoY: -2.0%
• Active inventory: 280
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,819 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$235 /mo · $2,823/yr
• Insurance: −$83
• HOA: −$85
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $-15

Break-even live

Break-even rent $1,838

Max offer price $197,276

Occupancy floor 96%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2208 Flourescent Way South Daytona, FL	3.0	2.5	1400	$2,300	$1.64	23d	1	0.04mi
2085 Oak Meadow Cir South Daytona, FL	3.0	2.0	1632	$1,900	$1.16	14d	1	0.10mi
2313 Incandescent Way Unit 1 South Daytona, FL	3.0	2.5	1500	$1,900	$1.27	14d	1	0.10mi
900 Boulder Dr South Daytona, FL	2.0	1.0	939	$1,850	$1.97	23d	1	0.27mi
17 Kimberly Ct Daytona Beach, FL	2.0	2.0	896	$1,299	$1.45	23d	1	0.40mi
793 Aspen Dr South Daytona, FL	2.0	2.0	1300	$1,940	$1.49	23d	1	0.42mi
1952 Menger Cir South Daytona, FL	3.0	2.0	1600	$2,300	$1.44	23d	1	0.44mi
10 Harbor Cove Ct Daytona Beach, FL	3.0	2.0	1456	$1,499	$1.03	23d	1	0.49mi
910 Carey Dr South Daytona, FL	3.0	2.0	1529	$2,500	$1.64	23d	1	0.62mi
716 Boston Ave South Daytona, FL	2.0	2.0	1373	$2,100	$1.53	14d	1	0.68mi
1505 Edgewater Rd Daytona Beach, FL	3.0	2.0	1209	$1,800	$1.49	23d	1	0.79mi
535 Olive St South Daytona, FL	2.0	1.0	1024	$1,725	$1.68	11d	1	0.81mi
1200 Floral Springs Blvd Port Orange, FL	1.0–3.0	1.0–2.0	1047	$1,780	$1.70	11d	81	0.95mi
2050 S Ridgewood Ave South Daytona, FL	1.0–2.0	1.0–1.5	818	$1,450	$1.77	23d	1	1.01mi
1270 Reed Canal Rd Port Orange, FL	1.0–3.0	1.0–2.0	1001	$1,746	$1.74	11d	29	1.08mi
2275 Granada Dr Unit 1 South Daytona, FL	2.0	2.0	1000	$1,600	$1.60	23d	1	1.16mi
1756 S Clyde Morris Blvd Daytona Beach, FL	1.0–2.0	1.0–2.0	850	$1,650	$1.94	23d	8	1.22mi
2140 S Palmetto Ave South Daytona, FL	2.0	1.5	1100	$1,499	$1.36	23d	1	1.22mi
1830 S Palmetto Ave Unit 4 South Daytona, FL	2.0	1.0	900	$1,450	$1.61	23d	1	1.23mi
2250 S Palmetto Ave South Daytona, FL	2.0	2.5	1386	$1,600	$1.15	23d	1	1.25mi
110 Dolphin Fleet Cir Daytona Beach, FL	1.0–3.0	1.0–2.5	1125	$1,736	$1.54	11d	20	1.30mi
480 Reed Canal Rd #57 South Daytona, FL	2.0	1.5	1024	$1,550	$1.51	23d	1	1.36mi
1504 Virginia Ave Daytona Beach, FL	1.0–2.0	1.0–2.0	842	$1,650	$1.96	23d	3	1.37mi
1500 Virginia Ave Daytona Beach, FL	2.0	2.0	910	$1,475	$1.62	23d	1	1.38mi
1174 Margina Ave Daytona Beach, FL	3.0	2.0	1190	$2,340	$1.97	23d	1	1.39mi
121 Westwood Dr Daytona Beach, FL	3.0	2.0	1548	$2,300	$1.49	14d	1	1.41mi
1401 Reed Canal Rd Port Orange, FL	1.0–3.0	1.0–2.0	1045	$1,856	$1.78	14d	25	1.41mi
1350 Virginia Ave Apt 17 Daytona Beach, FL	2.0	2.0	950	$1,399	$1.47	23d	1	1.42mi
1400 Hancock Blvd Daytona Beach, FL	1.0–2.0	1.0–2.0	800	$1,483	$1.85	11d	11	1.42mi
3537 Forest Branch Dr Unit A Port Orange, FL	3.0	2.0	1352	$1,950	$1.44	11d	1	1.48mi
329 Wilder Blvd Daytona Beach, FL	2.0	2.0	1161	$1,900	$1.64	23d	1	1.49mi
1420 New Bellevue Ave Daytona Beach, FL	1.0–2.0	1.0–2.0	800	$1,554	$1.94	11d	9	1.50mi
488 Autumn Trl Port Orange, FL	3.0	2.0	1393	$1,499	$1.08	23d	1	1.50mi

HOA detail

• Monthly dues: $85 · $1,020/yr

Listing history 10 events

1. 2026-05-15
   listed $199,900 Active 879-char remark

   Show marketing remark (883 chars)

   * * LOOK NO MORE * * COMPLETELY REMODELED * * 2 BEDS X 2 Baths * * CORNER LOT Townhouse * * BRAND NEW KITCHEN CABINETS * * BRAND NEW SS APPLIANCES * * BRAND NEW A/C UNIT * * BRAND NEW BATHROOM VANITIES * * BRAND NEW VINYL FLOORING UPSTAIRS * * BRAND NEW UPSTAIRS SHOWER/TUB * * NEW LIGHT FIXTURES/ FANS * * NEW DOORS * * FRESHLY PAINTED * * ROOF was replaced in 2020. It is Located Oak Meadow Subdivision. This property is located in FLOOD ZONE (X) AND HAS NEVER BEEN FLOODED * * No worries about cutting your grass, the home owners association takes care of that and more for only $85.00 per month. Just minutes to shopping, dining, and entertainment, with easy access to the highway and nearby colleges and hospitals. All information and measurements are approximate and intended to be accurate but are not guaranteed. HURRY UP. .. .. .. .. .. Will Not Last Long.

2. 2026-05-15
   listed $199,900 Active 883-char remark

   Show marketing remark (883 chars)

   * * LOOK NO MORE * * COMPLETELY REMODELED * * 2 BEDS X 2 Baths * * CORNER LOT Townhouse * * BRAND NEW KITCHEN CABINETS * * BRAND NEW SS APPLIANCES * * BRAND NEW A/C UNIT * * BRAND NEW BATHROOM VANITIES * * BRAND NEW VINYL FLOORING UPSTAIRS * * BRAND NEW UPSTAIRS SHOWER/TUB * * NEW LIGHT FIXTURES/ FANS * * NEW DOORS * * FRESHLY PAINTED * * ROOF was replaced in 2020. It is Located Oak Meadow Subdivision. This property is located in FLOOD ZONE (X) AND HAS NEVER BEEN FLOODED * * No worries about cutting your grass, the home owners association takes care of that and more for only $85.00 per month. Just minutes to shopping, dining, and entertainment, with easy access to the highway and nearby colleges and hospitals. All information and measurements are approximate and intended to be accurate but are not guaranteed. HURRY UP. .. .. .. .. .. Will Not Last Long.

3. 2016-11-15
   soldstatus $75,000
4. 2016-11-11
   soldstatus $75,000 Closed

   Show marketing remark (747 chars)

   This two story 2 bedroom, 2 baths town home is ready for you to move in. There is 3 assigned parking conveniently in front of your unit. The entrance area is covered with storage room . A decorative arch leads from the foyer into the living room. You will appreciate the tile flooring in the living room and eat-in kitchen. The generous kitchen invites to prepare a great meal for family and friends. There is a full bath with laundry facility downstairs. The 2 bedrooms including a second baths are upstairs to accommodate the entire family. Enjoy your balcony in 2nd floor. The building holds only four units with each having its own private entrance area. All information recorded in the MLS is intended to be accurate but cannot be guaranteed.

5. 2016-11-02
   status Pending

   Show marketing remark (747 chars)

   This two story 2 bedroom, 2 baths town home is ready for you to move in. There is 3 assigned parking conveniently in front of your unit. The entrance area is covered with storage room . A decorative arch leads from the foyer into the living room. You will appreciate the tile flooring in the living room and eat-in kitchen. The generous kitchen invites to prepare a great meal for family and friends. There is a full bath with laundry facility downstairs. The 2 bedrooms including a second baths are upstairs to accommodate the entire family. Enjoy your balcony in 2nd floor. The building holds only four units with each having its own private entrance area. All information recorded in the MLS is intended to be accurate but cannot be guaranteed.

6. 2016-10-28
   historical Contingent

   Show marketing remark (747 chars)

   This two story 2 bedroom, 2 baths town home is ready for you to move in. There is 3 assigned parking conveniently in front of your unit. The entrance area is covered with storage room . A decorative arch leads from the foyer into the living room. You will appreciate the tile flooring in the living room and eat-in kitchen. The generous kitchen invites to prepare a great meal for family and friends. There is a full bath with laundry facility downstairs. The 2 bedrooms including a second baths are upstairs to accommodate the entire family. Enjoy your balcony in 2nd floor. The building holds only four units with each having its own private entrance area. All information recorded in the MLS is intended to be accurate but cannot be guaranteed.

7. 2016-10-19
   listed $75,000 Active

   Show marketing remark (747 chars)

   This two story 2 bedroom, 2 baths town home is ready for you to move in. There is 3 assigned parking conveniently in front of your unit. The entrance area is covered with storage room . A decorative arch leads from the foyer into the living room. You will appreciate the tile flooring in the living room and eat-in kitchen. The generous kitchen invites to prepare a great meal for family and friends. There is a full bath with laundry facility downstairs. The 2 bedrooms including a second baths are upstairs to accommodate the entire family. Enjoy your balcony in 2nd floor. The building holds only four units with each having its own private entrance area. All information recorded in the MLS is intended to be accurate but cannot be guaranteed.

8. 2013-07-05
   soldstatus $56,500
9. 2013-07-03
   soldstatus $56,500
10. 2013-06-19
    listed $68,000

ⓘ 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: $2,823 · $235/mo
• Projected year-2 tax: $2,823 · $235/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 5/10 Major FEMA zone X (unshaded) · 26% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,828
• − Mortgage interest: −$11,198
• − Property taxes: −$2,823
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,746
• − Management: −$1,746
• − HOA: −$1,020
• − Depreciation: −$5,815
• Taxable loss: −$3,520
• Est. tax savings @ 24.0%: +$845
• After-tax cash flow: $667/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 — South Daytona

• Score: 80/100
• State rank: #114
• US rank: #1755

Category grades

Amenities A+ Commute F Cost of living A+ Crime C+ Employment D Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Daytona, FL
• County: Volusia County · 556,871 people
• City population: 22,348
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• Population (ZIP): 22,348
• Household income: $56,862
• Rent vs Own: 36.6% rent · 63.4% own
• Severe rent burden: 1158.0

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 (75%)
• Race & ethnicity: White 75% Black 10% Hispanic / Latino 9% Two or more races 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 2%
• Foreign-born: 9% · Canada, South Korea, Jamaica
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 2% German/W. Germanic 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: ▼ -247.99%
• Current HPI: 309.304
• Rent YoY: ▼ -2.01%
• 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

-97.2% since first listed

15 events — show timeline

• 2026-06-11 Listed for Rent $1,900 DMLS
• 2026-06-09 Sold (MLS) $195,000 Daytona MLS
• 2026-06-09 Sold (MLS) $195,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-22 Pending — Daytona MLS
• 2026-05-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-15 Listed $199,900 Daytona MLS
• 2026-05-15 Listed $199,900 Stellar MLS as Distributed by MLS Grid
• 2016-11-15 Sold (Public Records) $75,000 Public Records
• 2016-11-11 Sold (MLS) $75,000 Daytona MLS
• 2016-11-02 Pending — Daytona MLS
• 2016-10-28 Contingent — Daytona MLS
• 2016-10-19 Listed $75,000 Daytona MLS
• 2013-07-05 Sold (MLS) $56,500 Daytona MLS
• 2013-07-03 Sold (Public Records) $56,500 Public Records
• 2013-06-19 Listed $68,000 Daytona MLS

Property tax history

+9.3%/yr

Latest (2025): $2,823 · +2.1% YoY. Source: county tax records.