112 Lacosta Ln #116 · Daytona Beach, FL 32114

$101,000

1 bd · 1.0 ba · 703 sqft · Condo public records · 47 Days on market

Built 1982 $425/mo HOA · 36% 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 +9.0/30.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +3.4/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price Adjustment!! This end-unit condo offers 1 bedroom, 1 bath, a generously sized living room, dedicated dining area, a galley kitchen and the convenience of your own in-unit laundry room which is a feature rarely found at this price point. Ideally situated near some major employers, area hospitals, shopping, dining, and entertainment including Tanger Outlets and the Tomoka Town Center. There is also easy access to major highways making this a convenient, commuter-friendly location plus it is only about 15 minutes from the beach. The well-maintained community features a clubhouse and a sparkling pool, perfect for enjoying Florida's warm weather without the price tag of a single-family home. Why pay rent when you can own? Here your chance to get into the market at an attainable price point, make the cosmetic updates and start building equity! This property is eligible for the FHA $100 incentive program for owner occupants!! Buyer pays doc stamps and utility connection fees required for inspections. Sold AS-IS. No warranties expressed or implied. All measurements are approximate. For bidding information and property details we are here to help, or you can visit the HUDHomeStore case #094-550689

Key facts

• Near major employers
• Galley kitchen
• In unit laundry room

Tags

• IN UNIT LAUNDRY ROOM
• DEDICATED DINING AREA
• GALLEY KITCHEN
• WELL MAINTAINED COMMUNITY
• EASY ACCESS TO MAJOR HIGHWAYS
• NEAR MAJOR EMPLOYERS

Property features AI

Finance

• Other: Unfurnished; Directions: from Williamson and Dunn go east, left on Lacosta, first building
• Financial info: Total monthly fees $425; Total annual fees $5,100; Lease restrictions apply
• HOA & community: Monthly condo fee of $425 (includes cable TV, internet, pool, water, sewer, trash, common area taxes, maintenance of structure and grounds, management, escrow reserves); Association name: Tout Management; Association approval required; Pets allowed with size limit; Community clubhouse; Development: Indigo Woods

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer; Cable connected; Electricity available
• Home design: Condominium; One story; Unit on 1st floor; Faces north
• Construction: Block construction; Shingle roof; Slab foundation; Building 112
• Exterior features: Asphalt road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer; Inside laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $101k.

Deal economics

• At list price, monthly cash flow is $-80 ($-955/yr) — negative.
• To cash-flow at today's rent, offer at most $87k (13.9% below list).
• Meets the 1% rule at list price ($1k rent vs $101k).
• Recommended offer: $87k (13.9% below list) — sets the bar for cash-flow.

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: Palm Terrace Elementary School (math 34% / reading 33%, grade F, #1,758 of 2,144 statewide, top 83%, 592 students, 83% FRL); Mainland High School (math 30% / reading 37%, grade F, #400 of 667 statewide, top 61%, 1,855 students, 64% FRL) — zoned schools average 74% FRL vs 51% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 46% district-wide (-13 pts) — the specific schools serving this property underperform the Volusia average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.6%/yr); 310 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 34% of the median local income ($42k/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 $698 of loan paydown is wiped out by about $3k 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 47 days — a 3% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $101k implies a 193% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,942 (13.9% 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 47 days. Have you received any prior offers? Is the seller open to a 14% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.18% ✓
• Cap rate: 5.35%
• Cash-on-cash: -3.38%
• DSCR: 0.85
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.57% rent growth · sell at horizon

5-year hold

• IRR: -20.7%
• Equity multiple: 0.27×
• Total profit: $-20,534
• Equity at exit: $15,059

10-year hold

• IRR: -11.7%
• Equity multiple: 0.27×
• Total profit: $-20,687
• Equity at exit: $8,733

Cash invested: $28,280 (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 32114

• Home prices YoY: -21.8%
• Rents YoY: 3.6%
• Active inventory: 310
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,189 medium
• Mortgage (P&I): −$530
• Tax from tax record: −$22 /mo · $265/yr
• Insurance: −$42
• HOA: −$425
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $-80

Break-even live

Break-even rent $1,290

Max offer price $86,942

Occupancy floor —

Sensitivity live

Price	-10% $-22	-5% $-51	+0% $-80	+5% $-108	+10% $-137
Rent	-10% $-174	-5% $-127	+0% $-80	+5% $-33	+10% $14
Rate	-1.0pp $-29	-0.5pp $-54	base $-80	+0.5pp $-106	+1.0pp $-132

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: $25,250
• Closing costs: $3,030
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Powell Blvd Daytona Beach, FL	1.0–2.0	1.0–2.0	919	$1,075	$1.17	21d	1	0.40mi
1820 Legends Ln Daytona Beach, FL	1.0–3.0	1.0–2.0	1076	$1,300	$1.21	11d	73	0.95mi
1310 Tomoka Town Center Dr Daytona Beach, FL	1.0–3.0	1.0–2.0	1003	$1,328	$1.32	11d	24	1.08mi
1381 N Clyde Morris Blvd Daytona Beach, FL	1.0–3.0	1.0–2.0	919	$1,224	$1.33	11d	10	1.37mi

HOA detail condo

• Monthly dues: $425 · $5,100/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $101,000 Active 47 DOM
2. 2026-06-17
   days on market $101,000 Active 46 DOM
3. 2026-06-16
   days on market $101,000 Active 45 DOM
4. 2026-06-15
   days on market $101,000 Active 44 DOM
5. 2026-06-14
   pricedays on market $101,000 Active 42 DOM
6. 2026-06-10
   days on market $112,000 Active 39 DOM

   Show marketing remark (1216 chars)

   Price Adjustment!! This end-unit condo offers 1 bedroom, 1 bath, a generously sized living room, dedicated dining area, a galley kitchen and the convenience of your own in-unit laundry room which is a feature rarely found at this price point. Ideally situated near some major employers, area hospitals, shopping, dining, and entertainment including Tanger Outlets and the Tomoka Town Center. There is also easy access to major highways making this a convenient, commuter-friendly location plus it is only about 15 minutes from the beach. The well-maintained community features a clubhouse and a sparkling pool, perfect for enjoying Florida's warm weather without the price tag of a single-family home. Why pay rent when you can own? Here your chance to get into the market at an attainable price point, make the cosmetic updates and start building equity! This property is eligible for the FHA $100 incentive program for owner occupants!! Buyer pays doc stamps and utility connection fees required for inspections. Sold AS-IS. No warranties expressed or implied. All measurements are approximate. For bidding information and property details we are here to help, or you can visit the HUDHomeStore case #094-550689

7. 2026-06-09
   days on market $112,000 Active 38 DOM
8. 2026-06-08
   days on market $112,000 Active 37 DOM
9. 2026-06-07
   days on market $112,000 Active 36 DOM
10. 2026-06-05
    days on market $112,000 Active 33 DOM
11. 2026-06-03
    days on market $112,000 Active 32 DOM
12. 2026-06-03
    days on market $112,000 Active 31 DOM
13. 2026-06-01
    days on market $112,000 Active 30 DOM
14. 2026-05-31
    days on market $112,000 Active 29 DOM
15. 2026-05-31
    days on market $112,000 Active 28 DOM
16. 2026-05-02
    listed $112,000 Active 1315-char remark

    Show marketing remark (1216 chars)

    Price Adjustment!! This end-unit condo offers 1 bedroom, 1 bath, a generously sized living room, dedicated dining area, a galley kitchen and the convenience of your own in-unit laundry room which is a feature rarely found at this price point. Ideally situated near some major employers, area hospitals, shopping, dining, and entertainment including Tanger Outlets and the Tomoka Town Center. There is also easy access to major highways making this a convenient, commuter-friendly location plus it is only about 15 minutes from the beach. The well-maintained community features a clubhouse and a sparkling pool, perfect for enjoying Florida's warm weather without the price tag of a single-family home. Why pay rent when you can own? Here your chance to get into the market at an attainable price point, make the cosmetic updates and start building equity! This property is eligible for the FHA $100 incentive program for owner occupants!! Buyer pays doc stamps and utility connection fees required for inspections. Sold AS-IS. No warranties expressed or implied. All measurements are approximate. For bidding information and property details we are here to help, or you can visit the HUDHomeStore case #094-550689

17. 2026-05-02
    listed $112,000 Active 1272-char remark

    Show marketing remark (1216 chars)

    Price Adjustment!! This end-unit condo offers 1 bedroom, 1 bath, a generously sized living room, dedicated dining area, a galley kitchen and the convenience of your own in-unit laundry room which is a feature rarely found at this price point. Ideally situated near some major employers, area hospitals, shopping, dining, and entertainment including Tanger Outlets and the Tomoka Town Center. There is also easy access to major highways making this a convenient, commuter-friendly location plus it is only about 15 minutes from the beach. The well-maintained community features a clubhouse and a sparkling pool, perfect for enjoying Florida's warm weather without the price tag of a single-family home. Why pay rent when you can own? Here your chance to get into the market at an attainable price point, make the cosmetic updates and start building equity! This property is eligible for the FHA $100 incentive program for owner occupants!! Buyer pays doc stamps and utility connection fees required for inspections. Sold AS-IS. No warranties expressed or implied. All measurements are approximate. For bidding information and property details we are here to help, or you can visit the HUDHomeStore case #094-550689

18. 1998-08-19
    soldstatus $34,500
19. 1983-04-01
    soldstatus $36,500

ⓘ 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: $265 · $22/mo
• Projected year-2 tax: $838 · $70/mo
• Expected delta: +$573/yr (+$48/mo · 216.1%)

ⓘ 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 · 21 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: $14,267
• − Mortgage interest: −$5,658
• − Property taxes: −$265
• − Insurance: −$505
• − Repairs & maintenance: −$1,141
• − Management: −$1,141
• − HOA: −$5,100
• − Depreciation: −$2,938
• Taxable loss: −$2,482
• Est. tax savings @ 24.0%: +$596
• After-tax cash flow: $-359/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): 37,747
• Household income: $41,736
• Rent vs Own: 68.5% rent · 31.5% own
• Severe rent burden: 2772.0

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 0.65)
• Race & ethnicity: Black 45% White 36% Hispanic / Latino 11% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4%
• Common ancestry: Romanian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 7% Arabic 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: ▼ -75.93%
• Current HPI: 272.5149
• Rent YoY: ▲ 3.57%
• 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

+176.7% since first listed

6 events — show timeline

• 2026-06-10 Price Changed $101,000 Daytona MLS
• 2026-06-10 Price Changed $101,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-02 Listed $112,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-02 Listed $112,000 Daytona MLS
• 1998-08-19 Sold (Public Records) $34,500 Public Records
• 1983-04-01 Sold (Public Records) $36,500 Public Records

Property tax history

+5.1%/yr

Latest (2025): $265 · +7.7% YoY. Source: county tax records.