2109 Anastasia Dr · South Daytona, FL 32119

$215,000

3 bd · 1.0 ba · 1,330 sqft · SingleFamily public records · 13 Days on market

Built 1926 0.28 ac lot

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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 +14.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming home in the heart of South Daytona! This 3-bedroom, 1-bath home offers approximately 1,330 square feet of living space on an oversized lot with a detached garage and plenty of room for outdoor entertaining, gardening, boats, RVs, or other toys. The property features classic character along with an updated kitchen and bath, plus solar panels for added energy efficiency and potential utility savings. Conveniently located near the beach, Daytona International Speedway, the Intracoastal Waterway, shopping, dining, and all that the Daytona area has to offer. No HOA and centrally located with easy access to I-95 and major roadways. Perfect as a primary residence, vacation home, or invest

Key facts

• 0.28 acre lot
• Garage
• Built 1926

Property features AI

Finance

• HOA & community: Sidewalks in the community; Not a senior community

Exterior

• Parking: Garage; RV access/parking; 1-car garage
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public sewer; Water connected; Sewer connected; Electricity connected; Cable available; Asphalt road access
• Home design: Single family residence; One story; Faces west; Residential use
• Construction: Block and stucco construction; Membrane and shingle roof
• Exterior features: Covered, glass-enclosed and screened side porch; Back yard chain-link fencing; Carbon monoxide and smoke detectors

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Freezer; Ice maker; Electric water heater
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump and electric heating; Central air conditioning; Electric cooling
• Interior features: Ceiling fans; His and hers closets
• Laundry & utility: Washer hookup; Electric dryer hookup; Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $44 ($533/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (15.0% below list).
• Recommended offer: $183k (15.0% 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: 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.
• Zoned schools: South Daytona Elementary School (math 43% / reading 44%, grade F, #1,345 of 2,144 statewide, top 64%, 779 students, 77% FRL); Silver Sands Middle School (math 50% / reading 52%, grade C, #237 of 571 statewide, top 43%, 1,165 students, 54% FRL); Atlantic High School (math 24% / reading 46%, grade F, #379 of 667 statewide, top 58%, 1,266 students, 52% FRL).
• Market conditions: Rents soft (-2.0%/yr); 280 active listings in the ZIP; 34 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 39% 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $180k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $182,670 (15.0% below list)

Questions for the listing agent

1. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.85% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.89%
• DSCR: 1.04
• GRM: 9.8

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: -18.1%
• Equity multiple: 0.38×
• Total profit: $-37,390
• Equity at exit: $32,057

10-year hold

• IRR: -17.2%
• Equity multiple: 0.17×
• Total profit: $-49,711
• Equity at exit: $18,589

Cash invested: $60,200 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,827 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$182 /mo · $2,179/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $44

Break-even live

Break-even rent $1,770

Max offer price $215,000

Occupancy floor 93%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2050 S Ridgewood Ave South Daytona, FL	1.0–2.0	1.0–1.5	818	$1,450	$1.77	23d	1	0.12mi
2203 Nottingham Rd South Daytona, FL	4.0	2.0	1600	$2,400	$1.50	23d	1	0.20mi
535 Olive St South Daytona, FL	2.0	1.0	1024	$1,725	$1.68	11d	1	0.28mi
2140 S Palmetto Ave South Daytona, FL	2.0	1.5	1100	$1,499	$1.36	23d	1	0.33mi
2275 Granada Dr Unit 1 South Daytona, FL	2.0	2.0	1000	$1,600	$1.60	23d	1	0.37mi
2250 S Palmetto Ave South Daytona, FL	2.0	2.5	1386	$1,600	$1.15	23d	1	0.42mi
1830 S Palmetto Ave Unit 4 South Daytona, FL	2.0	1.0	900	$1,450	$1.61	23d	1	0.50mi
793 Aspen Dr South Daytona, FL	2.0	2.0	1300	$1,940	$1.49	23d	1	0.65mi
1952 Menger Cir South Daytona, FL	3.0	2.0	1600	$2,300	$1.44	23d	1	0.73mi
900 Boulder Dr South Daytona, FL	2.0	1.0	939	$1,850	$1.97	23d	1	0.83mi
716 Boston Ave South Daytona, FL	2.0	2.0	1373	$2,100	$1.53	14d	1	0.83mi
2085 Oak Meadow Cir South Daytona, FL	3.0	2.0	1632	$1,900	$1.16	14d	1	0.86mi
2313 Incandescent Way Unit 1 South Daytona, FL	3.0	2.5	1500	$1,900	$1.27	14d	1	0.90mi
2208 Flourescent Way South Daytona, FL	3.0	2.5	1400	$2,300	$1.64	23d	1	0.91mi
480 Reed Canal Rd #57 South Daytona, FL	2.0	1.5	1024	$1,550	$1.51	23d	1	0.93mi
910 Carey Dr South Daytona, FL	3.0	2.0	1529	$2,500	$1.64	23d	1	0.94mi
1504 Virginia Ave Daytona Beach, FL	1.0–2.0	1.0–2.0	842	$1,650	$1.96	23d	3	1.00mi
1500 Virginia Ave Daytona Beach, FL	2.0	2.0	910	$1,475	$1.62	23d	1	1.04mi
1436 Suwanee Rd Daytona Beach, FL	4.0	2.0	1823	$2,500	$1.37	23d	1	1.09mi
1350 Virginia Ave Apt 17 Daytona Beach, FL	2.0	2.0	950	$1,399	$1.47	23d	1	1.09mi
1401 S Palmetto Ave Daytona Beach, FL	1.0–2.0	1.0–2.0	890	$1,800	$2.02	23d	3	1.14mi
1351 S Ridgewood Ave #26 Daytona Beach, FL	2.0	1.5	988	$1,285	$1.30	14d	1	1.15mi
329 Wilder Blvd Daytona Beach, FL	2.0	2.0	1161	$1,900	$1.64	23d	1	1.18mi
1505 Edgewater Rd Daytona Beach, FL	3.0	2.0	1209	$1,800	$1.49	23d	1	1.19mi
17 Kimberly Ct Daytona Beach, FL	2.0	2.0	896	$1,299	$1.45	23d	1	1.22mi
10 Harbor Cove Ct Daytona Beach, FL	3.0	2.0	1456	$1,499	$1.03	23d	1	1.27mi
268 Florida Shores Blvd #268 Daytona Beach Shores, FL	2.0	2.5	1428	$2,250	$1.58	23d	1	1.28mi
136 Florida Shores Blvd Daytona Beach, FL	3.0	2.5	1711	$2,500	$1.46	11d	1	1.32mi
4 Pleasant View Cir Daytona Beach, FL	2.0	2.0	1560	$2,200	$1.41	23d	1	1.32mi
311 Country Club Oval Unit 311-112 Daytona Beach, FL	2.0	1.0	940	$1,375	$1.46	14d	1	1.38mi
1229 S Beach St Daytona Beach, FL	1.0–3.0	1.0–2.0	906	$2,125	$2.34	19d	1	1.43mi
3 Oceans West Blvd Unit 2B4 Daytona Beach, FL	2.0	3.0	1715	$2,270	$1.32	14d	1	1.46mi
3 Oceans West Blvd Unit 2B4 Daytona Beach, FL	2.0	3.0	1715	$2,270	$1.32	21d	1	1.46mi
2555 S Atlantic Ave Daytona Beach Shores, FL	2.0–3.0	2.0–3.0	1693	$5,500	$3.25	23d	2	1.50mi

Listing history 10 events

1. 2026-06-19
   pricestatus $215,000 Active 13 DOM
2. 2026-06-18
   days on market $229,900 Active Under Contract 13 DOM
3. 2026-06-17
   days on market $229,900 Active Under Contract 12 DOM
4. 2026-06-16
   days on market $229,900 Active Under Contract 11 DOM
5. 2026-06-15
   status $229,900 Active Under Contract 10 DOM
6. 2026-06-15
   days on market $229,900 Active 10 DOM
7. 2026-06-14
   statusdays on market $229,900 Active 8 DOM
8. 2026-05-20
   listed $229,900 Active
9. 2026-05-18
   price $229,900
10. 2022-07-26
    soldstatus $180,000

ⓘ 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: $2,179 · $182/mo
• Projected year-2 tax: $2,179 · $182/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 6/10 Major FEMA zone X (unshaded) · 56% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 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: $21,920
• − Mortgage interest: −$12,043
• − Property taxes: −$2,179
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,754
• − Management: −$1,754
• − Depreciation: −$6,255
• Taxable loss: −$3,139
• Est. tax savings @ 24.0%: +$753
• After-tax cash flow: $1,286/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

+27.7% since first listed

3 events — show timeline

• 2026-05-20 Listed $229,900 realMLS
• 2026-05-18 Price Changed $229,900 realMLS
• 2022-07-26 Sold (Public Records) $180,000 Public Records

Property tax history

+10.8%/yr

Latest (2022): $2,179 · +14.5% YoY. Source: county tax records.