3013 N Halifax Ave Unit B3 · Daytona Beach, FL 32118

$140,000

1 bd · 1.0 ba · 612 sqft · Condo · 226 Days on market

Built 1964 Good condition $229/sqft · 11% below area Est $156k · 11% under $415/mo HOA · 30% 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).

• ARV discount +12.2/15.0
• Cash flow +5.5/30.0
• Schools +5.1/10.0
• 1% rule +4.8/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +2.4/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated and move-in ready, this beautiful condo on the Ormond Beach Daytona Border offers stunning views of the river from the kitchen, dining, and living areas, as well as from the inviting porch—perfect for relaxing and taking in the scenery and sunsets over the river. Recently updated kitchen features stainless steel appliances, granite countertops, shaker cabinets, and an island bar ideal for cooking and entertaining. The dining area includes a charming nook with wainscoting, and the entire unit is light and bright with fresh paint, bead board accents, updated lighting, and tile throughout. Updated bathroom includes a walk-in shower and granite-topped vanity. Enjoy a solidly built, quiet home surrounded by beautifully landscaped gardens and a sparkling pool. Community amenities include shuffleboard, a clubhouse with pool table, and a rentable space for private gatherings—all at low monthly fee. Don't miss this one—call today! All information intended accurate but cannot be guaranteed. Sq uare footage from tax rolls.

Key facts

• Island bar
• Shaker cabinets
• Updated kitchen

Tags

• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• SHAKER CABINETS
• ISLAND BAR
• UPDATED BATHROOM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-298 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $97k (30.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (2.0% below list).
• Recommended offer: $97k (30.8% 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: Ormond Beach Middle School (math 57% / reading 55%, grade B-, #175 of 571 statewide, top 31%, 990 students, 48% FRL); Seabreeze High School (math 31% / reading 56%, grade F, #248 of 667 statewide, top 38%, 1,654 students, 41% FRL).
• Market conditions: Rents soft (-0.2%/yr); 1084 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 64d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% of comp listings sitting > 30 days — soft ceiling on asking rent; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k 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 226 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago 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.
• Current owner paid $118k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.

Recommended offer $96,829 (30.8% 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 226 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.98% ✗
• Cap rate: 3.74%
• Cash-on-cash: -9.13%
• DSCR: 0.59
• GRM: 8.5

CMA / ARV

• ARV (median comp): $156,500
• List price: $140,000
• Delta: -10.54%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3009 N Halifax Ave Unit A22	0.05mi	1/1.0	612 (0%)	0mo	$128,000	$209	97
2800 N Atlantic Ave #1409	0.54mi	1/1.0	665 (+9%)	0mo	$185,000	$278	60

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -37.7%
• Equity multiple: -0.16×
• Total profit: $-45,434
• Equity at exit: $20,874

10-year hold

• IRR: -93.0%
• Equity multiple: -1.00×
• Total profit: $-78,453
• Equity at exit: $12,105

Cash invested: $39,200 (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 →

Active competition Active MLS

• For sale now: 0 active · 3 under contract

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32118

• Rents YoY: -0.2%
• Active inventory: 1084
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,372 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$415
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $-298

Break-even live

Break-even rent $1,750

Max offer price $96,829

Occupancy floor —

Sensitivity live

Price	-10% $-202	-5% $-250	+0% $-298	+5% $-347	+10% $-395
Rent	-10% $-407	-5% $-353	+0% $-298	+5% $-244	+10% $-190
Rate	-1.0pp $-228	-0.5pp $-263	base $-298	+0.5pp $-335	+1.0pp $-372

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: $35,000
• Closing costs: $4,200
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3009 N Halifax Ave #2 Daytona Beach, FL	1.0	1.0	612	$1,250	$2.04	72d	1	0.03mi
2711 N Halifax Ave Daytona Beach, FL	1.0	1.0	710	$1,322	$1.86	32d	2	0.18mi
2711 N Halifax Ave Daytona Beach, FL	1.0–2.0	1.0	785	$1,400	$1.78	72d	2	0.18mi
2711 N Halifax Ave Daytona Beach, FL	1.0	1.0	710	$1,272	$1.79	16d	2	0.18mi
2727 N Atlantic Ave Apt 503 Daytona Beach, FL	1.0	1.0	600	$1,400	$2.33	72d	1	0.47mi
2800 N Atlantic Ave Daytona Beach, FL	1.0–2.0	1.0–2.0	861	$1,750	$2.03	41d	3	0.56mi
2800 N Atlantic Ave Daytona Beach, FL	1.0–2.0	1.0–2.0	861	$1,950	$2.26	16d	2	0.56mi
2700 N Atlantic Ave Daytona Beach, FL	1.0	1.0	520	$1,800	$3.46	41d	3	0.58mi
2700 N Atlantic Ave Daytona Beach, FL	1.0	1.0	588	$1,775	$3.02	32d	2	0.58mi
16 Oriole Cir Unit A Ormond Beach, FL	2.0	1.0	675	$1,500	$2.22	72d	1	0.66mi
11 Oriole Cir Unit A Ormond Beach, FL	1.0	1.0	504	$1,350	$2.68	70d	1	0.69mi
232 Northshore Dr Unit A Ormond Beach, FL	2.0	1.0	675	$1,700	$2.52	16d	1	0.74mi
1521 Moravia Ave Daytona Beach, FL	2.0	2.0	700	$2,000	$2.86	68d	1	0.78mi
71 Rockefeller Dr Unit A Ormond Beach, FL	1.0	1.0	648	$1,275	$1.97	16d	1	0.96mi
71 Rockefeller Dr Unit A Ormond Beach, FL	1.0	1.0	648	$1,285	$1.98	63d	1	0.96mi
1540 Espanola Ave Unit 9 Daytona Beach, FL	1.0	1.0	600	$900	$1.50	72d	1	1.01mi
767 Espanola Ave Lot 21 Ormond Beach, FL	1.0	1.0	700	$949	$1.36	32d	1	1.03mi
10 Byron Ellinor Dr Unit A Ormond Beach, FL	2.0	1.0	700	$1,425	$2.04	63d	1	1.05mi
363 S Halifax Dr Ormond Beach, FL	1.0	1.0	600	$1,350	$2.25	63d	1	1.11mi
1485 N Peninsula Dr Unit 2 Daytona Beach, FL	1.0	1.0	500	$1,150	$2.30	72d	1	1.12mi
1437 N Atlantic Ave Daytona Beach, FL	1.0	1.0	590	$1,399	$2.37	32d	1	1.34mi
1437 N Atlantic Ave #409 Daytona Beach, FL	1.0	1.0	600	$1,200	$2.00	72d	1	1.34mi
1441 N Atlantic Ave #116 Daytona Beach, FL	1.0	1.0	590	$1,800	$3.05	72d	1	1.36mi
1441 N Atlantic Ave #212 Daytona Beach, FL	1.0	1.0	600	$1,500	$2.50	72d	1	1.36mi
1441 N Atlantic Ave #419 Daytona Beach, FL	1.0	1.0	590	$1,550	$2.63	72d	1	1.36mi
1433 N Atlantic Ave #223 Daytona Beach, FL	1.0	1.0	590	$1,800	$3.05	72d	1	1.36mi
1429 N Atlantic Ave #138 Daytona Beach, FL	1.0	1.0	590	$1,295	$2.19	16d	1	1.42mi
1429 N Atlantic Ave #237 Daytona Beach, FL	1.0	1.0	600	$1,550	$2.58	72d	1	1.42mi
1429 N Atlantic Ave #331 Daytona Beach, FL	1.0	1.0	590	$1,500	$2.54	32d	1	1.42mi

HOA detail $415/mo · $4,980/yr condo

• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $140,000 Active 226 DOM
2. 2026-08-07
   days on market $140,000 Active 225 DOM
3. 2026-08-06
   days on market $140,000 Active 224 DOM
4. 2026-08-05
   days on market $140,000 Active 223 DOM
5. 2026-08-04
   days on market $140,000 Active 222 DOM
6. 2026-08-03
   days on market $140,000 Active 221 DOM
7. 2026-07-31
   days on market $140,000 Active 218 DOM
8. 2026-07-30
   days on market $140,000 Active 216 DOM
9. 2026-07-28
   days on market $140,000 Active 215 DOM
10. 2026-07-26
    days on market $140,000 Active 213 DOM
11. 2026-07-25
    days on market $140,000 Active 212 DOM
12. 2026-07-24
    days on market $140,000 Active 211 DOM
13. 2026-07-23
    days on market $140,000 Active 210 DOM
14. 2026-07-22
    days on market $140,000 Active 209 DOM
15. 2026-07-21
    days on market $140,000 Active 208 DOM
16. 2026-07-16
    days on market $140,000 Active 203 DOM
17. 2026-07-16
    days on market $140,000 Active 202 DOM
18. 2026-07-14
    days on market $140,000 Active 201 DOM
19. 2026-07-14
    days on market $140,000 Active 200 DOM
20. 2026-07-12
    days on market $140,000 Active 199 DOM
21. 2026-07-11
    days on market $140,000 Active 198 DOM
22. 2026-07-10
    days on market $140,000 Active 197 DOM
23. 2026-07-09
    days on market $140,000 Active 196 DOM
24. 2026-07-07
    days on market $140,000 Active 194 DOM
25. 2026-07-06
    days on market $140,000 Active 193 DOM
26. 2026-07-05
    days on market $140,000 Active 192 DOM
27. 2026-07-03
    days on market $140,000 Active 190 DOM
28. 2026-07-01
    days on market $140,000 Active 188 DOM
29. 2026-06-30
    days on market $140,000 Active 187 DOM
30. 2026-06-29
    days on market $140,000 Active 186 DOM
31. 2026-06-28
    days on market $140,000 Active 185 DOM
32. 2026-06-28
    days on market $140,000 Active 184 DOM
33. 2026-06-27
    days on market $140,000 Active 183 DOM
34. 2026-06-25
    days on market $140,000 Active 181 DOM
35. 2026-06-23
    days on market $140,000 Active 179 DOM
36. 2026-06-22
    days on market $140,000 Active 178 DOM
37. 2026-06-18
    days on market $140,000 Active 175 DOM
38. 2026-06-17
    days on market $140,000 Active 174 DOM
39. 2026-06-16
    days on market $140,000 Active 173 DOM
40. 2026-06-15
    days on market $140,000 Active 172 DOM
41. 2026-06-14
    days on market $140,000 Active 170 DOM
42. 2026-06-10
    days on market $140,000 Active 167 DOM
43. 2026-06-09
    days on market $140,000 Active 166 DOM
44. 2026-06-08
    days on market $140,000 Active 165 DOM
45. 2026-06-07
    days on market $140,000 Active 164 DOM
46. 2026-06-05
    days on market $140,000 Active 161 DOM
47. 2026-06-03
    days on market $140,000 Active 160 DOM
48. 2026-06-03
    days on market $140,000 Active 159 DOM
49. 2026-06-01
    days on market $140,000 Active 158 DOM
50. 2026-05-31
    days on market $140,000 Active 157 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,468
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,317
• − Management: −$1,317
• − HOA: −$4,980
• − Depreciation: −$4,073
• Taxable loss: −$5,862
• Est. tax savings @ 24.0%: +$1,407
• After-tax cash flow: $-2,173/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $3,060–$9,180 screening

This move-in ready condo offers stunning river views and is in good condition with minor cosmetic updates needed.

Value-add opportunities

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Replace curtains — Fresh curtains improve the home's appearance and comfort ↑
• Both Replace flooring (every 10 years) — Tile flooring is durable but may need replacement ↑
• Both Replace appliances (every 10-15 years) — Stainless steel appliances are durable but may need replacement ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 51/100

Zoned Schools

Elementary Beachside Elementary School C FL #892/2,144 Nat'l #9,801/41,679 Middle Ormond Beach Middle School B- FL #175/571 Nat'l #2,362/14,009 High Seabreeze High School F FL #248/667 Nat'l #7,376/17,239

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

A Composite livability gradescore 83/100

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 · 572,749 people
• City population: 67,539
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• Population (ZIP): 18,383
• Household income: $61,266
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 14% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 7% Hispanic / Latino 7% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 12% · Canada, Vietnam, Dominican Republic
• Languages at home: 85% English-only · Spanish 5% Other Indo-European 3% Russian/Polish/Slavic 2%

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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: ▼ -534.90%
• Current HPI: 262.3757
• Rent YoY: ▼ -0.21%
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

+16.9% since first listed

9 events — show timeline

• 2026-01-26 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-21 Relisted — Daytona MLS
• 2026-01-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-15 Pending — Daytona MLS
• 2025-12-17 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-24 Price Changed $145,000 Daytona MLS
• 2025-09-06 Listed $150,000 Daytona MLS
• 2020-09-25 Sold (MLS) $118,000 Daytona MLS
• 2020-08-07 Listed $124,000 Daytona MLS