608 Dixie Ln · South Daytona, FL 32119

$275,000

4 bd · 2.0 ba · 1,396 sqft · SingleFamily public records · 41 Days on market

Built 2014 6,969 sqft lot

---

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 +4.0/5.0
• Schools +3.9/10.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

WILL NOT LAST! Four true dedicated bedrooms under $300,000 is almost unheard of in today's market, and this hidden gem on Dixie Lane delivers the kind of square footage, flexibility, and value buyers are constantly searching for. The converted garage is not being counted as a bedroom; it is an additional finished living/flex area currently used as a dining space, giving the home even more usable room beyond the four-bedroom layout. Inside, the home offers multiple living areas, including a comfortable main living room and a spacious family room with bamboo wood flooring, excellent natural light, and plenty of room for entertaining or relaxing. The kitchen includes a breakfast nook area and

Key facts

• Converted garage
• Finished living area
• Updated bathroom

Tags

• CONVERTED GARAGE
• FINISHED LIVING AREA
• MULTIPLE LIVING AREAS
• BAMBOO WOOD FLOORING
• PRIVATE PRIMARY SUITE
• UPDATED BATHROOM

Property features AI

Finance

• Other: Pets allowed

Exterior

• Parking: Guest parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence; One story; Entry level: 1; Faces southeast
• Construction: Block and wood siding construction; Slab foundation; Other roof type; Built as residential single-family
• Exterior features: Covered patio/porch; Glass-enclosed patio; Rear porch

Interior

• Kitchen: Refrigerator; Microwave; Electric range and oven; Dishwasher; Electric water heater
• Bedrooms: Total rooms: 10
• Flooring: Hardwood; Carpet; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Heat pump; Central air; Ceiling fans
• Interior features: Ceiling fans; Eat-in kitchen; Furnished negotiable
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-165 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (8.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (20.1% below list).
• Recommended offer: $220k (20.1% 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• At $2,197/mo this rent would consume 46% of the median local household income ($57k/yr) (locally 1158% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 41 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $23k; list at $275k implies a 1101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $219,707 (20.1% 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 41 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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: 0.80% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.57%
• DSCR: 0.89
• GRM: 10.4

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: -24.0%
• Equity multiple: 0.20×
• Total profit: $-61,462
• Equity at exit: $41,003

10-year hold

• IRR: -30.6%
• Equity multiple: -0.19×
• Total profit: $-91,782
• Equity at exit: $23,777

Cash invested: $77,000 (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: 10.4×

Monthly cashflow live

• Estimated rent: $2,197 high
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $-165

Break-even live

Break-even rent $2,406

Max offer price $251,156

Occupancy floor —

Sensitivity live

Price	-10% $25	-5% $-70	+0% $-165	+5% $-260	+10% $-355
Rent	-10% $-338	-5% $-252	+0% $-165	+5% $-78	+10% $9
Rate	-1.0pp $-26	-0.5pp $-95	base $-165	+0.5pp $-236	+1.0pp $-309

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2203 Nottingham Rd South Daytona, FL	4.0	2.0	1600	$2,400	$1.50	24d	1	0.24mi
910 Carey Dr South Daytona, FL	3.0	2.0	1529	$2,500	$1.64	24d	1	0.68mi
2085 Oak Meadow Cir South Daytona, FL	3.0	2.0	1632	$1,900	$1.16	15d	1	0.72mi
2313 Incandescent Way Unit 1 South Daytona, FL	3.0	2.5	1500	$1,900	$1.27	15d	1	0.77mi
1952 Menger Cir South Daytona, FL	3.0	2.0	1600	$2,300	$1.44	24d	1	0.78mi
2208 Flourescent Way South Daytona, FL	3.0	2.5	1400	$2,300	$1.64	24d	1	0.80mi
1436 Suwanee Rd Daytona Beach, FL	4.0	2.0	1823	$2,500	$1.37	24d	1	1.22mi
10 Harbor Cove Ct Daytona Beach, FL	3.0	2.0	1456	$1,499	$1.03	24d	1	1.23mi
982 Commons Way Port Orange, FL	3.0	2.0	1521	$2,250	$1.48	24d	1	1.26mi
1505 Edgewater Rd Daytona Beach, FL	3.0	2.0	1209	$1,800	$1.49	24d	1	1.27mi
3230 S Ridgewood Ave South Daytona, FL	1.0–3.0	1.0–2.0	1046	$2,330	$2.23	12d	27	1.40mi
1200 Floral Springs Blvd Port Orange, FL	1.0–3.0	1.0–2.0	1047	$2,175	$2.08	12d	81	1.47mi

Listing history 19 events

1. 2026-06-18
   days on market $275,000 Active 41 DOM
2. 2026-06-17
   days on market $275,000 Active 40 DOM
3. 2026-06-16
   days on market $275,000 Active 39 DOM
4. 2026-06-15
   days on market $275,000 Active 38 DOM
5. 2026-06-14
   days on market $275,000 Active 36 DOM
6. 2026-06-10
   days on market $275,000 Active 33 DOM
7. 2026-06-09
   days on market $275,000 Active 32 DOM
8. 2026-06-08
   days on market $275,000 Active 31 DOM
9. 2026-06-07
   days on market $275,000 Active 30 DOM
10. 2026-06-05
    days on market $275,000 Active 27 DOM
11. 2026-06-03
    days on market $275,000 Active 26 DOM
12. 2026-06-03
    days on market $275,000 Active 25 DOM
13. 2026-06-01
    days on market $275,000 Active 24 DOM
14. 2026-05-31
    days on market $275,000 Active 23 DOM
15. 2026-05-31
    days on market $275,000 Active 22 DOM
16. 2026-05-08
    listed $275,000 Active 1622-char remark
17. 2015-06-22
    historical
18. 2015-04-02
    listed $154,900 Active
19. 1976-06-01
    soldstatus $22,900

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 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: $26,365
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,109
• − Management: −$2,109
• − Depreciation: −$8,000
• Taxable loss: −$6,758
• Est. tax savings @ 24.0%: +$1,622
• After-tax cash flow: $-355/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

+1100.9% since first listed

4 events — show timeline

• 2026-05-08 Listed $275,000 Daytona MLS
• 2015-06-22 Listing Removed — Daytona MLS
• 2015-04-02 Listed $154,900 Daytona MLS
• 1976-06-01 Sold (Public Records) $22,900 Public Records

Property tax history

-0.9%/yr

Latest (2025): $269 · +4.6% YoY. Source: county tax records.