1290 9th St #205 · Daytona Beach, FL 32117

$75,000

1 bd · 1.0 ba · 608 sqft · Condo public records · 142 Days on market

Built 1987 $367/mo HOA · 31% of rent

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Why this score? — see what drove the C- 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 +17.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This updated 1 bedroom, 1 bathroom 2nd story end unit in Royal Palm Court Condos offers bright, move-in ready living just minutes from the Intracoastal and the beach. The open-concept living space is filled with natural light and enhanced by luxury vinyl flooring and modern lighting, offering a comfortable and flexible layout for everyday living. The kitchen features marble-look countertops, a modern faucet with stainless steel sink, white cabinetry, and included appliances. The spacious bedroom includes a walk-in closet and access to an updated full bathroom with a large vanity and tub/shower combo. A stacked washer and dryer are tucked neatly into the hallway for added convenience. Fantastic location close to major attractions, beaches, dining, shopping and entertainment. All information recorded in the MLS is intended to be accurate but cannot be guaranteed.

Key facts

• $367 HOA
• Built 1987
• Listed 142 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $60 ($716/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

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: schools D+, 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.
• Market conditions: Rents rising (+1.0%/yr); 332 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $519 of loan paydown is wiped out by about $2k 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 142 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 27y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 31% 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 1.57% ✓
• Cap rate: 7.25%
• Cash-on-cash: 3.41%
• DSCR: 1.15
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.01% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.50×
• Total profit: $-10,429
• Equity at exit: $11,183

10-year hold

• IRR: -11.3%
• Equity multiple: 0.41×
• Total profit: $-12,348
• Equity at exit: $6,485

Cash invested: $21,000 (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 32117

• Home prices YoY: -8.2%
• Rents YoY: 1.0%
• Active inventory: 332
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,177 high
• Mortgage (P&I): −$393
• Tax from tax record: −$79 /mo · $945/yr
• Insurance: −$31
• HOA: −$367
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $60

Break-even live

Break-even rent $1,102

Max offer price $75,000

Occupancy floor 90%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1290 9th St Daytona Beach, FL	1.0	1.0	608	$1,060	$1.74	23d	3	0.03mi
1290 9th St #106 Daytona Beach, FL	1.0	1.0	608	$1,195	$1.97	14d	1	0.03mi
101 Claysburg LN Holly Hill, FL	1.0–3.0	1.0–2.0	1163	$1,843	$1.58	14d	25	0.40mi
875 Derbyshire Rd Daytona Beach, FL	3.0	1.0–2.0	835	$983	$1.18	11d	11	0.52mi
1229 Kennedy Rd #43 Daytona Beach, FL	1.0	1.0	625	$900	$1.44	23d	1	0.56mi
1221 Kennedy Rd Unit 43 Daytona Beach, FL	1.0	1.0	625	$775	$1.24	11d	1	0.59mi
1600 Lpga Blvd Daytona Beach, FL	1.0–3.0	1.0–2.0	1045	$1,508	$1.44	11d	21	0.84mi
1851 Lpga Blvd Daytona Beach, FL	1.0–3.0	1.0–3.0	966	$1,319	$1.36	11d	49	1.03mi
1500 Alexis AVE Daytona Beach, FL	1.0–3.0	1.0–2.0	1003	$1,409	$1.40	11d	32	1.18mi
1381 N Clyde Morris Blvd Daytona Beach, FL	1.0–3.0	1.0–2.0	919	$1,224	$1.33	11d	10	1.35mi
731 Florence St Daytona Beach, FL	1.0	1.0	500	$1,150	$2.30	23d	1	1.48mi

HOA detail condo

• Monthly dues: $367 · $4,404/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-18
   days on market $75,000 Active 142 DOM
2. 2026-06-17
   days on market $75,000 Active 141 DOM
3. 2026-06-16
   days on market $75,000 Active 140 DOM
4. 2026-06-15
   days on market $75,000 Active 139 DOM
5. 2026-06-14
   days on market $75,000 Active 137 DOM
6. 2026-06-10
   days on market $75,000 Active 134 DOM
7. 2026-06-09
   days on market $75,000 Active 133 DOM
8. 2026-06-08
   days on market $75,000 Active 132 DOM
9. 2026-06-07
   days on market $75,000 Active 131 DOM
10. 2026-06-05
    days on market $75,000 Active 128 DOM
11. 2026-06-03
    days on market $75,000 Active 127 DOM
12. 2026-06-03
    days on market $75,000 Active 126 DOM
13. 2026-06-01
    days on market $75,000 Active 125 DOM
14. 2026-05-31
    days on market $75,000 Active 124 DOM
15. 2026-05-31
    days on market $75,000 Active 123 DOM
16. 2026-02-19
    price $75,000 873-char remark

    Show marketing remark (921 chars)

    One or more photo(s) has been virtually staged. This updated 1 bedroom, 1 bathroom 2nd story end unit in Royal Palm Court Condos offers bright, move-in ready living just minutes from the Intracoastal and the beach. The open-concept living space is filled with natural light and enhanced by luxury vinyl flooring and modern lighting, offering a comfortable and flexible layout for everyday living. The kitchen features marble-look countertops, a modern faucet with stainless steel sink, white cabinetry, and included appliances. The spacious bedroom includes a walk-in closet and access to an updated full bathroom with a large vanity and tub/shower combo. A stacked washer and dryer are tucked neatly into the hallway for added convenience. Fantastic location close to major attractions, beaches, dining, shopping and entertainment. All information recorded in the MLS is intended to be accurate but cannot be guaranteed.

17. 2026-02-19
    price $75,000 921-char remark

    Show marketing remark (921 chars)

    One or more photo(s) has been virtually staged. This updated 1 bedroom, 1 bathroom 2nd story end unit in Royal Palm Court Condos offers bright, move-in ready living just minutes from the Intracoastal and the beach. The open-concept living space is filled with natural light and enhanced by luxury vinyl flooring and modern lighting, offering a comfortable and flexible layout for everyday living. The kitchen features marble-look countertops, a modern faucet with stainless steel sink, white cabinetry, and included appliances. The spacious bedroom includes a walk-in closet and access to an updated full bathroom with a large vanity and tub/shower combo. A stacked washer and dryer are tucked neatly into the hallway for added convenience. Fantastic location close to major attractions, beaches, dining, shopping and entertainment. All information recorded in the MLS is intended to be accurate but cannot be guaranteed.

18. 2026-01-27
    listed $79,900 Active 873-char remark

    Show marketing remark (921 chars)

    One or more photo(s) has been virtually staged. This updated 1 bedroom, 1 bathroom 2nd story end unit in Royal Palm Court Condos offers bright, move-in ready living just minutes from the Intracoastal and the beach. The open-concept living space is filled with natural light and enhanced by luxury vinyl flooring and modern lighting, offering a comfortable and flexible layout for everyday living. The kitchen features marble-look countertops, a modern faucet with stainless steel sink, white cabinetry, and included appliances. The spacious bedroom includes a walk-in closet and access to an updated full bathroom with a large vanity and tub/shower combo. A stacked washer and dryer are tucked neatly into the hallway for added convenience. Fantastic location close to major attractions, beaches, dining, shopping and entertainment. All information recorded in the MLS is intended to be accurate but cannot be guaranteed.

19. 2026-01-27
    listed $79,900 Active 921-char remark

    Show marketing remark (921 chars)

    One or more photo(s) has been virtually staged. This updated 1 bedroom, 1 bathroom 2nd story end unit in Royal Palm Court Condos offers bright, move-in ready living just minutes from the Intracoastal and the beach. The open-concept living space is filled with natural light and enhanced by luxury vinyl flooring and modern lighting, offering a comfortable and flexible layout for everyday living. The kitchen features marble-look countertops, a modern faucet with stainless steel sink, white cabinetry, and included appliances. The spacious bedroom includes a walk-in closet and access to an updated full bathroom with a large vanity and tub/shower combo. A stacked washer and dryer are tucked neatly into the hallway for added convenience. Fantastic location close to major attractions, beaches, dining, shopping and entertainment. All information recorded in the MLS is intended to be accurate but cannot be guaranteed.

20. 2006-07-25
    soldstatus $82,000
21. 2006-07-20
    soldstatus $82,000
22. 2006-06-07
    listed $82,000
23. 2006-05-31
    historical
24. 2005-11-22
    listed $83,700
25. 2005-01-14
    soldstatus $35,000
26. 2002-12-17
    soldstatus $28,500
27. 2001-03-02
    historical
28. 2000-01-07
    listed $31,500
29. 1999-12-18
    historical
30. 1999-06-18
    listed $31,000
31. 1994-06-02
    soldstatus $25,000
32. 1988-07-01
    soldstatus $31,400

ⓘ 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: $945 · $79/mo
• Projected year-2 tax: $945 · $79/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 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: $14,126
• − Mortgage interest: −$4,201
• − Property taxes: −$945
• − Insurance: −$375
• − Repairs & maintenance: −$1,130
• − Management: −$1,130
• − HOA: −$4,404
• − Depreciation: −$2,182
• Taxable loss: −$241
• Est. tax savings @ 24.0%: +$58
• After-tax cash flow: $774/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): 30,955
• Household income: $56,419
• Rent vs Own: 52.3% rent · 47.7% own
• Severe rent burden: 1781.0

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 0.63)
• Race & ethnicity: White 53% Black 27% Hispanic / Latino 10% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 8% · Canada, Vietnam, Jamaica
• Languages at home: 86% English-only · Spanish 8% Vietnamese 1% Other Indo-European 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: ▼ -96.62%
• Current HPI: 1084.54
• Rent YoY: ▲ 1.01%
• 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

+138.9% since first listed

17 events — show timeline

• 2026-02-19 Price Changed $75,000 Daytona MLS
• 2026-02-19 Price Changed $75,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-27 Listed $79,900 Daytona MLS
• 2026-01-27 Listed $79,900 Stellar MLS as Distributed by MLS Grid
• 2006-07-25 Sold (Public Records) $82,000 Public Records
• 2006-07-20 Sold (MLS) $82,000 Daytona MLS
• 2006-06-07 Listed $82,000 Daytona MLS
• 2006-05-31 Listing Removed — Daytona MLS
• 2005-11-22 Listed $83,700 Daytona MLS
• 2005-01-14 Sold (Public Records) $35,000 Public Records
• 2002-12-17 Sold (Public Records) $28,500 Public Records
• 2001-03-02 Listing Removed — Daytona MLS
• 2000-01-07 Listed $31,500 Daytona MLS
• 1999-12-18 Listing Removed — Daytona MLS
• 1999-06-18 Listed $31,000 Daytona MLS
• 1994-06-02 Sold (Public Records) $25,000 Public Records
• 1988-07-01 Sold (Public Records) $31,400 Public Records

Property tax history

+7.5%/yr

Latest (2025): $945 · -1.6% YoY. Source: county tax records.