495 Landshark Blvd · Daytona Beach, FL 32124

$364,900

2 bd · 2.0 ba · 1,308 sqft · SingleFamily public records · 140 Days on market

Built 2021 3,759 sqft lot $375/mo HOA · 14% 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 +7.5/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Appreciation +4.0/10.0
• Rent growth +3.9/5.0
• Schools +3.9/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0

Listing remarks MLS

Desirable Camellia model in Latitude Margaritaville Daytona Beach is ready for its new owner. This turn-key maintenance free cottage is ideal as a primary residence, second home, or lifestyle investment. Located in this award-winning, gated 55+ resort-style community, this 2-bedroom, 2-bath home plus flex space with built in cabinetry and murphy bed features an open-concept Great Room, light and bright kitchen, dedicated laundry room, and a two-car garage. Step inside and embrace the relaxed coastal vibe that Latitude Margaritaville is known for, then step outside and enjoy the iconic island lifestyle. From your screened front porch to the vibrant Town Center, every day feels like a vacation. Residents enjoy unmatched amenities, including: Private oceanfront Beach Club with shuttle service, Fitness Center, Paradise Pool & Sports Pool with water volleyball and aerobics, Pickleball, tennis, bocce ball, cornhole & more Latitude Bar & Chill & Mango Theatre Daily Activities include Mahjong, Mexican Train, pottery, woodworking, trivia, karaoke, bingo, and so much more. Don't forget Live entertainment every day at the pool and weekend nights at the Town Center Bandshell Buy a cottage. Bring flip flops. Live the Margaritaville dream.

Key facts

• Gated community
• Screened front porch
• Flex space

Tags

• GATED COMMUNITY
• RESORT STYLE COMMUNITY
• FLEX SPACE
• BUILT IN CABINETRY
• SCREENED FRONT PORCH
• PRIVATE OCEANFRONT BEACH CLUB

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $-450 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $285k (21.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $277k (24.1% below list).
• Recommended offer: $277k (24.1% below list) — sets the bar for 1% rule.

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 fast (+5.5%/yr); 333 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 36% of the median local income ($93k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-2.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $7k 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 140 days — a 12% lower offer ($321k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $276,983 (24.1% 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 140 days. Have you received any prior offers? Is the seller open to a 24% 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. 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. 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 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: 0.76% ✗
• Cap rate: 4.81%
• Cash-on-cash: -5.28%
• DSCR: 0.77
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.99% appreciation · 5.46% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.36×
• Total profit: $-64,980
• Equity at exit: $71,051

10-year hold

• IRR: -5.7%
• Equity multiple: 0.52×
• Total profit: $-48,720
• Equity at exit: $60,894

Cash invested: $102,172 (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 32124

• Home prices YoY: -0.6%
• Rents YoY: 5.5%
• Active inventory: 333
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,770 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$197 /mo · $2,365/yr
• Insurance: −$152
• HOA: −$375
• Vacancy / Maint / Mgmt: −$582
• Net cashflow: $-450

Break-even live

Break-even rent $3,339

Max offer price $285,484

Occupancy floor —

Sensitivity live

Price	-10% $-243	-5% $-346	+0% $-450	+5% $-553	+10% $-656
Rent	-10% $-668	-5% $-559	+0% $-450	+5% $-340	+10% $-231
Rate	-1.0pp $-266	-0.5pp $-357	base $-450	+0.5pp $-544	+1.0pp $-640

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: $91,225
• Closing costs: $10,947
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
357 Hang Loose Way Daytona Beach, FL	2.0	2.0	1308	$2,500	$1.91	12d	1	0.18mi
109 Salt Shaker St Daytona Beach, FL	2.0	2.0	1563	$2,900	$1.86	15d	1	0.19mi
261 Hang Loose Way Daytona Beach, FL	2.0	2.0	1464	$2,850	$1.95	24d	1	0.33mi
243 Hang Loose Way Daytona Beach, FL	2.0	2.0	1308	$3,449	$2.64	24d	1	0.35mi
1131 Fins Up Ct Daytona Beach, FL	3.0	2.0	1848	$3,000	$1.62	24d	1	0.57mi
1016 Sea Shell Ct Daytona Beach, FL	2.0	2.0	1563	$2,700	$1.73	24d	1	0.69mi
250 Latitude Dr Daytona Beach, FL	2.0	2.0	1488	$3,000	$2.02	24d	1	0.75mi
375 Latitude Dr Daytona Beach, FL	2.0	2.0	1308	$3,000	$2.29	24d	1	0.80mi
513 High Tide Ln Daytona Beach, FL	2.0	2.0	1200	$2,000	$1.67	24d	1	1.01mi
402 Parrot Ln Daytona Beach, FL	2.0	2.0	1308	$2,800	$2.14	24d	1	1.01mi
487 Margaritaville Ave Daytona Beach, FL	2.0	2.0	1464	$2,900	$1.98	24d	1	1.07mi
1850 N Williamson Blvd Daytona Beach, FL	1.0–2.0	1.0–2.0	832	$1,925	$2.31	12d	18	1.08mi
579 High Tide Ln Daytona Beach, FL	2.0	2.0	1464	$2,500	$1.71	24d	1	1.10mi
349 High Tide Ln Daytona Beach, FL	2.0	2.0	1771	$3,200	$1.81	24d	1	1.12mi
819 Coral Reef Way Daytona Beach, FL	2.0	2.0	1778	$3,000	$1.69	22d	1	1.14mi
255 Ocean Hammock Loop Daytona Beach, FL	2.0	2.0	1464	$2,600	$1.78	24d	1	1.17mi
100 Integra TC Blvd Daytona Beach, FL	3.0	1.0–2.0	942	$2,184	$2.32	12d	28	1.18mi
903 Coral Reef Way Daytona Beach, FL	3.0	2.0	1848	$3,250	$1.76	24d	1	1.19mi
402 Tiki Ter Daytona Beach, FL	2.0	2.0	1608	$2,800	$1.74	24d	1	1.19mi
208 Ocean Hammock Loop Daytona Beach, FL	2.0	2.0	1466	$2,900	$1.98	24d	1	1.23mi
1799 N Williamson Blvd Daytona Beach, FL	1.0–3.0	1.0–2.0	1071	$2,010	$1.88	12d	9	1.30mi
100 Sands Parc Blvd Daytona Beach, FL	1.0–3.0	1.0–2.0	970	$1,736	$1.79	12d	11	1.38mi
600 Crowne Commerce Ct Ormond Beach, FL	1.0–3.0	1.0–2.0	1130	$1,538	$1.36	12d	8	1.38mi
2351 N Williamson Blvd Daytona Beach, FL	1.0–3.0	1.0–2.0	1163	$1,896	$1.63	12d	25	1.41mi

HOA detail

• Monthly dues: $375 · $4,500/yr
• Likely covers: waterpoolgymsecurity

Listing history 18 events

1. 2026-06-18
   days on market $364,900 Active 140 DOM
2. 2026-06-17
   days on market $364,900 Active 139 DOM
3. 2026-06-16
   days on market $364,900 Active 138 DOM
4. 2026-06-15
   days on market $364,900 Active 137 DOM
5. 2026-06-14
   days on market $364,900 Active 135 DOM
6. 2026-06-10
   days on market $364,900 Active 132 DOM
7. 2026-06-09
   days on market $364,900 Active 131 DOM
8. 2026-06-08
   days on market $364,900 Active 130 DOM
9. 2026-06-07
   days on market $364,900 Active 129 DOM
10. 2026-06-05
    days on market $364,900 Active 126 DOM
11. 2026-06-03
    days on market $364,900 Active 125 DOM
12. 2026-06-03
    days on market $364,900 Active 124 DOM
13. 2026-06-01
    days on market $364,900 Active 123 DOM
14. 2026-05-31
    days on market $364,900 Active 122 DOM
15. 2026-05-31
    days on market $364,900 Active 121 DOM
16. 2026-04-19
    status Active 1271-char remark

    Show marketing remark (1271 chars)

    Desirable Camellia model in Latitude Margaritaville Daytona Beach is ready for its new owner. This turn-key maintenance free cottage is ideal as a primary residence, second home, or lifestyle investment. Located in this award-winning, gated 55+ resort-style community, this 2-bedroom, 2-bath home plus flex space with built in cabinetry and murphy bed features an open-concept Great Room, light and bright kitchen, dedicated laundry room, and a two-car garage. Step inside and embrace the relaxed coastal vibe that Latitude Margaritaville is known for, then step outside and enjoy the iconic island lifestyle. From your screened front porch to the vibrant Town Center, every day feels like a vacation. Residents enjoy unmatched amenities, including: Private oceanfront Beach Club with shuttle service, Fitness Center, Paradise Pool & Sports Pool with water volleyball and aerobics, Pickleball, tennis, bocce ball, cornhole & more Latitude Bar & Chill & Mango Theatre Daily Activities include Mahjong, Mexican Train, pottery, woodworking, trivia, karaoke, bingo, and so much more. Don't forget Live entertainment every day at the pool and weekend nights at the Town Center Bandshell Buy a cottage. Bring flip flops. Live the Margaritaville dream.

17. 2026-04-12
    status Pending 1271-char remark

    Show marketing remark (1271 chars)

    Desirable Camellia model in Latitude Margaritaville Daytona Beach is ready for its new owner. This turn-key maintenance free cottage is ideal as a primary residence, second home, or lifestyle investment. Located in this award-winning, gated 55+ resort-style community, this 2-bedroom, 2-bath home plus flex space with built in cabinetry and murphy bed features an open-concept Great Room, light and bright kitchen, dedicated laundry room, and a two-car garage. Step inside and embrace the relaxed coastal vibe that Latitude Margaritaville is known for, then step outside and enjoy the iconic island lifestyle. From your screened front porch to the vibrant Town Center, every day feels like a vacation. Residents enjoy unmatched amenities, including: Private oceanfront Beach Club with shuttle service, Fitness Center, Paradise Pool & Sports Pool with water volleyball and aerobics, Pickleball, tennis, bocce ball, cornhole & more Latitude Bar & Chill & Mango Theatre Daily Activities include Mahjong, Mexican Train, pottery, woodworking, trivia, karaoke, bingo, and so much more. Don't forget Live entertainment every day at the pool and weekend nights at the Town Center Bandshell Buy a cottage. Bring flip flops. Live the Margaritaville dream.

18. 2026-01-22
    listed $364,900 Active 1271-char remark

    Show marketing remark (1271 chars)

    Desirable Camellia model in Latitude Margaritaville Daytona Beach is ready for its new owner. This turn-key maintenance free cottage is ideal as a primary residence, second home, or lifestyle investment. Located in this award-winning, gated 55+ resort-style community, this 2-bedroom, 2-bath home plus flex space with built in cabinetry and murphy bed features an open-concept Great Room, light and bright kitchen, dedicated laundry room, and a two-car garage. Step inside and embrace the relaxed coastal vibe that Latitude Margaritaville is known for, then step outside and enjoy the iconic island lifestyle. From your screened front porch to the vibrant Town Center, every day feels like a vacation. Residents enjoy unmatched amenities, including: Private oceanfront Beach Club with shuttle service, Fitness Center, Paradise Pool & Sports Pool with water volleyball and aerobics, Pickleball, tennis, bocce ball, cornhole & more Latitude Bar & Chill & Mango Theatre Daily Activities include Mahjong, Mexican Train, pottery, woodworking, trivia, karaoke, bingo, and so much more. Don't forget Live entertainment every day at the pool and weekend nights at the Town Center Bandshell Buy a cottage. Bring flip flops. Live the Margaritaville dream.

ⓘ 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: $2,365 · $197/mo
• Projected year-2 tax: $3,029 · $252/mo
• Expected delta: +$663/yr (+$55/mo · 28.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,238
• − Mortgage interest: −$20,440
• − Property taxes: −$2,365
• − Insurance: −$1,824
• − Repairs & maintenance: −$2,659
• − Management: −$2,659
• − HOA: −$4,500
• − Depreciation: −$10,615
• Taxable loss: −$11,825
• Est. tax savings @ 24.0%: +$2,838
• After-tax cash flow: $-2,557/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): 11,409
• Household income: $92,616
• Rent vs Own: 5.8% rent · 94.2% own
• Severe rent burden: 54.0

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 (71%)
• Race & ethnicity: White 71% Black 20% Hispanic / Latino 5% Asian 2% Two or more races 1%
• Common ancestry: Romanian 3% Italian 2% Portuguese 1%
• Foreign-born: 10% · Canada, Mexico, South Korea
• Languages at home: 91% English-only · Spanish 4% Other Asian/Pacific 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: ▼ -1.99%
• Current HPI: 311.7456
• Rent YoY: ▲ 5.46%
• 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

3 events — show timeline

• 2026-04-19 Relisted — Daytona MLS
• 2026-04-12 Pending — Daytona MLS
• 2026-01-22 Listed $364,900 Daytona MLS

Property tax history

+61.4%/yr

Latest (2025): $2,365 · +3.0% YoY. Source: county tax records.