910 Big Tree Rd Unit 12-4 · South Daytona, FL 32119

$196,000

3 bd · 2.0 ba · 1,442 sqft · Condo public records · 50 Days on market

Built 1991 $400/mo HOA · 21% of rent

---

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 +12.2/30.0
• ARV discount +7.5/15.0
• 1% rule +4.7/10.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• DSCR +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well-maintained 3-bedroom, 2-bath, two-story condo located in the desirable Jemecy Oaks community in South Daytona. All bedrooms are thoughtfully situated upstairs, offering privacy and separation from the main living areas. The eat-in kitchen was upgraded in 2023 with new cabinet faces and tile, and opens to a private, fenced patio—perfect for relaxing or entertaining. This unit is positioned in the rear of the neighborhood, providing a quieter setting with minimal traffic. Interior features include neutral tones, wood and tile flooring throughout, a new HVAC system installed in 2025, and some updates to the bathrooms (2025). Enjoy the convenience of having two parks

Key facts

• $400 HOA
• Built 1991
• Listed 50 days

Property features AI

Finance

• Other: Development: Jemecy Oaks; CDD present; Unfurnished unit
• Financial info: No lease restrictions reported
• HOA & community: Monthly condo/HOA fee of $400 (includes common area taxes, insurance, grounds maintenance, private road); Association management: Win-Win mgt; Community mailbox; Pets allowed

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected
• Home design: Condominium; Two-story building; Unit on 2nd floor; Faces west
• Construction: Block construction; Other roof type; Slab foundation; Built on a 4.61-acre lot (community grounds)
• Exterior features: Side porch; Exterior storage; Wood fencing; Paved roads

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Hardwood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Ceiling fans; Eat-in kitchen; Thermostat
• Laundry & utility: Laundry inside in a laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $196k.

Deal economics

• At list price, monthly cash flow is $-40 ($-482/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (2.6% below list).
• Recommended offer: $189k (3.6% below list) — sets the bar for cash-flow.

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); 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; 35 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).
• This rent runs 40% 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

• It's been on market 50 days — a 3% lower offer ($190k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $58k; list at $196k implies a 238% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• 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 $188,912 (3.6% 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 50 days. Have you received any prior offers? Is the seller open to a 4% 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. 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?
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 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: 0.97% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.88%
• DSCR: 0.96
• GRM: 8.6

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: -21.6%
• Equity multiple: 0.28×
• Total profit: $-39,761
• Equity at exit: $29,224

10-year hold

• IRR: -26.7%
• Equity multiple: -0.07×
• Total profit: $-58,927
• Equity at exit: $16,946

Cash invested: $54,880 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,908 high
• Mortgage (P&I): −$1,028
• Tax from tax record: −$38 /mo · $457/yr
• Insurance: −$82
• HOA: −$400
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $-40

Break-even live

Break-even rent $1,959

Max offer price $188,912

Occupancy floor 97%

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: $49,000
• Closing costs: $5,880
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
900 Boulder Dr South Daytona, FL	2.0	1.0	939	$1,850	$1.97	23d	1	0.13mi
2208 Flourescent Way South Daytona, FL	3.0	2.5	1400	$2,300	$1.64	23d	1	0.17mi
2085 Oak Meadow Cir South Daytona, FL	3.0	2.0	1632	$1,900	$1.16	14d	1	0.22mi
2313 Incandescent Way Unit 1 South Daytona, FL	3.0	2.5	1500	$1,900	$1.27	14d	1	0.24mi
793 Aspen Dr South Daytona, FL	2.0	2.0	1300	$1,940	$1.49	23d	1	0.30mi
1952 Menger Cir South Daytona, FL	3.0	2.0	1600	$2,300	$1.44	23d	1	0.31mi
17 Kimberly Ct Daytona Beach, FL	2.0	2.0	896	$1,299	$1.45	23d	1	0.37mi
10 Harbor Cove Ct Daytona Beach, FL	3.0	2.0	1456	$1,499	$1.03	23d	1	0.43mi
716 Boston Ave South Daytona, FL	2.0	2.0	1373	$2,100	$1.53	14d	1	0.54mi
1505 Edgewater Rd Daytona Beach, FL	3.0	2.0	1209	$1,800	$1.49	23d	1	0.66mi
910 Carey Dr South Daytona, FL	3.0	2.0	1529	$2,500	$1.64	23d	1	0.74mi
535 Olive St South Daytona, FL	2.0	1.0	1024	$1,725	$1.68	11d	1	0.74mi
1436 Suwanee Rd Daytona Beach, FL	4.0	2.0	1823	$2,500	$1.37	23d	1	0.76mi
2050 S Ridgewood Ave South Daytona, FL	1.0–2.0	1.0–1.5	818	$1,450	$1.77	23d	1	0.98mi
2203 Nottingham Rd South Daytona, FL	4.0	2.0	1600	$2,400	$1.50	23d	1	0.99mi
1200 Floral Springs Blvd Port Orange, FL	1.0–3.0	1.0–2.0	1047	$2,175	$2.08	11d	81	1.08mi
1830 S Palmetto Ave Unit 4 South Daytona, FL	2.0	1.0	900	$1,450	$1.61	23d	1	1.15mi
2275 Granada Dr Unit 1 South Daytona, FL	2.0	2.0	1000	$1,600	$1.60	23d	1	1.16mi
2140 S Palmetto Ave South Daytona, FL	2.0	1.5	1100	$1,499	$1.36	23d	1	1.19mi
1270 Reed Canal Rd Port Orange, FL	1.0–3.0	1.0–2.0	1001	$2,137	$2.13	11d	29	1.21mi
2250 S Palmetto Ave South Daytona, FL	2.0	2.5	1386	$1,600	$1.15	23d	1	1.24mi
1504 Virginia Ave Daytona Beach, FL	1.0–2.0	1.0–2.0	842	$1,650	$1.96	23d	3	1.25mi
1756 S Clyde Morris Blvd Daytona Beach, FL	1.0–2.0	1.0–2.0	850	$1,650	$1.94	23d	8	1.25mi
1500 Virginia Ave Daytona Beach, FL	2.0	2.0	910	$1,475	$1.62	23d	1	1.26mi
1174 Margina Ave Daytona Beach, FL	3.0	2.0	1190	$2,340	$1.97	23d	1	1.26mi
1350 Virginia Ave Apt 17 Daytona Beach, FL	2.0	2.0	950	$1,399	$1.47	23d	1	1.29mi
329 Wilder Blvd Daytona Beach, FL	2.0	2.0	1161	$1,900	$1.64	23d	1	1.36mi
110 Dolphin Fleet Cir Daytona Beach, FL	1.0–3.0	1.0–2.5	1125	$2,124	$1.89	11d	20	1.39mi
1400 Hancock Blvd Daytona Beach, FL	1.0–2.0	1.0–2.0	800	$1,483	$1.85	11d	11	1.39mi
121 Westwood Dr Daytona Beach, FL	3.0	2.0	1548	$2,300	$1.49	14d	1	1.41mi
1351 S Ridgewood Ave #26 Daytona Beach, FL	2.0	1.5	988	$1,285	$1.30	14d	1	1.42mi
480 Reed Canal Rd #57 South Daytona, FL	2.0	1.5	1024	$1,550	$1.51	23d	1	1.42mi
1420 New Bellevue Ave Daytona Beach, FL	1.0–2.0	1.0–2.0	800	$1,554	$1.94	11d	9	1.46mi
1401 S Palmetto Ave Daytona Beach, FL	1.0–2.0	1.0–2.0	890	$1,800	$2.02	23d	3	1.46mi
940 Lockhart St Daytona Beach, FL	3.0	2.0	1071	$1,850	$1.73	19d	1	1.46mi

HOA detail condo

• Monthly dues: $400 · $4,800/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $196,000 Active 50 DOM
2. 2026-06-17
   days on market $196,000 Active 49 DOM
3. 2026-06-16
   days on market $196,000 Active 48 DOM
4. 2026-06-15
   price $196,000 Active 47 DOM
5. 2026-06-15
   days on market $206,000 Active 47 DOM
6. 2026-06-14
   days on market $206,000 Active 45 DOM
7. 2026-06-10
   days on market $206,000 Active 42 DOM
8. 2026-06-09
   days on market $206,000 Active 41 DOM
9. 2026-06-08
   days on market $206,000 Active 40 DOM
10. 2026-06-07
    days on market $206,000 Active 39 DOM
11. 2026-06-05
    days on market $206,000 Active 36 DOM
12. 2026-06-03
    days on market $206,000 Active 35 DOM
13. 2026-06-03
    days on market $206,000 Active 34 DOM
14. 2026-06-01
    days on market $206,000 Active 33 DOM
15. 2026-05-31
    days on market $206,000 Active 32 DOM
16. 2026-05-31
    pricedays on market $206,000 Active 31 DOM
17. 2026-05-08
    price $216,000 862-char remark
18. 2026-04-29
    listed $236,000 Active 862-char remark
19. 1999-04-08
    soldstatus $58,000

ⓘ 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: $457 · $38/mo
• Projected year-2 tax: $1,627 · $136/mo
• Expected delta: +$1,169/yr (+$97/mo · 255.7%)

ⓘ 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 (shaded) · 57% 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: $22,899
• − Mortgage interest: −$10,979
• − Property taxes: −$457
• − Insurance: −$980
• − Repairs & maintenance: −$1,832
• − Management: −$1,832
• − HOA: −$4,800
• − Depreciation: −$5,702
• Taxable loss: −$3,683
• Est. tax savings @ 24.0%: +$884
• After-tax cash flow: $402/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

+237.9% since first listed

5 events — show timeline

• 2026-06-15 Price Changed $196,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-29 Price Changed $206,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-08 Price Changed $216,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-29 Listed $236,000 Stellar MLS as Distributed by MLS Grid
• 1999-04-08 Sold (Public Records) $58,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $457 · +5.9% YoY. Source: county tax records.