1150 Lewis Dr · Daytona Beach, FL 32117

$149,900

4 bd · 3.0 ba · 2,467 sqft · SingleFamily public records · 28 Days on market

Built 1958 6,098 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 4 bedroom 3 bath Remodeled home is ready for immediate occupancy. Roof was installed in 12/2021 and New electrical panel 9/2022. This home is ideal for investors, landlords, families, first time buyers, anyone! Great, flowing layout. All brand new kitchens and bathrooms, new paint and flooring. This one is a MUST SEE! Prime location to think about a great rental investment. Perfect for short term rentals or long term rentals. Daytona area is busy YEAR AROUND!

Key facts

• Flexible floor plan
• New shingle roof
• Conveniently located

Tags

• NEW SHINGLE ROOF
• UPDATED ELECTRICAL SERVICE
• HVAC AND WATER HEATER
• FLEXIBLE FLOOR PLAN
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Pets allowed

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water connected; Sewer connected
• Home design: Single-family residence; One story; Faces east
• Construction: Block, concrete and stucco construction; Shingle roof; Slab foundation; Built with Other roof materials
• Exterior features: Patio; Paved public street frontage

Interior

• Kitchen: Refrigerator; Microwave; Electric range; Dishwasher
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Ceiling fans

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $848 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $148k (1.5% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• At $2,570/mo this rent would consume 55% of the median local household income ($56k/yr) (locally 1781% 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 $1k 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.
• At projected returns (-3.0% appreciation + 1.0% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 13y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $147,651 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 1.71% ✓
• Cap rate: 13.08%
• Cash-on-cash: 24.26%
• DSCR: 2.08
• GRM: 4.9

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: 15.1%
• Equity multiple: 1.59×
• Total profit: $24,825
• Equity at exit: $22,351

10-year hold

• IRR: 22.2%
• Equity multiple: 2.71×
• Total profit: $71,819
• Equity at exit: $12,961

Cash invested: $41,972 (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: 4.9×

Monthly cashflow live

• Estimated rent: $2,570 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$334 /mo · $4,004/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $848

Break-even live

Break-even rent $1,496

Max offer price $149,900

Occupancy floor 62%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1017 Wicker Way Daytona Beach, FL	5.0	1.0–3.0	2136	$3,142	$1.47	11d	1	0.57mi
101 Claysburg LN Holly Hill, FL	1.0–3.0	1.0–2.0	1163	$2,800	$2.41	14d	25	0.80mi
569 White St Daytona Beach, FL	5.0	2.5	2546	$2,000	$0.79	23d	1	0.99mi
595 Brentwood Dr Daytona Beach, FL	3.0	2.0	1869	$2,100	$1.12	14d	1	1.24mi

Listing history 50 events

1. 2026-05-13
   status Pending
2. 2026-05-01
   status Active
3. 2026-04-22
   historical Active Under Contract
4. 2026-04-14
   listed $149,900 Active
5. 2024-01-21
   historical $2,600
6. 2023-12-30
   price $2,600
7. 2023-12-29
   price $2,750
8. 2023-12-22
   listed $2,800
9. 2023-10-11
   historical 468-char remark

   Show marketing remark (468 chars)

   This 4 bedroom 3 bath Remodeled home is ready for immediate occupancy. Roof was installed in 12/2021 and New electrical panel 9/2022. This home is ideal for investors, landlords, families, first time buyers, anyone! Great, flowing layout. All brand new kitchens and bathrooms, new paint and flooring. This one is a MUST SEE! Prime location to think about a great rental investment. Perfect for short term rentals or long term rentals. Daytona area is busy YEAR AROUND!

10. 2023-09-20
    price $294,900 468-char remark

    Show marketing remark (468 chars)

    This 4 bedroom 3 bath Remodeled home is ready for immediate occupancy. Roof was installed in 12/2021 and New electrical panel 9/2022. This home is ideal for investors, landlords, families, first time buyers, anyone! Great, flowing layout. All brand new kitchens and bathrooms, new paint and flooring. This one is a MUST SEE! Prime location to think about a great rental investment. Perfect for short term rentals or long term rentals. Daytona area is busy YEAR AROUND!

11. 2023-09-20
    price $294,900

    Show marketing remark (468 chars)

    This 4 bedroom 3 bath Remodeled home is ready for immediate occupancy. Roof was installed in 12/2021 and New electrical panel 9/2022. This home is ideal for investors, landlords, families, first time buyers, anyone! Great, flowing layout. All brand new kitchens and bathrooms, new paint and flooring. This one is a MUST SEE! Prime location to think about a great rental investment. Perfect for short term rentals or long term rentals. Daytona area is busy YEAR AROUND!

12. 2023-09-17
    price $299,100
13. 2023-09-09
    price $295,900 468-char remark

    Show marketing remark (468 chars)

    This 4 bedroom 3 bath Remodeled home is ready for immediate occupancy. Roof was installed in 12/2021 and New electrical panel 9/2022. This home is ideal for investors, landlords, families, first time buyers, anyone! Great, flowing layout. All brand new kitchens and bathrooms, new paint and flooring. This one is a MUST SEE! Prime location to think about a great rental investment. Perfect for short term rentals or long term rentals. Daytona area is busy YEAR AROUND!

14. 2023-08-31
    listed $299,500 Active 468-char remark

    Show marketing remark (468 chars)

    This 4 bedroom 3 bath Remodeled home is ready for immediate occupancy. Roof was installed in 12/2021 and New electrical panel 9/2022. This home is ideal for investors, landlords, families, first time buyers, anyone! Great, flowing layout. All brand new kitchens and bathrooms, new paint and flooring. This one is a MUST SEE! Prime location to think about a great rental investment. Perfect for short term rentals or long term rentals. Daytona area is busy YEAR AROUND!

15. 2023-08-22
    price $299,500
16. 2023-08-17
    listed $339,500 Active
17. 2023-07-24
    historical
18. 2023-07-24
    historical
19. 2023-07-22
    price $305,000
20. 2023-07-22
    price $305,000
21. 2023-07-15
    price $309,000
22. 2023-07-15
    price $309,000
23. 2023-07-03
    price $309,500
24. 2023-07-03
    price $309,500
25. 2023-07-03
    price $318,500
26. 2023-06-30
    price $318,500
27. 2023-06-22
    price $319,900
28. 2023-06-12
    price $324,000
29. 2023-06-12
    price $324,000
30. 2023-05-31
    price $339,000
31. 2023-05-23
    price $347,000
32. 2023-05-16
    listed $357,000 Active
33. 2023-05-15
    price $357,000
34. 2023-05-04
    listed $387,500 Active
35. 2022-11-07
    soldstatus $201,000 Closed
36. 2022-11-07
    soldstatus $201,000 Closed
37. 2022-10-08
    historical Contingent
38. 2022-10-06
    status Pending
39. 2022-09-30
    listed $198,700 Active
40. 2022-09-30
    listed $198,700 Active
41. 2022-01-05
    soldstatus $170,000 Closed
42. 2021-11-23
    historical Contingent
43. 2021-11-19
    listed $175,000 Active
44. 2019-11-14
    historical
45. 2019-08-30
    price $155,900
46. 2019-07-11
    listed $168,900 Active
47. 2017-04-17
    historical
48. 2017-03-22
    historical Active Contingent
49. 2017-02-27
    listed $115,000 Active
50. 2017-02-27
    historical

ⓘ 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: $4,004 · $334/mo
• Projected year-2 tax: $4,004 · $334/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: $30,844
• − Mortgage interest: −$8,397
• − Property taxes: −$4,004
• − Insurance: −$750
• − Repairs & maintenance: −$2,467
• − Management: −$2,467
• − Depreciation: −$4,361
• Taxable income: $8,398
• Est. tax owed @ 24.0%: −$2,016
• After-tax cash flow: $8,165/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

+310.7% since first listed

63 events — show timeline

• 2026-05-13 Pending — Daytona MLS
• 2026-05-01 Relisted — Daytona MLS
• 2026-04-22 Contingent — Daytona MLS
• 2026-04-14 Listed $149,900 Daytona MLS
• 2024-01-21 Rental Removed $2,600 STELLARMLS
• 2023-12-30 Price Changed $2,600 STELLARMLS
• 2023-12-29 Price Changed $2,750 STELLARMLS
• 2023-12-22 Listed for Rent $2,800 STELLARMLS
• 2023-10-11 Listing Removed — SCMLS
• 2023-09-20 Price Changed $294,900 SCMLS
• 2023-09-20 Price Changed $294,900 Stellar MLS as Distributed by MLS Grid
• 2023-09-17 Price Changed $299,100 Stellar MLS as Distributed by MLS Grid
• 2023-09-09 Price Changed $295,900 SCMLS
• 2023-08-31 Listed $299,500 SCMLS
• 2023-08-22 Price Changed $299,500 Stellar MLS as Distributed by MLS Grid
• 2023-08-17 Listed $339,500 Stellar MLS as Distributed by MLS Grid
• 2023-07-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-07-24 Listing Removed — SCMLS
• 2023-07-22 Price Changed $305,000 SCMLS
• 2023-07-22 Price Changed $305,000 Stellar MLS as Distributed by MLS Grid
• 2023-07-15 Price Changed $309,000 SCMLS
• 2023-07-15 Price Changed $309,000 Stellar MLS as Distributed by MLS Grid
• 2023-07-03 Price Changed $309,500 SCMLS
• 2023-07-03 Price Changed $309,500 Stellar MLS as Distributed by MLS Grid
• 2023-07-03 Price Changed $318,500 SCMLS
• 2023-06-30 Price Changed $318,500 Stellar MLS as Distributed by MLS Grid
• 2023-06-22 Price Changed $319,900 Stellar MLS as Distributed by MLS Grid
• 2023-06-12 Price Changed $324,000 SCMLS
• 2023-06-12 Price Changed $324,000 Stellar MLS as Distributed by MLS Grid
• 2023-05-31 Price Changed $339,000 Stellar MLS as Distributed by MLS Grid
• 2023-05-23 Price Changed $347,000 Stellar MLS as Distributed by MLS Grid
• 2023-05-16 Listed $357,000 SCMLS
• 2023-05-15 Price Changed $357,000 Stellar MLS as Distributed by MLS Grid
• 2023-05-04 Listed $387,500 Stellar MLS as Distributed by MLS Grid
• 2022-11-07 Sold (MLS) $201,000 Stellar MLS as Distributed by MLS Grid
• 2022-11-07 Sold (MLS) $201,000 Daytona MLS
• 2022-10-08 Contingent — Daytona MLS
• 2022-10-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-09-30 Listed $198,700 Stellar MLS as Distributed by MLS Grid
• 2022-09-30 Listed $198,700 Daytona MLS
• 2022-01-05 Sold (MLS) $170,000 Daytona MLS
• 2021-11-23 Contingent — Daytona MLS
• 2021-11-19 Listed $175,000 Daytona MLS
• 2019-11-14 Listing Removed — Daytona MLS
• 2019-08-30 Price Changed $155,900 Daytona MLS
• 2019-07-11 Listed $168,900 Daytona MLS
• 2017-04-17 Listing Removed — Daytona MLS
• 2017-03-22 Contingent — Daytona MLS
• 2017-02-27 Listed $115,000 Daytona MLS
• 2017-02-27 Listing Removed — Daytona MLS
• 2017-02-14 Sold (Public Records) $95,000 Public Records
• 2016-12-26 Contingent — Daytona MLS
• 2016-12-06 Price Changed $125,000 Daytona MLS
• 2016-07-18 Listed $135,000 Daytona MLS
• 2014-09-07 Sold (MLS) $95,000 Daytona MLS
• 2014-07-30 Listed $98,500 Daytona MLS
• 2014-06-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-04-29 Listed $105,000 Daytona MLS
• 2014-04-29 Listed $105,000 Stellar MLS as Distributed by MLS Grid
• 2013-12-12 Sold (Public Records) $35,000 Public Records
• 2013-11-27 Sold (MLS) $35,000 Daytona MLS
• 2013-07-10 Listed $47,900 Daytona MLS
• 1982-09-01 Sold (Public Records) $36,500 Public Records

Property tax history

+9.4%/yr

Latest (2025): $4,004 · +5.5% YoY. Source: county tax records.