1100 Morfontaine St · Daytona Beach, FL 32124

$429,990

4 bd · 3.0 ba · 2,336 sqft · Land · 47 Days on market

7,501 sqft lot $157/mo HOA · 5% 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 +11.9/30.0
• 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
• DSCR +3.5/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0

Listing remarks

Introducing the Denham at Ironwood: a stunning single-story home designed for modern family living. Spanning 2,336 square feet, the Denham offers 4 bedrooms, 3 bathrooms, and a spacious 3-car garage, combining luxury and functionality in perfect harmony. The Denham features an open-concept design that maximizes space and comfort. This 4-bedroom, 3-bathroom home is ideal for both everyday living and entertaining. The gourmet kitchen boasts stainless steel appliances, a large center island, and a generous walk-in pantry, all seamlessly integrated with the living and dining areas. Each bedroom in the Denham is designed for privacy and relaxation. The primary suite, located at the rear of the h

Key facts

• Open-concept design
• Large center island
• Gourmet kitchen

Tags

• OPEN-CONCEPT DESIGN
• GOURMET KITCHEN
• STAINLESS STEEL APPLIANCES
• LARGE CENTER ISLAND
• GENEROUS WALK-IN PANTRY
• EN-SUITE BATHROOM

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $157; Community pool

Exterior

• Parking: Attached garage; 3-car garage
• Utilities: Public water; Sewer available; Electricity available; Cable available
• Home design: Single family residence; New construction / Under construction; One story; Slab foundation
• Construction: Shingle roof
• Exterior features: Patio; Paved road access

Interior

• Kitchen: Electric range; Dishwasher; Disposal
• Bedrooms: Total rooms: 8
• Flooring: Carpet; Laminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heat (electric, heat pump); Central air conditioning (electric)
• Interior features: Eat-in kitchen; Kitchen island; Open floorplan; Pantry; Walk-in closet(s)
• Laundry & utility: Washer hookup; Electric dryer hookup

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $430k.

Deal economics

• At list price, monthly cash flow is $-113 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $410k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $334k (22.4% below list).
• Recommended offer: $334k (22.4% 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; 6 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 43% 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 $9k 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 47 days — a 3% lower offer ($417k) is reasonable based on typical stale-listing flexibility.

Recommended offer $333,624 (22.4% 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 47 days. Have you received any prior offers? Is the seller open to a 22% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 0.78% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.13%
• DSCR: 0.95
• GRM: 10.7

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: -10.3%
• Equity multiple: 0.58×
• Total profit: $-50,069
• Equity at exit: $83,725

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-262
• Equity at exit: $71,756

Cash invested: $120,397 (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: 10.7×

Monthly cashflow live

• Estimated rent: $3,336 high
• Mortgage (P&I): −$2,255
• Tax from tax record: −$158 /mo · $1,892/yr
• Insurance: −$179
• HOA: −$157
• Vacancy / Maint / Mgmt: −$701
• Net cashflow: $-113

Break-even live

Break-even rent $3,479

Max offer price $410,015

Occupancy floor 98%

Sensitivity live

Price	-10% $130	-5% $9	+0% $-113	+5% $-235	+10% $-356
Rent	-10% $-377	-5% $-245	+0% $-113	+5% $19	+10% $150
Rate	-1.0pp $103	-0.5pp $-4	base $-113	+0.5pp $-224	+1.0pp $-338

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: $107,498
• Closing costs: $12,900
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
137 Lost Ball Dr Daytona Beach, FL	4.0	2.5	2168	$2,950	$1.36	11d	1	0.64mi
284 Links Terrace Blvd Daytona Beach, FL	4.0	2.5	2200	$2,850	$1.30	24d	1	0.80mi
604 Champion Ridge Dr Daytona Beach, FL	3.0	2.0	1761	$2,299	$1.31	15d	1	0.93mi
129 Formby Grande Ave Daytona Beach, FL	5.0	4.0	3317	$3,600	$1.09	24d	1	1.02mi
1250 Champions Dr Daytona Beach, FL	3.0	2.0	2004	$2,650	$1.32	24d	1	1.36mi
1203 Cabot Cliffs Dr Daytona Beach, FL	5.0	2.5	2355	$2,750	$1.17	21d	1	1.46mi

HOA detail

• Monthly dues: $157 · $1,884/yr

Listing history 5 events

1. 2026-05-12
   status Pending
2. 2026-04-30
   price $429,990
3. 2026-04-16
   price $434,990
4. 2026-03-26
   listed $436,990 Active
5. 2024-12-06
   soldstatus $11,494,000

ⓘ 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: $1,892 · $158/mo
• Projected year-2 tax: $3,569 · $297/mo
• Expected delta: +$1,677/yr (+$140/mo · 88.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $40,035
• − Mortgage interest: −$24,086
• − Property taxes: −$1,892
• − Insurance: −$2,150
• − Repairs & maintenance: −$3,203
• − Management: −$3,203
• − HOA: −$1,884
• − Depreciation: −$12,509
• Taxable loss: −$8,891
• Est. tax savings @ 24.0%: +$2,134
• After-tax cash flow: $777/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

-96.3% since first listed

5 events — show timeline

• 2026-05-12 Pending — Daytona MLS
• 2026-04-30 Price Changed $429,990 Daytona MLS
• 2026-04-16 Price Changed $434,990 Daytona MLS
• 2026-03-26 Listed $436,990 Daytona MLS
• 2024-12-06 Sold (Public Records) $11,494,000 Public Records

Property tax history

+88.5%/yr

Latest (2025): $1,892 · +88.5% YoY. Source: county tax records.