1508 Virginia Ave #206 · Daytona Beach, FL 32114

$94,900

2 bd · 2.0 ba · 975 sqft · Condo public records · 318 Days on market

Built 1974 $427/mo HOA · 30% 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 +15.3/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to an incredible opportunity to own an affordable 2-bedroom, 2-bath condo nestled in the heart of Daytona Beach! Perfectly suited for both investors seeking to expand their portfolio and first-time homebuyers searching for a comfortable and convenient residence, this unit combines value with a fantastic central location. Step inside to find a bright living space, where glass sliding doors open from the living room to a private patio overlooking the courtyard. The main bedroom offers two closets and a private en suite bathroom. The second bathroom is conveniently located off the hallway beside the second bedroom. The community offers a pool, picnic pavilion, grill area, and on-site laundry facility . Pet lovers will appreciate that pets up to 30lbs are welcome, and flexible rental policies allow leases of 3 months or longer. Enjoy the prime location next to the golf course and close proximity to the beach, river, local colleges, shopping, and dining. Whether you're looking to invest or make this your home, this condo offers unbeatable affordability, convenience, and potential in Daytona Beach.

Key facts

• Picnic pavilion
• Community pool
• Private patio

Tags

• PRIVATE PATIO
• COMMUNITY POOL
• PICNIC PAVILION
• GRILL AREA
• ON-SITE LAUNDRY FACILITY
• GOLF COURSE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $79k (17.0% below list).
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $79k (17.0% below list) — sets the bar for cash-flow.

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 (+3.6%/yr); 310 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 41% of the median local income ($42k/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 $656 of loan paydown is wiped out by about $3k 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 318 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $43k; list at $95k implies a 121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; HOA is 30% of rent.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $78,797 (17.0% 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 318 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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.
11. 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.
12. 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: 1.50% ✓
• Cap rate: 6.72%
• Cash-on-cash: 1.54%
• DSCR: 1.07
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.57% rent growth · sell at horizon

5-year hold

• IRR: -21.5%
• Equity multiple: 0.25×
• Total profit: $-20,000
• Equity at exit: $14,150

10-year hold

• IRR: -11.9%
• Equity multiple: 0.25×
• Total profit: $-20,012
• Equity at exit: $8,205

Cash invested: $26,572 (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 32114

• Home prices YoY: -21.8%
• Rents YoY: 3.6%
• Active inventory: 310
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,420 high
• Mortgage (P&I): −$498
• Tax from tax record: −$124 /mo · $1,487/yr
• Insurance: −$40
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$427
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $-91

Break-even live

Break-even rent $1,536

Max offer price $78,797

Occupancy floor —

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1504 Virginia Ave Daytona Beach, FL	1.0–2.0	1.0–2.0	842	$1,650	$1.96	23d	3	0.07mi
1500 Virginia Ave Daytona Beach, FL	2.0	2.0	910	$1,475	$1.62	23d	1	0.11mi
1350 Virginia Ave Apt 17 Daytona Beach, FL	2.0	2.0	950	$1,399	$1.47	23d	1	0.17mi
1620 S Palmetto Ave South Daytona, FL	1.0	1.0	750	$1,195	$1.59	23d	1	0.23mi
1620 S Palmetto Ave Unit 206 South Daytona, FL	2.0	1.0	850	$1,295	$1.52	21d	1	0.23mi
1351 S Ridgewood Ave #26 Daytona Beach, FL	2.0	1.5	988	$1,285	$1.30	14d	1	0.24mi
1401 S Palmetto Ave Daytona Beach, FL	1.0–2.0	1.0–2.0	890	$1,800	$2.02	23d	3	0.26mi
315 Wilder Blvd Daytona Beach, FL	2.0	1.0	850	$1,075	$1.26	23d	1	0.28mi
1739 Eastern Rd South Daytona, FL	1.0	1.0	800	$1,099	$1.37	14d	1	0.40mi
313 Country Club Oval Unit 313-4 Daytona Beach, FL	1.0	1.0	650	$1,250	$1.92	23d	1	0.42mi
311 Country Club Oval Unit 311-112 Daytona Beach, FL	2.0	1.0	940	$1,375	$1.46	14d	1	0.45mi
311 Country Club Oval Unit 311-203 Daytona Beach, FL	1.0	1.0	578	$1,250	$2.16	23d	1	0.45mi
311 Country Club Oval Unit 311-208 Daytona Beach, FL	1.0	1.0	578	$1,095	$1.89	23d	1	0.45mi
700 Northern Rd Unit 728 South Daytona, FL	1.0	1.0	774	$1,240	$1.60	23d	1	0.50mi
1830 S Palmetto Ave Unit 4 South Daytona, FL	2.0	1.0	900	$1,450	$1.61	23d	1	0.55mi
1229 S Beach St Daytona Beach, FL	1.0–3.0	1.0–2.0	906	$1,565	$1.73	19d	1	0.56mi
1888 S Palmetto Ave South Daytona, FL	2.0	1.0	850	$1,199	$1.41	23d	1	0.62mi
205 Kost Rd South Daytona, FL	2.0	1.0	850	$1,500	$1.76	23d	1	0.64mi
201 Kost Rd South Daytona, FL	2.0	1.0	850	$1,149	$1.35	11d	2	0.64mi
1910 S Palmetto Ave South Daytona, FL	1.0	1.0	750	$1,195	$1.59	23d	1	0.68mi
535 Olive St South Daytona, FL	2.0	1.0	1024	$1,725	$1.68	11d	1	0.69mi
2002 S Palmetto Ave Unit B South Daytona, FL	1.0	1.0	625	$975	$1.56	14d	1	0.82mi
940 Lockhart St Daytona Beach, FL	3.0	2.0	1071	$1,850	$1.73	19d	1	0.94mi
2050 S Ridgewood Ave South Daytona, FL	1.0–2.0	1.0–1.5	818	$1,450	$1.77	23d	1	0.95mi
2140 S Palmetto Ave South Daytona, FL	2.0	1.5	1100	$1,499	$1.36	23d	1	1.01mi
908 Lora St Unit A Daytona Beach, FL	2.0	1.0	775	$1,300	$1.68	23d	1	1.06mi
751 Bellevue Ave Unit 1 Daytona Beach, FL	2.0	1.0	816	$1,390	$1.70	23d	1	1.07mi
900 Boulder Dr South Daytona, FL	2.0	1.0	939	$1,850	$1.97	23d	1	1.07mi
719 S Beach St Unit 304 Daytona Beach, FL	1.0	1.0	715	$1,250	$1.75	23d	1	1.10mi
719 S Beach St Unit 314B Daytona Beach, FL	1.0	1.0	715	$1,200	$1.68	23d	1	1.10mi
721 S Beach St Unit 115A Daytona Beach, FL	2.0	2.0	1025	$1,850	$1.80	14d	1	1.17mi
633 S Palmetto Ave Daytona Beach, FL	1.0–2.0	1.0–2.0	661	$1,300	$1.97	23d	2	1.19mi
2275 Granada Dr Unit 1 South Daytona, FL	2.0	2.0	1000	$1,600	$1.60	23d	1	1.22mi
147 Lindley Rd Unit B Daytona Beach, FL	1.0	1.0	760	$1,600	$2.11	23d	1	1.23mi
1220 S Nova Rd Daytona Beach, FL	1.0	1.0	576	$955	$1.66	11d	11	1.27mi
141 Boynton Blvd Daytona Beach, FL	2.0	1.0–1.5	657	$1,400	$2.13	11d	8	1.29mi
886 S Nova Rd Daytona Beach, FL	1.0–2.0	1.0	685	$1,260	$1.84	11d	10	1.30mi
301 Ridge Blvd #1020 South Daytona, FL	2.0	1.0	810	$1,375	$1.70	23d	1	1.30mi
118 Cedar St Daytona Beach, FL	2.0	1.0	537	$1,870	$3.48	11d	28	1.32mi
17 Kimberly Ct Daytona Beach, FL	2.0	2.0	896	$1,299	$1.45	23d	1	1.39mi

HOA detail condo

• Monthly dues: $427 · $5,124/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-18
   days on market $94,900 Active 318 DOM
2. 2026-06-17
   days on market $94,900 Active 317 DOM
3. 2026-06-16
   days on market $94,900 Active 316 DOM
4. 2026-06-15
   days on market $94,900 Active 315 DOM
5. 2026-06-14
   days on market $94,900 Active 313 DOM
6. 2026-06-10
   days on market $94,900 Active 310 DOM
7. 2026-06-09
   days on market $94,900 Active 309 DOM
8. 2026-06-08
   days on market $94,900 Active 308 DOM
9. 2026-06-07
   days on market $94,900 Active 307 DOM
10. 2026-06-05
    days on market $94,900 Active 304 DOM
11. 2026-06-03
    days on market $94,900 Active 303 DOM
12. 2026-06-03
    days on market $94,900 Active 302 DOM
13. 2026-06-01
    days on market $94,900 Active 301 DOM
14. 2026-05-31
    days on market $94,900 Active 300 DOM
15. 2026-05-31
    days on market $94,900 Active 299 DOM
16. 2026-03-06
    price $94,900 1117-char remark

    Show marketing remark (1117 chars)

    Welcome to an incredible opportunity to own an affordable 2-bedroom, 2-bath condo nestled in the heart of Daytona Beach! Perfectly suited for both investors seeking to expand their portfolio and first-time homebuyers searching for a comfortable and convenient residence, this unit combines value with a fantastic central location. Step inside to find a bright living space, where glass sliding doors open from the living room to a private patio overlooking the courtyard. The main bedroom offers two closets and a private en suite bathroom. The second bathroom is conveniently located off the hallway beside the second bedroom. The community offers a pool, picnic pavilion, grill area, and on-site laundry facility . Pet lovers will appreciate that pets up to 30lbs are welcome, and flexible rental policies allow leases of 3 months or longer. Enjoy the prime location next to the golf course and close proximity to the beach, river, local colleges, shopping, and dining. Whether you're looking to invest or make this your home, this condo offers unbeatable affordability, convenience, and potential in Daytona Beach.

17. 2025-08-04
    listed $99,900 Active 1117-char remark

    Show marketing remark (1117 chars)

    Welcome to an incredible opportunity to own an affordable 2-bedroom, 2-bath condo nestled in the heart of Daytona Beach! Perfectly suited for both investors seeking to expand their portfolio and first-time homebuyers searching for a comfortable and convenient residence, this unit combines value with a fantastic central location. Step inside to find a bright living space, where glass sliding doors open from the living room to a private patio overlooking the courtyard. The main bedroom offers two closets and a private en suite bathroom. The second bathroom is conveniently located off the hallway beside the second bedroom. The community offers a pool, picnic pavilion, grill area, and on-site laundry facility . Pet lovers will appreciate that pets up to 30lbs are welcome, and flexible rental policies allow leases of 3 months or longer. Enjoy the prime location next to the golf course and close proximity to the beach, river, local colleges, shopping, and dining. Whether you're looking to invest or make this your home, this condo offers unbeatable affordability, convenience, and potential in Daytona Beach.

18. 2025-07-24
    historical
19. 2025-05-14
    status Active
20. 2025-04-28
    historical
21. 2025-01-24
    listed $119,999 Active
22. 2022-03-16
    historical
23. 2021-12-28
    historical Contingent
24. 2021-12-17
    listed $89,900 Active
25. 2017-03-17
    soldstatus $43,000 Closed
26. 2017-03-16
    soldstatus $43,000
27. 2017-02-23
    historical Contingent
28. 2017-02-04
    listed $48,000 Active
29. 1999-11-17
    soldstatus $37,500
30. 1980-01-01
    soldstatus $22,500
31. 1976-11-01
    soldstatus $19,600

ⓘ 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: $1,487 · $124/mo
• Projected year-2 tax: $1,487 · $124/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 8/10 Severe FEMA zone A · 77% 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: $17,045
• − Mortgage interest: −$5,316
• − Property taxes: −$1,487
• − Insurance: −$1,977
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − HOA: −$5,124
• − Depreciation: −$2,761
• Taxable loss: −$2,346
• Est. tax savings @ 24.0%: +$563
• After-tax cash flow: $-531/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): 37,747
• Household income: $41,736
• Rent vs Own: 68.5% rent · 31.5% own
• Severe rent burden: 2772.0

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 0.65)
• Race & ethnicity: Black 45% White 36% Hispanic / Latino 11% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4%
• Common ancestry: Romanian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 7% Arabic 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: ▼ -75.93%
• Current HPI: 272.5149
• Rent YoY: ▲ 3.57%
• 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

+384.2% since first listed

16 events — show timeline

• 2026-03-06 Price Changed $94,900 Daytona MLS
• 2025-08-04 Listed $99,900 Daytona MLS
• 2025-07-24 Listing Removed — Daytona MLS
• 2025-05-14 Relisted — Daytona MLS
• 2025-04-28 Listing Removed — Daytona MLS
• 2025-01-24 Listed $119,999 Daytona MLS
• 2022-03-16 Listing Removed — Daytona MLS
• 2021-12-28 Contingent — Daytona MLS
• 2021-12-17 Listed $89,900 Daytona MLS
• 2017-03-17 Sold (MLS) $43,000 Daytona MLS
• 2017-03-16 Sold (Public Records) $43,000 Public Records
• 2017-02-23 Contingent — Daytona MLS
• 2017-02-04 Listed $48,000 Daytona MLS
• 1999-11-17 Sold (Public Records) $37,500 Public Records
• 1980-01-01 Sold (Public Records) $22,500 Public Records
• 1976-11-01 Sold (Public Records) $19,600 Public Records

Property tax history

+27.7%/yr

Latest (2025): $1,487 · +5.8% YoY. Source: county tax records.