3750 S Atlantic Ave #180 · Daytona Beach Shores, FL 32118

$239,900

2 bd · 2.5 ba · 1,140 sqft · Condo public records · 53 Days on market

Built 1982 $425/mo HOA · 17% 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 +13.4/30.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• DSCR +4.0/10.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Live the vacation lifestyle every day. This updated 2-bedroom, 2.5-bath condo just steps from the beach offers the perfect layout with two private ensuite bedrooms upstairs plus a convenient guest half bath downstairs. Whether you're looking for a coastal getaway, full-time residence, or income-producing investment, this move-in-ready home checks all the boxes. Inside, you'll find luxury vinyl plank flooring throughout the main living area, an updated kitchen with stainless steel appliances and a stylish tile backsplash, and in-unit laundry with a full-size washer and dryer on the first floor. All bathrooms have been elegantly updated with glass tile accents, adding a modern coastal touch.

Key facts

• In-unit laundry
• Updated kitchen
• Tile backsplash

Tags

• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• TILE BACKSPLASH
• IN-UNIT LAUNDRY
• FULL-SIZE WASHER AND DRYER
• ELEGANTLY UPDATED BATHROOMS

Property features AI

Finance

• Other: Lease restrictions apply
• Financial info: Total annual fees $5,100; Monthly fees $425
• HOA & community: Colony Villas Condo / Larry Gorren association; Monthly condo/HOA fee $425; Association approval required; Association fee includes pest control, sewer, trash and water; Pets allowed with size limit

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Condominium; Two-story building; Unit on first floor; East-facing
• Construction: Block, concrete and stucco construction; Other roof; Slab foundation
• Exterior features: Balcony

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Walk-in closets
• Laundry & utility: Washer; Dryer; Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $240k.

Deal economics

• At list price, monthly cash flow is $4 ($48/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $240k).
• Recommended offer: $233k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#201 in FL, #3,146 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, health & safety A; Watch: cost of living C-, amenities 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.
• Zoned schools: R. J. Longstreet Elementary School (math 57% / reading 57%, grade C+, #781 of 2,144 statewide, top 38%, 359 students, 60% FRL); Silver Sands Middle School (math 50% / reading 52%, grade C, #237 of 571 statewide, top 43%, 1,165 students, 54% FRL); Spruce Creek High School (math 37% / reading 61%, grade D, #193 of 667 statewide, top 29%, 2,569 students, 37% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: Rents soft (-0.2%/yr); 923 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• At $2,481/mo this rent would consume 49% of the median local household income ($61k/yr) (locally 937% 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 $2k 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 53 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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

• Climate carrying-cost: moderate 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 $232,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.03% ✓
• Cap rate: 6.31%
• Cash-on-cash: 0.07%
• DSCR: 1.00
• GRM: 8.1

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: -20.1%
• Equity multiple: 0.32×
• Total profit: $-45,670
• Equity at exit: $35,770

10-year hold

• IRR: -23.7%
• Equity multiple: 0.01×
• Total profit: $-66,645
• Equity at exit: $20,742

Cash invested: $67,172 (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 32118

• Rents YoY: -0.2%
• Active inventory: 923
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,481 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$173 /mo · $2,076/yr
• Insurance: −$100
• HOA: −$425
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $4

Break-even live

Break-even rent $2,476

Max offer price $239,900

Occupancy floor 95%

Sensitivity live

Price	-10% $140	-5% $72	+0% $4	+5% $-64	+10% $-132
Rent	-10% $-192	-5% $-94	+0% $4	+5% $102	+10% $200
Rate	-1.0pp $125	-0.5pp $65	base $4	+0.5pp $-58	+1.0pp $-121

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3750 S Atlantic Ave #20 Daytona Beach Shores, FL	2.0	2.5	1140	$1,700	$1.49	23d	1	0.02mi
3747 S Atlantic Ave Unit 1545744P Daytona Beach Shores, FL	2.0	2.0	1033	$3,226	$3.12	13d	1	0.06mi
3800 S Atlantic Ave #1070 Daytona Beach, FL	2.0	2.0	1013	$2,000	$1.97	25d	1	0.18mi
3831 S Atlantic Ave #205 Daytona Beach, FL	2.0	2.0	1130	$3,500	$3.10	13d	1	0.30mi
3831 S Atlantic Ave Unit 1545662P Port Orange, FL	2.0	2.0	1291	$2,965	$2.30	16d	1	0.30mi
3855 S Atlantic Ave Unit 1546012P Daytona Beach Shores, FL	2.0	2.0	1496	$4,838	$3.23	16d	1	0.43mi
3859 S Atlantic Ave Unit 1309070P Daytona Beach Shores, FL	2.0	2.0	1367	$4,467	$3.27	16d	1	0.43mi
2 Talo Cir Unit 1531033P Port Orange, FL	3.0	1.5	979	$3,060	$3.13	16d	1	0.98mi
130 Glen Myra Ave Unit 1 Daytona Beach Shores, FL	1.0	1.0	775	$1,400	$1.81	25d	1	1.10mi
122 Esmeralda Ave Daytona Beach, FL	3.0	1.0	1180	$2,600	$2.20	25d	1	1.18mi
302 Fox Pl Port Orange, FL	3.0	2.5	1392	$2,300	$1.65	16d	1	1.40mi
3137 S Atlantic Ave Unit 3 Daytona Beach, FL	2.0	1.0	900	$2,300	$2.56	25d	1	1.47mi

HOA detail condo

• Monthly dues: $425 · $5,100/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-22
   days on market $239,900 Active 53 DOM
2. 2026-06-18
   days on market $239,900 Active 50 DOM
3. 2026-06-17
   days on market $239,900 Active 49 DOM
4. 2026-06-16
   days on market $239,900 Active 48 DOM
5. 2026-06-15
   days on market $239,900 Active 47 DOM
6. 2026-06-14
   days on market $239,900 Active 45 DOM
7. 2026-06-10
   days on market $239,900 Active 42 DOM
8. 2026-06-09
   days on market $239,900 Active 41 DOM
9. 2026-06-08
   days on market $239,900 Active 40 DOM
10. 2026-06-07
    days on market $239,900 Active 39 DOM
11. 2026-06-05
    days on market $239,900 Active 36 DOM
12. 2026-06-03
    days on market $239,900 Active 35 DOM
13. 2026-06-03
    days on market $239,900 Active 34 DOM
14. 2026-06-01
    days on market $239,900 Active 33 DOM
15. 2026-05-31
    days on market $239,900 Active 32 DOM
16. 2026-05-31
    days on market $239,900 Active 31 DOM
17. 2026-04-29
    listed $239,900 Active 906-char remark
18. 2025-07-01
    historical
19. 2025-07-01
    historical
20. 2025-04-25
    price $267,900
21. 2025-04-22
    price $267,900
22. 2024-10-24
    price $275,000
23. 2024-10-24
    price $275,000
24. 2024-08-06
    listed $284,900 Active
25. 2024-06-27
    listed $284,900 Active
26. 2022-05-26
    soldstatus $270,000
27. 2021-04-05
    soldstatus $165,000
28. 2003-08-20
    soldstatus $82,000
29. 1993-06-10
    soldstatus $45,000
30. 1983-04-01
    soldstatus $55,000

ⓘ 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: $2,076 · $173/mo
• Projected year-2 tax: $2,076 · $173/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 5/10 Major FEMA zone X (unshaded) · 48% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,773
• − Mortgage interest: −$13,438
• − Property taxes: −$2,076
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,382
• − Management: −$2,382
• − HOA: −$5,100
• − Depreciation: −$6,979
• Taxable loss: −$3,784
• Est. tax savings @ 24.0%: +$908
• After-tax cash flow: $956/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 Shores

• Score: 77/100
• State rank: #201
• US rank: #3146

Category grades

Amenities D- Commute A+ Cost of living C- Crime A+ Employment C+ Housing C+ Health & safety A User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Daytona Beach Shores, FL
• County: Volusia County · 556,871 people
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• Population (ZIP): 18,383
• Household income: $61,266
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 937.0

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 (81%)
• Race & ethnicity: White 81% Two or more races 7% Hispanic / Latino 7% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 12% · Canada, Vietnam, Dominican Republic
• Languages at home: 85% English-only · Spanish 5% Other Indo-European 3% Russian/Polish/Slavic 2%

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: ▼ -534.90%
• Current HPI: 262.3757
• Rent YoY: ▼ -0.21%
• 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

+336.2% since first listed

14 events — show timeline

• 2026-04-29 Listed $239,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-01 Listing Removed — Daytona MLS
• 2025-04-25 Price Changed $267,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-22 Price Changed $267,900 Daytona MLS
• 2024-10-24 Price Changed $275,000 Daytona MLS
• 2024-10-24 Price Changed $275,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-06 Listed $284,900 Stellar MLS as Distributed by MLS Grid
• 2024-06-27 Listed $284,900 Daytona MLS
• 2022-05-26 Sold (Public Records) $270,000 Public Records
• 2021-04-05 Sold (Public Records) $165,000 Public Records
• 2003-08-20 Sold (Public Records) $82,000 Public Records
• 1993-06-10 Sold (Public Records) $45,000 Public Records
• 1983-04-01 Sold (Public Records) $55,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $2,076 · -12.3% YoY. Source: county tax records.