505 Kingston Ave · Daytona Beach, FL 32114

$149,900

3 bd · 1.0 ba · 1,228 sqft · SingleFamily public records · 127 Days on market

Built 1958 6,000 ac lot

---

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 +28.5/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• 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

Handyman Special!! Roof is 5 years old!! Bones of the home are solid. This is one of the lowest priced homes in the neighborhood. Minutes from the beach. Perfect DIY project for a savvy investor or contractor. The home is partially drywalled and ready for your creative ideas to finish. The floor plan has space for a second bathroom and/or to open up the garage or carport. Home has 2 solar cameras (no Wi-Fi needed), These items are included in the sale: stainless steel Samsung appliances, drywall, 1600sf of luxury vinyl flooring, light switches and housings, GFCI outlets, and more. A total of over $10K in materials are included in this sale.

Key facts

• Solar cameras
• Samsung appliances
• Roof is 5 years old

Tags

• ROOF IS 5 YEARS OLD
• MINUTES FROM THE BEACH
• SPACE FOR A SECOND BATHROOM
• SOLAR CAMERAS
• SAMSUNG APPLIANCES
• LUXURY VINYL FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $65 ($785/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% 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: 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.
• Zoned schools: Ormond Beach Middle School (math 57% / reading 55%, grade B-, #175 of 571 statewide, top 31%, 990 students, 48% FRL); Mainland High School (math 30% / reading 37%, grade F, #400 of 667 statewide, top 61%, 1,855 students, 64% FRL).
• Market conditions: Rents rising (+3.6%/yr); 317 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• At $1,731/mo this rent would consume 50% of the median local household income ($42k/yr) (locally 2772% 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.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $119k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (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 $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.15% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.06%
• DSCR: 1.63
• GRM: 7.2

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: -12.4%
• Equity multiple: 0.55×
• Total profit: $-18,938
• Equity at exit: $22,351

10-year hold

• IRR: -2.1%
• Equity multiple: 0.85×
• Total profit: $-6,213
• 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 32114

• Home prices YoY: -21.8%
• Rents YoY: 3.6%
• Active inventory: 317
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,731 high
• Mortgage (P&I): −$786
• Tax from tax record: −$27 /mo · $326/yr
• Insurance: −$62
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $65

Break-even live

Break-even rent $1,648

Max offer price $149,900

Occupancy floor 91%

Sensitivity live

Price	-10% $150	-5% $108	+0% $65	+5% $23	+10% $-198
Rent	-10% $-71	-5% $-3	+0% $65	+5% $134	+10% $202
Rate	-1.0pp $141	-0.5pp $104	base $65	+0.5pp $27	+1.0pp $-13

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
119 Thomasson Ave Daytona Beach, FL	2.0	1.0	851	$1,199	$1.41	13d	2	0.16mi
464 Brentwood Dr Daytona Beach, FL	1.0–2.0	1.0	850	$1,365	$1.61	13d	8	0.33mi
138 Kingston Ave Daytona Beach, FL	3.0	2.0	996	$1,900	$1.91	25d	1	0.44mi
209 Taylor Ave Unit 2 Daytona Beach, FL	3.0	1.0	970	$2,490	$2.57	25d	1	0.45mi
171 Daytona Ave Daytona Beach, FL	2.0	2.0	835	$1,650	$1.98	25d	1	0.46mi
218 Center St Daytona Beach, FL	3.0	2.0	1234	$2,190	$1.77	23d	1	0.48mi
601 Vera St Unit 601 Daytona Beach, FL	2.0	1.0	1113	$1,700	$1.53	25d	1	0.53mi
326 Hobart Ave Daytona Beach, FL	3.0	1.0	979	$2,150	$2.20	25d	1	0.54mi
331 Clifton Ave Daytona Beach, FL	3.0	2.0	1355	$2,050	$1.51	25d	1	0.58mi
100 Navigator DR Daytona Beach, FL	1.0–3.0	1.0–2.0	1029	$1,808	$1.76	13d	25	0.59mi
422 N Lincoln St Daytona Beach, FL	3.0	2.0	1354	$2,150	$1.59	25d	1	0.60mi
417 Jefferson St #1 Daytona Beach, FL	2.0	1.0	700	$1,890	$2.70	25d	1	0.65mi
550 Ruth St Daytona Beach, FL	3.0	2.0	1114	$1,995	$1.79	13d	1	0.67mi
512 Fulton St Daytona Beach, FL	2.0	1.0	963	$1,600	$1.66	25d	1	0.68mi
430 Dorothy Ave Daytona Beach, FL	3.0	1.0	1103	$1,700	$1.54	16d	1	0.69mi
244 Lexington Dr Daytona Beach, FL	3.0	1.0	1099	$2,550	$2.32	16d	1	0.73mi
625 Holmes Ave Daytona Beach, FL	2.0	1.0	768	$995	$1.30	23d	1	0.80mi
520 Zinfandel Dr Unit 1 Daytona Beach, FL	3.0	2.5	1463	$2,500	$1.71	25d	1	0.85mi
249 College Park Dr Daytona Beach, FL	2.0	1.0	1000	$1,425	$1.43	23d	1	0.97mi
820 State Ave Unit 3 Daytona Beach, FL	2.0	1.0	841	$1,370	$1.63	25d	1	1.10mi
820 State Ave Apt 1 Daytona Beach, FL	2.0	2.0	841	$1,470	$1.75	25d	1	1.10mi
411 N Halifax Ave #200 Daytona Beach, FL	2.0	2.0	766	$1,250	$1.63	25d	1	1.12mi
415 N Halifax Ave Daytona Beach, FL	2.0	1.0–2.0	811	$1,438	$1.77	23d	2	1.13mi
625 N Halifax Ave Daytona Beach, FL	2.0	1.5–2.0	1153	$1,488	$1.29	21d	2	1.17mi
660 8th St Daytona Beach, FL	2.0	1.0	900	$1,375	$1.53	25d	1	1.20mi
1217 Kennedy Rd Unit 56 Daytona Beach, FL	2.0	1.0	800	$1,000	$1.25	25d	1	1.20mi
840 Center Ave Apt 75 Holly Hill, FL	2.0	1.0	900	$1,250	$1.39	25d	1	1.22mi
1225 Kennedy Rd Daytona Beach, FL	2.0	1.0	800	$825	$1.03	13d	1	1.22mi
935 N Halifax Ave Daytona Beach, FL	2.0	2.0	1210	$1,700	$1.40	25d	1	1.24mi
732 N Halifax Ave Daytona Beach, FL	1.0–2.0	1.0–2.0	862	$1,200	$1.39	25d	2	1.24mi
1229 Kennedy Rd Daytona Beach, FL	2.0	1.0	800	$950	$1.19	16d	1	1.24mi
309 Oakridge Blvd #6 Daytona Beach, FL	2.0	1.0	904	$1,500	$1.66	25d	1	1.25mi
1216 Kennedy Rd Unit 4 Daytona Beach, FL	2.0	1.0	900	$975	$1.08	16d	1	1.25mi
1216 Kennedy Rd Unit 10 Daytona Beach, FL	2.0	1.0	900	$975	$1.08	25d	1	1.25mi
925 N Halifax Ave Daytona Beach, FL	2.0	2.0	1210	$2,000	$1.65	25d	1	1.28mi
921 Daytona Ave Unit A Daytona Beach, FL	2.0	1.0	1100	$1,775	$1.61	25d	1	1.30mi
519 Colfax Dr Daytona Beach, FL	3.0	1.5	1288	$1,700	$1.32	25d	1	1.30mi
215 N Oleander Ave Daytona Beach, FL	3.0	1.0	1026	$1,550	$1.51	25d	1	1.31mi
215 N Oleander Ave Daytona Beach, FL	3.0	1.0	1026	$1,550	$1.51	23d	1	1.31mi
736 White St Daytona Beach, FL	3.0	2.0	1092	$1,799	$1.65	25d	1	1.32mi

Listing history 21 events

1. 2026-06-22
   days on market $149,900 Active 127 DOM
2. 2026-06-18
   days on market $149,900 Active 124 DOM
3. 2026-06-17
   days on market $149,900 Active 123 DOM
4. 2026-06-16
   days on market $149,900 Active 122 DOM
5. 2026-06-15
   days on market $149,900 Active 121 DOM
6. 2026-06-14
   days on market $149,900 Active 119 DOM
7. 2026-06-10
   days on market $149,900 Active 116 DOM
8. 2026-06-09
   days on market $149,900 Active 115 DOM
9. 2026-06-08
   days on market $149,900 Active 114 DOM
10. 2026-06-07
    days on market $149,900 Active 113 DOM
11. 2026-06-05
    days on market $149,900 Active 110 DOM
12. 2026-06-03
    days on market $149,900 Active 109 DOM
13. 2026-06-03
    days on market $149,900 Active 108 DOM
14. 2026-06-01
    days on market $149,900 Active 107 DOM
15. 2026-05-31
    days on market $149,900 Active 106 DOM
16. 2026-05-31
    days on market $149,900 Active 105 DOM
17. 2026-05-10
    price $149,900 648-char remark

    Show marketing remark (648 chars)

    Handyman Special!! Roof is 5 years old!! Bones of the home are solid. This is one of the lowest priced homes in the neighborhood. Minutes from the beach. Perfect DIY project for a savvy investor or contractor. The home is partially drywalled and ready for your creative ideas to finish. The floor plan has space for a second bathroom and/or to open up the garage or carport. Home has 2 solar cameras (no Wi-Fi needed), These items are included in the sale: stainless steel Samsung appliances, drywall, 1600sf of luxury vinyl flooring, light switches and housings, GFCI outlets, and more. A total of over $10K in materials are included in this sale.

18. 2026-02-14
    listed $169,900 Active 648-char remark

    Show marketing remark (648 chars)

    Handyman Special!! Roof is 5 years old!! Bones of the home are solid. This is one of the lowest priced homes in the neighborhood. Minutes from the beach. Perfect DIY project for a savvy investor or contractor. The home is partially drywalled and ready for your creative ideas to finish. The floor plan has space for a second bathroom and/or to open up the garage or carport. Home has 2 solar cameras (no Wi-Fi needed), These items are included in the sale: stainless steel Samsung appliances, drywall, 1600sf of luxury vinyl flooring, light switches and housings, GFCI outlets, and more. A total of over $10K in materials are included in this sale.

19. 2025-10-22
    soldstatus $119,000
20. 1996-12-20
    soldstatus $40,000
21. 1994-04-04
    soldstatus $17,500

ⓘ 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: $326 · $27/mo
• Projected year-2 tax: $1,244 · $104/mo
• Expected delta: +$919/yr (+$77/mo · 282.2%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°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: $20,774
• − Mortgage interest: −$8,397
• − Property taxes: −$326
• − Insurance: −$5,868
• − Repairs & maintenance: −$1,662
• − Management: −$1,662
• − Depreciation: −$4,361
• Taxable loss: −$1,501
• Est. tax savings @ 24.0%: +$360
• After-tax cash flow: $1,145/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

+756.6% since first listed

5 events — show timeline

• 2026-05-10 Price Changed $149,900 realMLS
• 2026-02-14 Listed $169,900 realMLS
• 2025-10-22 Sold (Public Records) $119,000 Public Records
• 1996-12-20 Sold (Public Records) $40,000 Public Records
• 1994-04-04 Sold (Public Records) $17,500 Public Records

Property tax history

+0.4%/yr

Latest (2025): $326 · +7.6% YoY. Source: county tax records.