900 S Peninsula Dr #108 · Daytona Beach, FL 32118

$104,990

2 bd · 2.0 ba · 841 sqft · Condo public records · 61 Days on market

Built 1972 $422/mo HOA · 29% 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 +12.7/30.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• DSCR +3.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location, location, minutes from restaurants and nightlife. Whether you are looking for an investment or an affordable place to live, this recently renovated condo may be perfect for you. Clean and move-in-ready. This fully tiled ground-floor unit has two bedrooms and one bath with plenty of closet space. The large living and dining area has an open floor plan. The kitchen has a breakfast bar for those quick meals. Updates include a new tankless water heater and HVAC Units installed in 2025. The bedroom closets have custom closet solutions built in. The bathroom is nicely updated with a beautiful tile shower. Relax at the back of the property with a beautiful view of the intercoastal. Move in ready. Book your showing today.

Key facts

• Open floor plan
• Fully tiled
• Recently renovated

Tags

• RECENTLY RENOVATED
• FULLY TILED
• GROUND-FLOOR UNIT
• PLENTY OF CLOSET SPACE
• OPEN FLOOR PLAN
• BREAKFAST BAR

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $-78 ($-932/yr) — negative.
• To cash-flow at today's rent, offer at most $91k (13.1% below list).
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $91k (13.1% 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 soft (-0.2%/yr); 920 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); 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 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 61 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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.
• Current owner paid $85k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 29% of rent.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,269 (13.1% 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 61 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — 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. 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?
11. 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.
12. 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.
13. 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: 1.39% ✓
• Cap rate: 6.16%
• Cash-on-cash: -0.46%
• DSCR: 0.98
• GRM: 6.0

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: -27.4%
• Equity multiple: 0.12×
• Total profit: $-25,903
• Equity at exit: $15,654

10-year hold

• IRR: -63.7%
• Equity multiple: -0.50×
• Total profit: $-44,098
• Equity at exit: $9,078

Cash invested: $29,397 (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 32118

• Rents YoY: -0.2%
• Active inventory: 920
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,459 high
• Mortgage (P&I): −$551
• Tax from tax record: −$147 /mo · $1,767/yr
• Insurance: −$44
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$422
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $-78

Break-even live

Break-even rent $1,557

Max offer price $91,269

Occupancy floor —

Sensitivity live

Price	-10% $-18	-5% $-48	+0% $-78	+5% $-107	+10% $-137
Rent	-10% $-193	-5% $-135	+0% $-78	+5% $-20	+10% $38
Rate	-1.0pp $-25	-0.5pp $-51	base $-78	+0.5pp $-105	+1.0pp $-133

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: $26,248
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
900 S Peninsula Dr #113 Daytona Beach, FL	2.0	2.0	970	$1,350	$1.39	15d	1	0.03mi
900 S Peninsula Dr Daytona Beach, FL	2.0	2.0	970	$1,600	$1.65	24d	1	0.03mi
900 S Peninsula Dr #105 Daytona Beach, FL	2.0	1.0	841	$1,100	$1.31	24d	1	0.03mi
900 S Peninsula Dr #208 Daytona Beach, FL	2.0	1.0	841	$1,050	$1.25	24d	1	0.03mi
944 S Peninsula Dr Daytona Beach, FL	1.0	1.5	1105	$1,495	$1.35	24d	1	0.11mi
933 S Peninsula Dr Daytona Beach, FL	2.0	1.0	1011	$1,950	$1.93	24d	1	0.12mi
100 Silver Beach Ave #816 Daytona Beach, FL	2.0	2.0	1095	$1,950	$1.78	24d	1	0.23mi
538 Revilo Blvd Daytona Beach, FL	2.0	2.0	900	$2,150	$2.39	24d	1	0.26mi
1224 S Peninsula Dr #322 Daytona Beach, FL	2.0	2.0	1038	$1,600	$1.54	15d	1	0.28mi
416 Goodall Ave Daytona Beach, FL	2.0	1.0	900	$1,600	$1.78	24d	1	0.28mi
400 S Peninsula Dr Unit 2 Daytona Beach, FL	2.0	1.0	754	$1,300	$1.72	15d	1	0.33mi
515 Silver Beach Ave Unit 3 Daytona Beach, FL	1.0	1.0	650	$950	$1.46	24d	1	0.36mi
935 S Atlantic Ave Unit 102-1 Daytona Beach, FL	1.0	2.0	634	$1,600	$2.52	15d	1	0.40mi
149 S Hollywood Ave Unit 6 Daytona Beach, FL	1.0	1.0	850	$1,250	$1.47	24d	1	0.52mi
145 S Halifax Ave Unit 2 Daytona Beach, FL	2.0	1.0	1000	$2,400	$2.40	24d	1	0.52mi
219 S Atlantic Ave Daytona Beach, FL	1.0	1.0	650	$1,600	$2.46	15d	2	0.54mi
407 Poinsettia Rd Daytona Beach, FL	2.0	1.0	706	$1,000	$1.42	24d	1	0.56mi
127 S Peninsula Dr Unit 3 Daytona Beach, FL	1.0	1.0	588	$1,290	$2.19	24d	1	0.57mi
124 S Noble St Unit 3 Daytona Beach, FL	1.0	1.0	600	$1,300	$2.17	11d	1	0.60mi
117 S Wild Olive Ave Daytona Beach, FL	1.0	1.0	650	$1,400	$2.15	24d	1	0.60mi
102 S Peninsula Dr Daytona Beach, FL	1.0	1.0	608	$1,195	$1.97	24d	1	0.62mi
117 S Grandview Ave Apt 6 Daytona Beach, FL	1.0	1.0	600	$1,100	$1.83	24d	1	0.63mi
21 S Hollywood Ave Unit 6 Daytona Beach, FL	2.0	1.0	800	$1,500	$1.88	15d	1	0.71mi
19 S Hollywood Ave Unit 4 Daytona Beach, FL	3.0	1.0	1000	$1,800	$1.80	24d	1	0.71mi
500 S Beach St Unit K2 Daytona Beach, FL	2.0	1.0	750	$1,050	$1.40	21d	1	0.91mi
500 S Beach St Unit K1 Daytona Beach, FL	2.0	1.0	750	$1,050	$1.40	15d	1	0.91mi
213 Live Oak Ave Unit B Daytona Beach, FL	2.0	1.0	900	$1,285	$1.43	24d	1	0.94mi
213 Live Oak Ave Unit A Daytona Beach, FL	2.0	1.0	900	$1,255	$1.39	24d	1	0.94mi
721 S Beach St Unit 115A Daytona Beach, FL	2.0	2.0	1025	$1,850	$1.80	15d	1	0.98mi
118 Cedar St Daytona Beach, FL	2.0	1.0	537	$1,870	$3.48	11d	28	1.00mi
215 N Oleander Ave Daytona Beach, FL	3.0	1.0	1026	$1,550	$1.51	24d	1	1.03mi
215 N Oleander Ave Daytona Beach, FL	3.0	1.0	1026	$1,550	$1.51	21d	1	1.03mi
719 S Beach St Unit 314B Daytona Beach, FL	1.0	1.0	715	$1,200	$1.68	24d	1	1.05mi
719 S Beach St Unit 304 Daytona Beach, FL	1.0	1.0	715	$1,250	$1.75	24d	1	1.05mi
2007 Schulte Ave Unit 1 Daytona Beach, FL	2.0	1.0	975	$1,300	$1.33	24d	1	1.06mi
342 S Segrave St Daytona Beach, FL	2.0	1.0	900	$1,125	$1.25	24d	1	1.07mi
236 N Oleander Ave Unit 2 Daytona Beach, FL	2.0	1.0	528	$1,450	$2.75	24d	1	1.08mi
633 S Palmetto Ave Daytona Beach, FL	1.0–2.0	1.0–2.0	661	$1,300	$1.97	24d	2	1.09mi
244 Lexington Dr Daytona Beach, FL	3.0	1.0	1099	$2,550	$2.32	15d	1	1.10mi
709 Ora St Unit 6 Daytona Beach, FL	1.0	1.0	695	$1,000	$1.44	24d	1	1.15mi

HOA detail condo

• Monthly dues: $422 · $5,064/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-15
   days on market $104,990 Active 61 DOM
2. 2026-06-14
   days on market $104,990 Active 59 DOM
3. 2026-06-10
   days on market $104,990 Active 56 DOM
4. 2026-06-09
   days on market $104,990 Active 55 DOM
5. 2026-06-08
   days on market $104,990 Active 54 DOM
6. 2026-06-07
   days on market $104,990 Active 53 DOM
7. 2026-06-05
   pricedays on market $104,990 Active 50 DOM
8. 2026-06-03
   days on market $109,000 Active 49 DOM
9. 2026-06-03
   days on market $109,000 Active 48 DOM
10. 2026-06-01
    days on market $109,000 Active 47 DOM
11. 2026-05-31
    days on market $109,000 Active 46 DOM
12. 2026-05-31
    days on market $109,000 Active 45 DOM
13. 2026-04-16
    listed $109,000 Active 735-char remark

    Show marketing remark (735 chars)

    Location, location, minutes from restaurants and nightlife. Whether you are looking for an investment or an affordable place to live, this recently renovated condo may be perfect for you. Clean and move-in-ready. This fully tiled ground-floor unit has two bedrooms and one bath with plenty of closet space. The large living and dining area has an open floor plan. The kitchen has a breakfast bar for those quick meals. Updates include a new tankless water heater and HVAC Units installed in 2025. The bedroom closets have custom closet solutions built in. The bathroom is nicely updated with a beautiful tile shower. Relax at the back of the property with a beautiful view of the intercoastal. Move in ready. Book your showing today.

14. 2026-04-15
    listed $109,000 Active 763-char remark

    Show marketing remark (763 chars)

    Location, location, minutes from the beach, restaurants and nightlife. Whether you are looking for an investment or an affordable place to live this condo may be the perfect opportunity. This recently renovated condo is clean and move-in-ready. This fully tiled ground-floor unit has two bedrooms and one bath with plenty of closet space. The large living and dining area has an open floor plan. The kitchen has a breakfast bar for those quick meals. Updates include a new tankless water heater and HVAC Units installed in 2025. The bedroom closets have custom closet solutions built in and a beautiful tile shower. This condo complex backs up to the intercoastal. Unwind by the water after your workday is done. The view is breathtaking. Book your showing today!

15. 2021-09-09
    soldstatus $85,000
16. 2021-09-02
    soldstatus $85,000 Closed
17. 2021-08-09
    status Pending
18. 2021-06-03
    listed $89,900 Active
19. 2019-06-30
    historical
20. 2018-07-20
    status Active
21. 2018-06-30
    historical
22. 2017-06-06
    listed $80,000 Active
23. 2013-07-16
    soldstatus $69,900
24. 2013-05-15
    soldstatus $1,375,000

ⓘ 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: $1,767 · $147/mo
• Projected year-2 tax: $1,767 · $147/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 X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥103°F today · 19 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: $17,505
• − Mortgage interest: −$5,881
• − Property taxes: −$1,767
• − Insurance: −$1,322
• − Repairs & maintenance: −$1,400
• − Management: −$1,400
• − HOA: −$5,064
• − Depreciation: −$3,054
• Taxable loss: −$2,385
• Est. tax savings @ 24.0%: +$572
• After-tax cash flow: $-360/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): 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

-92.1% since first listed

12 events — show timeline

• 2026-04-16 Listed $109,000 Daytona MLS
• 2026-04-15 Listed $109,000 Stellar MLS as Distributed by MLS Grid
• 2021-09-09 Sold (Public Records) $85,000 Public Records
• 2021-09-02 Sold (MLS) $85,000 Stellar MLS as Distributed by MLS Grid
• 2021-08-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-06-03 Listed $89,900 Stellar MLS as Distributed by MLS Grid
• 2019-06-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-07-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2018-06-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-06-06 Listed $80,000 Stellar MLS as Distributed by MLS Grid
• 2013-07-16 Sold (Public Records) $69,900 Public Records
• 2013-05-15 Sold (Public Records) $1,375,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $1,767 · +4.2% YoY. Source: county tax records.