121 Eagle Harbor Way Way · Daytona Beach, FL 32124

$484,000

5 bd · 3.0 ba · 3,018 sqft · SingleFamily public records · 135 Days on market

Built 2024 7,841 sqft lot $88/mo HOA · 2% 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 +8.0/30.0
• 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
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0

Listing remarks MLS

Step into this beautiful 2024 construction home and immediately feel the space, light, and thoughtful design. With 5 spacious bedrooms and 3 full bathrooms, this home offers plenty of room for family, guests, or a home office. The open, airy 3,018 sq. ft. floor plan is perfect for everyday living and entertaining alike. The 2-car garage with widened driveway adds convenience, while the extended concrete slab permit-approved for a lanai and fenced yard, giving you a head start on creating your dream outdoor retreat. Built with durable concrete block and stucco, this home blends strength and style for peace of mind. Enjoy a private, natural setting with conservation and water views, walking trails, and serene surroundings that make every day feel like a getaway. Nestled in the heart of Daytona Beach, you’re just minutes from shopping, dining, top-rated schools, and major highways. Explore Tanger Outlets, ONE DAYTONA, Daytona International Speedway, the beach and boardwalk, and family fun at Daytona Lagoon. Cultural attractions like the Museum of Arts & Sciences are close by, making it easy to enjoy the best of Florida living year-round. This is more than a home, it’s a lifestyle - Don’t miss the chance to make it yours!

Key facts

• Open airy floor plan
• Fenced yard
• 2024 construction

Tags

• 2024 CONSTRUCTION
• OPEN AIRY FLOOR PLAN
• EXTENDED CONCRETE SLAB
• FENCED YARD
• PRIVATE NATURAL SETTING
• CONSERVATION AND WATER VIEWS

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $484k.

Deal economics

• At list price, monthly cash flow is $-490 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $398k (17.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $371k (23.4% below list).
• Recommended offer: $371k (23.4% 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 25d 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).
• At $3,705/mo this rent would consume 48% of the median local household income ($93k/yr) (locally 54% 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 (-2.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $10k 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 135 days — a 12% lower offer ($426k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $196k; list at $484k implies a 147% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $370,534 (23.4% 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 135 days. Have you received any prior offers? Is the seller open to a 23% 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. 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. 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?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 5.08%
• Cash-on-cash: -4.34%
• DSCR: 0.81
• GRM: 10.9

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: -14.7%
• Equity multiple: 0.41×
• Total profit: $-79,362
• Equity at exit: $94,242

10-year hold

• IRR: -4.3%
• Equity multiple: 0.63×
• Total profit: $-49,783
• Equity at exit: $80,769

Cash invested: $135,520 (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: 10.9×

Monthly cashflow live

• Estimated rent: $3,705 high
• Mortgage (P&I): −$2,538
• Tax from tax record: −$589 /mo · $7,068/yr
• Insurance: −$202
• HOA: −$88
• Vacancy / Maint / Mgmt: −$778
• Net cashflow: $-490

Break-even live

Break-even rent $4,325

Max offer price $397,515

Occupancy floor —

Sensitivity live

Price	-10% $-216	-5% $-353	+0% $-490	+5% $-627	+10% $-764
Rent	-10% $-782	-5% $-636	+0% $-490	+5% $-343	+10% $-197
Rate	-1.0pp $-246	-0.5pp $-366	base $-490	+0.5pp $-615	+1.0pp $-743

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: $121,000
• Closing costs: $14,520
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1203 Cabot Cliffs Dr Daytona Beach, FL	5.0	2.5	2355	$2,750	$1.17	22d	1	0.23mi
1187 Cabot Cliffs Dr Daytona Beach, FL	6.0	3.0	2600	$3,700	$1.42	12d	1	0.24mi
1143 Cabot Cliffs Dr Daytona Beach, FL	5.0	2.5	2370	$3,050	$1.29	12d	1	0.30mi
1098 Pacific Dunes Ct Daytona Beach, FL	4.0	2.5	2576	$3,000	$1.16	24d	1	0.73mi
1231 Belle Isle Ln Daytona Beach, FL	5.0	2.5	2112	$2,650	$1.25	24d	1	0.94mi
129 Formby Grande Ave Daytona Beach, FL	5.0	4.0	3317	$3,600	$1.09	24d	1	1.48mi

HOA detail

• Monthly dues: $88 · $1,056/yr
• Likely covers: water

Listing history 23 events

1. 2026-06-18
   days on market $484,000 Active 135 DOM
2. 2026-06-17
   days on market $484,000 Active 134 DOM
3. 2026-06-16
   days on market $484,000 Active 133 DOM
4. 2026-06-15
   days on market $484,000 Active 132 DOM
5. 2026-06-14
   days on market $484,000 Active 130 DOM
6. 2026-06-10
   days on market $484,000 Active 127 DOM
7. 2026-06-09
   days on market $484,000 Active 126 DOM
8. 2026-06-08
   days on market $484,000 Active 125 DOM
9. 2026-06-07
   days on market $484,000 Active 124 DOM
10. 2026-06-05
    days on market $484,000 Active 121 DOM
11. 2026-06-03
    days on market $484,000 Active 120 DOM
12. 2026-06-03
    days on market $484,000 Active 119 DOM
13. 2026-06-01
    days on market $484,000 Active 118 DOM
14. 2026-05-31
    days on market $484,000 Active 117 DOM
15. 2026-05-31
    days on market $484,000 Active 116 DOM
16. 2026-03-11
    price $484,000 1261-char remark

    Show marketing remark (1261 chars)

    Step into this beautiful 2024 construction home and immediately feel the space, light, and thoughtful design. With 5 spacious bedrooms and 3 full bathrooms, this home offers plenty of room for family, guests, or a home office. The open, airy 3,018 sq. ft. floor plan is perfect for everyday living and entertaining alike. The 2-car garage with widened driveway adds convenience, while the extended concrete slab permit-approved for a lanai and fenced yard, giving you a head start on creating your dream outdoor retreat. Built with durable concrete block and stucco, this home blends strength and style for peace of mind. Enjoy a private, natural setting with conservation and water views, walking trails, and serene surroundings that make every day feel like a getaway. Nestled in the heart of Daytona Beach, you’re just minutes from shopping, dining, top-rated schools, and major highways. Explore Tanger Outlets, ONE DAYTONA, Daytona International Speedway, the beach and boardwalk, and family fun at Daytona Lagoon. Cultural attractions like the Museum of Arts & Sciences are close by, making it easy to enjoy the best of Florida living year-round. This is more than a home, it’s a lifestyle - Don’t miss the chance to make it yours!

17. 2026-02-03
    listed $499,000 Active 1261-char remark

    Show marketing remark (1261 chars)

    Step into this beautiful 2024 construction home and immediately feel the space, light, and thoughtful design. With 5 spacious bedrooms and 3 full bathrooms, this home offers plenty of room for family, guests, or a home office. The open, airy 3,018 sq. ft. floor plan is perfect for everyday living and entertaining alike. The 2-car garage with widened driveway adds convenience, while the extended concrete slab permit-approved for a lanai and fenced yard, giving you a head start on creating your dream outdoor retreat. Built with durable concrete block and stucco, this home blends strength and style for peace of mind. Enjoy a private, natural setting with conservation and water views, walking trails, and serene surroundings that make every day feel like a getaway. Nestled in the heart of Daytona Beach, you’re just minutes from shopping, dining, top-rated schools, and major highways. Explore Tanger Outlets, ONE DAYTONA, Daytona International Speedway, the beach and boardwalk, and family fun at Daytona Lagoon. Cultural attractions like the Museum of Arts & Sciences are close by, making it easy to enjoy the best of Florida living year-round. This is more than a home, it’s a lifestyle - Don’t miss the chance to make it yours!

18. 2024-07-15
    soldstatus $196,000
19. 2024-04-18
    historical
20. 2024-03-11
    soldstatus $376,506
21. 2024-03-02
    price $342,990
22. 2024-02-13
    price $332,990
23. 2023-10-18
    listed $337,990 Active

ⓘ 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: $7,068 · $589/mo
• Projected year-2 tax: $7,068 · $589/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°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: $44,464
• − Mortgage interest: −$27,112
• − Property taxes: −$7,068
• − Insurance: −$2,420
• − Repairs & maintenance: −$3,557
• − Management: −$3,557
• − HOA: −$1,056
• − Depreciation: −$14,080
• Taxable loss: −$14,385
• Est. tax savings @ 24.0%: +$3,453
• After-tax cash flow: $-2,422/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

+43.2% since first listed

8 events — show timeline

• 2026-03-11 Price Changed $484,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-03 Listed $499,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-15 Sold (Public Records) $196,000 Public Records
• 2024-04-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-03-11 Sold (Public Records) $376,506 Public Records
• 2024-03-02 Price Changed $342,990 Stellar MLS as Distributed by MLS Grid
• 2024-02-13 Price Changed $332,990 Stellar MLS as Distributed by MLS Grid
• 2023-10-18 Listed $337,990 Stellar MLS as Distributed by MLS Grid

Property tax history

+218.0%/yr

Latest (2025): $7,068 · +596.0% YoY. Source: county tax records.