402 Seaview Ave · Daytona Beach, FL 32118

$399,900

4 bd · 2.0 ba · 1,452 sqft · SingleFamily public records · 11 Days on market

Built 1952 0.28 ac lot

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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 +11.3/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this CHARMING 4 BEDROOM/TWO BATH BEACHSIDE HOME with OVERSIZED TWO CAR DETACHED GARAGE situated on a HUGE CORNER LOT lot in a GREAT NEIGHBORHOOD just ONE BLOCK TO THE AZURE ATLANTIC OCEAN & WORLD'S MOST FAMOUS BEACH in beautiful Daytona Beach!! Built in 1952, this well-maintained residence is CONCRETE BLOCK & STUCCO CONSTRUCTION making it the perfect blend of QUALITY CRAFTSMANSHIP, COASTAL CHARM, TIMELESS CHARACTER & EVERYDAY CONVENIENCE. The MANICURED LAWN is easily maintained with the SPRINKLER SYSTEM & WELL for cost effective lawn irrigation year around. The FRESHLY PAINTED EXTERIOR & NEW ROOF IN 11/2022 add to the excellent curb appeal. Inside, you'll enjoy the FRESHLY PAINTED INTERIOR and SPACIOUS FLOOR PLAN designed to accommodate a variety of lifestyles making it perfect as a primary residence, vacation getaway, or investment opportunity. NEW ELECTRICAL PANEL IN 5/2026. TWO SEPARATE LIVING AREAS combined with four bedrooms create an abundance of space for gathering with family & friends and loved ones. Natural light fills the interior along with PORCELAIN TILE and RED OAK REAL WOOD FLOORING creating a warm and welcoming atmosphere throughout. The NEW HVAC SYSTEM installed in 2020 provides efficient year-round comfort. The expansive 2+ car detached garage provides abundant space for vehicles, beach gear, storage, hobbies & workshop projects. Personalize this home to suit your style while preserving its unique mid-century character. The LARGE FENCED YARD provides ample space for kids & pets to enjoy as well as opportunities for outdoor entertaining, gardening, recreation, boat storage, or future enhancements. The property is high & dry and located in Flood Zone "X" meaning that FLOOD INSURANCE IS NOT REQUIRED by a lender. Watch majestic sunrises over the Atlantic and vibrant sunsets over the Intracoastal Waterway/Halifax River. The convenience of nearby shopping, restaurants, social/cultural activities, excellent schools, Embry Riddle Aeronautical University, UCF Daytona Beach Center & Daytona State College , Daytona Beach International Airport and easy access to I-95, Orlando theme parks & more! Whether you enjoy boating, fishing, surfing, golf, or simply relaxing by the water, you'll find endless opportunities just minutes from your doorstep. CALL TODAY FOR MORE INFORMATION AND A PERSONAL TOUR!!

Key facts

• Well for irrigation
• Manicured lawn
• Sprinkler system

Tags

• CORNER LOT
• DETACHED GARAGE
• MANICURED LAWN
• SPRINKLER SYSTEM
• WELL FOR IRRIGATION
• NEW ROOF

Property features AI

Finance

• Other: Zoning: 02R1A
• Financial info: Lease restrictions apply
• HOA & community: No HOA/association indicated; Located in the Kahnway development

Exterior

• Parking: Detached or attached garage with space for 2 cars; Has garage
• Utilities: Public water; Public sewer; Public utilities
• Home design: Single-family residence; One story; Faces north; Homestead property
• Construction: Block, concrete and stucco construction; Shingle roof; Slab foundation; Built on a 0.28-acre lot (approx. 119 x 92)
• Exterior features: Rain gutters; Asphalt road access

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Ceramic tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry located in garage; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-213 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $362k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $281k (29.7% below list).
• Recommended offer: $281k (29.7% 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: 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: Campbell Middle School (math 28% / reading 30%, grade F, #479 of 571 statewide, top 84%, 855 students, 80% FRL); Seabreeze High School (math 31% / reading 56%, grade F, #248 of 667 statewide, top 38%, 1,654 students, 41% FRL).
• Market conditions: Rents soft (-0.2%/yr); 923 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• At $2,811/mo this rent would consume 55% 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 $3k of loan paydown is wiped out by about $12k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $70k; list at $400k implies a 471% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $281,096 (29.7% 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. Built in 1952 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.70% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.57%
• DSCR: 0.93
• GRM: 11.9

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: -23.1%
• Equity multiple: 0.23×
• Total profit: $-86,755
• Equity at exit: $59,626

10-year hold

• IRR: -26.6%
• Equity multiple: -0.12×
• Total profit: $-125,488
• Equity at exit: $34,576

Cash invested: $111,972 (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 32118

• Rents YoY: -0.2%
• Active inventory: 923
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,811 medium
• Mortgage (P&I): −$2,097
• Tax from tax record: −$103 /mo · $1,240/yr
• Insurance: −$167
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $-213

Break-even live

Break-even rent $3,080

Max offer price $362,300

Occupancy floor —

Sensitivity live

Price	-10% $14	-5% $-100	+0% $-213	+5% $-326	+10% $-439
Rent	-10% $-435	-5% $-324	+0% $-213	+5% $-102	+10% $9
Rate	-1.0pp $-11	-0.5pp $-111	base $-213	+0.5pp $-316	+1.0pp $-422

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1216 N Atlantic Ave Daytona Beach, FL	1.0–3.0	1.0–2.0	1112	$4,400	$3.96	21d	99	0.50mi
288 Boylston Ave Daytona Beach, FL	3.0	2.0	1320	$2,200	$1.67	25d	1	0.64mi

Listing history 7 events

1. 2026-06-22
   days on market $399,900 Active 11 DOM
2. 2026-06-18
   days on market $399,900 Active 8 DOM
3. 2026-06-17
   days on market $399,900 Active 7 DOM
4. 2026-06-16
   days on market $399,900 Active 6 DOM
5. 2026-06-15
   days on market $399,900 Active 5 DOM
6. 2026-06-14
   remarks 673-char remark
7. 2026-06-14
   listed $399,900 Active 3 DOM

ⓘ 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: $1,240 · $103/mo
• Projected year-2 tax: $3,319 · $277/mo
• Expected delta: +$2,080/yr (+$173/mo · 167.8%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 76% 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,732
• − Mortgage interest: −$22,401
• − Property taxes: −$1,240
• − Insurance: −$2,797
• − Repairs & maintenance: −$2,699
• − Management: −$2,699
• − Depreciation: −$11,633
• Taxable loss: −$9,736
• Est. tax savings @ 24.0%: +$2,337
• After-tax cash flow: $-217/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

+1042.6% since first listed

5 events — show timeline

• 2026-06-11 Listed $399,900 Daytona MLS
• 2026-06-10 Listed $399,900 Stellar MLS as Distributed by MLS Grid
• 1981-05-01 Sold (Public Records) $70,000 Public Records
• 1977-07-01 Sold (Public Records) $46,800 Public Records
• 1976-08-01 Sold (Public Records) $35,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $1,240 · +3.8% YoY. Source: county tax records.