Prato Plan · Daytona Beach, FL 32124

$408,990

4 bd · 2.5 ba · 2,574 sqft · SingleFamily · 952 Days on market

Good condition

---

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 +10.9/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Appreciation +4.0/10.0
• Condition / age +4.0/5.0
• Rent growth +3.9/5.0
• Schools +3.9/10.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0

Listing remarks MLS

Are you ready to buy a home? The Prato floorplan in Daytona Beach, FL offers an open-concept floorplan with 4 bedrooms, 2.5 bathrooms and a 2-car garage. The first-floor flex room is perfect for a home office. Convenient second-floor laundry room.

Key facts

• 2 garage spots
• Listed 951 days

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $409k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-332 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $361k (11.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $335k (18.1% below list).
• Recommended offer: $335k (18.1% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent runs 43% of the median local income ($93k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-2.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $8k 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 952 days — a 12% lower offer ($360k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $335,054 (18.1% 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 952 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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. 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: 0.82% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.88%
• DSCR: 0.92
• GRM: 10.2

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: -13.3%
• Equity multiple: 0.47×
• Total profit: $-61,215
• Equity at exit: $79,636

10-year hold

• IRR: -2.8%
• Equity multiple: 0.76×
• Total profit: $-27,595
• Equity at exit: $68,251

Cash invested: $114,517 (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: 10.2×

Monthly cashflow live

• Estimated rent: $3,351 high
• Mortgage (P&I): −$2,145
• Tax est. 1.5%: −$511 /mo · $6,135/yr
• Insurance: −$170
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$704
• Net cashflow: $-332

Break-even live

Break-even rent $3,770

Max offer price $361,014

Occupancy floor —

Sensitivity live

Price	-10% $-49	-5% $-190	+0% $-332	+5% $-473	+10% $-614
Rent	-10% $-596	-5% $-464	+0% $-332	+5% $-199	+10% $-67
Rate	-1.0pp $-126	-0.5pp $-228	base $-332	+0.5pp $-438	+1.0pp $-545

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: $102,248
• Closing costs: $12,270
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
284 Links Terrace Blvd Daytona Beach, FL	4.0	2.5	2200	$2,850	$1.30	24d	1	0.44mi
137 Lost Ball Dr Daytona Beach, FL	4.0	2.5	2168	$2,950	$1.36	12d	1	0.49mi
1250 Champions Dr Daytona Beach, FL	3.0	2.0	2004	$2,650	$1.32	24d	1	0.82mi
1203 Cabot Cliffs Dr Daytona Beach, FL	5.0	2.5	2355	$2,750	$1.17	22d	1	1.30mi
604 Champion Ridge Dr Daytona Beach, FL	3.0	2.0	1761	$2,299	$1.31	15d	1	1.39mi
1143 Cabot Cliffs Dr Daytona Beach, FL	5.0	2.5	2370	$3,050	$1.29	12d	1	1.40mi
129 Formby Grande Ave Daytona Beach, FL	5.0	4.0	3317	$3,600	$1.09	24d	1	1.46mi

Listing history 31 events

1. 2026-06-18
   days on market $408,990 Active 952 DOM
2. 2026-06-17
   days on market $408,990 Active 951 DOM
3. 2026-06-16
   days on market $408,990 Active 950 DOM
4. 2026-06-15
   days on market $408,990 Active 949 DOM
5. 2026-06-14
   days on market $408,990 Active 947 DOM
6. 2026-06-10
   days on market $408,990 Active 944 DOM
7. 2026-06-09
   days on market $408,990 Active 943 DOM
8. 2026-06-08
   days on market $408,990 Active 942 DOM
9. 2026-06-07
   days on market $408,990 Active 941 DOM
10. 2026-06-05
    days on market $408,990 Active 938 DOM
11. 2026-06-03
    days on market $408,990 Active 937 DOM
12. 2026-06-03
    days on market $408,990 Active 936 DOM
13. 2026-06-01
    days on market $408,990 Active 935 DOM
14. 2026-05-31
    days on market $408,990 Active 934 DOM
15. 2026-05-31
    days on market $408,990 Active 933 DOM
16. 2026-04-15
    price $456,470 247-char remark

    Show marketing remark (247 chars)

    Are you ready to buy a home? The Prato floorplan in Daytona Beach, FL offers an open-concept floorplan with 4 bedrooms, 2.5 bathrooms and a 2-car garage. The first-floor flex room is perfect for a home office. Convenient second-floor laundry room.

17. 2026-03-01
    price $457,950 247-char remark

    Show marketing remark (247 chars)

    Are you ready to buy a home? The Prato floorplan in Daytona Beach, FL offers an open-concept floorplan with 4 bedrooms, 2.5 bathrooms and a 2-car garage. The first-floor flex room is perfect for a home office. Convenient second-floor laundry room.

18. 2026-01-21
    price $408,990 247-char remark

    Show marketing remark (247 chars)

    Are you ready to buy a home? The Prato floorplan in Daytona Beach, FL offers an open-concept floorplan with 4 bedrooms, 2.5 bathrooms and a 2-car garage. The first-floor flex room is perfect for a home office. Convenient second-floor laundry room.

19. 2025-11-12
    price $459,990 247-char remark

    Show marketing remark (247 chars)

    Are you ready to buy a home? The Prato floorplan in Daytona Beach, FL offers an open-concept floorplan with 4 bedrooms, 2.5 bathrooms and a 2-car garage. The first-floor flex room is perfect for a home office. Convenient second-floor laundry room.

20. 2025-11-06
    price $476,350 247-char remark

    Show marketing remark (247 chars)

    Are you ready to buy a home? The Prato floorplan in Daytona Beach, FL offers an open-concept floorplan with 4 bedrooms, 2.5 bathrooms and a 2-car garage. The first-floor flex room is perfect for a home office. Convenient second-floor laundry room.

21. 2025-08-30
    price $473,350 247-char remark

    Show marketing remark (247 chars)

    Are you ready to buy a home? The Prato floorplan in Daytona Beach, FL offers an open-concept floorplan with 4 bedrooms, 2.5 bathrooms and a 2-car garage. The first-floor flex room is perfect for a home office. Convenient second-floor laundry room.

22. 2025-07-17
    price $454,990 247-char remark

    Show marketing remark (247 chars)

    Are you ready to buy a home? The Prato floorplan in Daytona Beach, FL offers an open-concept floorplan with 4 bedrooms, 2.5 bathrooms and a 2-car garage. The first-floor flex room is perfect for a home office. Convenient second-floor laundry room.

23. 2025-03-11
    price $449,990 247-char remark

    Show marketing remark (247 chars)

    Are you ready to buy a home? The Prato floorplan in Daytona Beach, FL offers an open-concept floorplan with 4 bedrooms, 2.5 bathrooms and a 2-car garage. The first-floor flex room is perfect for a home office. Convenient second-floor laundry room.

24. 2025-01-03
    price $446,990 247-char remark

    Show marketing remark (247 chars)

    Are you ready to buy a home? The Prato floorplan in Daytona Beach, FL offers an open-concept floorplan with 4 bedrooms, 2.5 bathrooms and a 2-car garage. The first-floor flex room is perfect for a home office. Convenient second-floor laundry room.

25. 2024-11-01
    price $441,990 247-char remark

    Show marketing remark (247 chars)

    Are you ready to buy a home? The Prato floorplan in Daytona Beach, FL offers an open-concept floorplan with 4 bedrooms, 2.5 bathrooms and a 2-car garage. The first-floor flex room is perfect for a home office. Convenient second-floor laundry room.

26. 2024-10-01
    price $436,990 247-char remark

    Show marketing remark (247 chars)

    Are you ready to buy a home? The Prato floorplan in Daytona Beach, FL offers an open-concept floorplan with 4 bedrooms, 2.5 bathrooms and a 2-car garage. The first-floor flex room is perfect for a home office. Convenient second-floor laundry room.

27. 2024-09-09
    price $434,990 247-char remark

    Show marketing remark (247 chars)

    Are you ready to buy a home? The Prato floorplan in Daytona Beach, FL offers an open-concept floorplan with 4 bedrooms, 2.5 bathrooms and a 2-car garage. The first-floor flex room is perfect for a home office. Convenient second-floor laundry room.

28. 2024-09-08
    price $469,500 247-char remark

    Show marketing remark (247 chars)

    Are you ready to buy a home? The Prato floorplan in Daytona Beach, FL offers an open-concept floorplan with 4 bedrooms, 2.5 bathrooms and a 2-car garage. The first-floor flex room is perfect for a home office. Convenient second-floor laundry room.

29. 2024-08-07
    price $471,000 247-char remark

    Show marketing remark (247 chars)

    Are you ready to buy a home? The Prato floorplan in Daytona Beach, FL offers an open-concept floorplan with 4 bedrooms, 2.5 bathrooms and a 2-car garage. The first-floor flex room is perfect for a home office. Convenient second-floor laundry room.

30. 2024-03-06
    price $430,990 247-char remark

    Show marketing remark (247 chars)

    Are you ready to buy a home? The Prato floorplan in Daytona Beach, FL offers an open-concept floorplan with 4 bedrooms, 2.5 bathrooms and a 2-car garage. The first-floor flex room is perfect for a home office. Convenient second-floor laundry room.

31. 2023-11-10
    listed $450,990 Active 247-char remark

    Show marketing remark (247 chars)

    Are you ready to buy a home? The Prato floorplan in Daytona Beach, FL offers an open-concept floorplan with 4 bedrooms, 2.5 bathrooms and a 2-car garage. The first-floor flex room is perfect for a home office. Convenient second-floor laundry room.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AH · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,206
• − Mortgage interest: −$22,910
• − Property taxes: −$6,135
• − Insurance: −$3,869
• − Repairs & maintenance: −$3,217
• − Management: −$3,217
• − Depreciation: −$11,898
• Taxable loss: −$11,039
• Est. tax savings @ 24.0%: +$2,649
• After-tax cash flow: $-1,329/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.

Condition & rehab AI · 5 photos

Good 80/100 Cosmetic rehab

The Prato floorplan in Daytona Beach, FL is in excellent condition with a good condition score of 80. The home is move-in ready with a cosmetic rehab level, and the highest-ROI updates include painting the exterior and interior walls, updating the flooring in the bathrooms, and upgrading the kitchen appliances.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Resale Updating the flooring in the bathrooms — Modern flooring in bathrooms can significantly increase appeal and value
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Resale Updating the flooring in the bathrooms — Modern flooring in bathrooms can significantly increase appeal and value ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+1.2% since first listed

16 events — show timeline

• 2026-04-15 Price Changed $456,470 Zillow
• 2026-03-01 Price Changed $457,950 Zillow
• 2026-01-21 Price Changed $408,990 Zillow
• 2025-11-12 Price Changed $459,990 Zillow
• 2025-11-06 Price Changed $476,350 Zillow
• 2025-08-30 Price Changed $473,350 Zillow
• 2025-07-17 Price Changed $454,990 Zillow
• 2025-03-11 Price Changed $449,990 Zillow
• 2025-01-03 Price Changed $446,990 Zillow
• 2024-11-01 Price Changed $441,990 Zillow
• 2024-10-01 Price Changed $436,990 Zillow
• 2024-09-09 Price Changed $434,990 Zillow
• 2024-09-08 Price Changed $469,500 Zillow
• 2024-08-07 Price Changed $471,000 Zillow
• 2024-03-06 Price Changed $430,990 Zillow
• 2023-11-10 Listed $450,990 Zillow