3750 S Atlantic Ave #19 · Daytona Beach Shores, FL 32118

$199,900

2 bd · 2.5 ba · 1,164 sqft · Condo · 45 Days on market

Built 1982 $425/mo HOA · 17% of rent

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Why this score? — see what drove the C- 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 +17.6/30.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• DSCR +5.5/10.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Beachside living at its best! Just steps across from the beach and Crabby Joe's Pier, this 2-bedroom, 2.5-bath townhome in Daytona Beach Shores offers the perfect coastal lifestyle. Ideal as a full-time residence or investment property with a 1-month minimum rental policy. Enjoy close proximity to local restaurants, boat ramps, paddleboarding, and endless outdoor activities. Spacious layout with great potential to make it your own. Pet-friendly community adds even more appeal. Don't miss your chance to own a slice of paradise in a prime beachside location!

Key facts

• $425 HOA
• Built 1982
• Listed 45 days

Tags

• PRIME BEACHSIDE LOCATION

Property features AI

Finance

• Other: Pets allowed: cats and dogs
• HOA & community: Monthly HOA fee of $425; HOA includes insurance, water, and sewer

Exterior

• Parking: Additional parking available; Assigned parking
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water connected; Sewer connected
• Home design: Condominium; Residential property; Two levels (2-story); Entry level: 1
• Construction: Tar/gravel roof
• Exterior features: Balcony

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Total of 5 rooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heat; Central air conditioning; Ceiling fans
• Interior features: Ceiling fans throughout
• Laundry & utility: In-unit washer and dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#201 in FL, #3,146 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, health & safety A; Watch: schools C-, cost of living C-, amenities 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• At $2,488/mo this rent would consume 49% 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 $1k of loan paydown is wiped out by about $6k 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 45 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y 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.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $193,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.24% ✓
• Cap rate: 7.25%
• Cash-on-cash: 3.41%
• DSCR: 1.15
• GRM: 6.7

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: -15.2%
• Equity multiple: 0.48×
• Total profit: $-29,263
• Equity at exit: $29,806

10-year hold

• IRR: -15.0%
• Equity multiple: 0.30×
• Total profit: $-39,411
• Equity at exit: $17,284

Cash invested: $55,972 (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: 920
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,488 high
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$425
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $159

Break-even live

Break-even rent $2,287

Max offer price $199,900

Occupancy floor 89%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3750 S Atlantic Ave #20 Daytona Beach Shores, FL	2.0	2.5	1140	$1,700	$1.49	21d	1	0.02mi
3747 S Atlantic Ave Unit 1545744P Daytona Beach Shores, FL	2.0	2.0	1033	$3,226	$3.12	11d	1	0.06mi
3800 S Atlantic Ave #1070 Daytona Beach, FL	2.0	2.0	1013	$2,000	$1.97	23d	1	0.18mi
3831 S Atlantic Ave #205 Daytona Beach, FL	2.0	2.0	1130	$3,500	$3.10	11d	1	0.30mi
3831 S Atlantic Ave Unit 1545662P Port Orange, FL	2.0	2.0	1291	$2,965	$2.30	14d	1	0.30mi
3855 S Atlantic Ave Unit 1546012P Daytona Beach Shores, FL	2.0	2.0	1496	$4,838	$3.23	14d	1	0.43mi
3859 S Atlantic Ave Unit 1309070P Daytona Beach Shores, FL	2.0	2.0	1367	$4,467	$3.27	14d	1	0.43mi
2 Talo Cir Unit 1531033P Port Orange, FL	3.0	1.5	979	$3,060	$3.13	14d	1	0.98mi
130 Glen Myra Ave Unit 1 Daytona Beach Shores, FL	1.0	1.0	775	$1,400	$1.81	23d	1	1.10mi
122 Esmeralda Ave Daytona Beach, FL	3.0	1.0	1180	$2,600	$2.20	23d	1	1.18mi
302 Fox Pl Port Orange, FL	3.0	2.5	1392	$2,300	$1.65	14d	1	1.40mi
3137 S Atlantic Ave Unit 3 Daytona Beach, FL	2.0	1.0	900	$2,300	$2.56	23d	1	1.47mi

HOA detail condo

• Monthly dues: $425 · $5,100/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $199,900 Active 45 DOM
2. 2026-06-17
   days on market $199,900 Active 44 DOM
3. 2026-06-16
   days on market $199,900 Active 43 DOM
4. 2026-06-15
   days on market $199,900 Active 42 DOM
5. 2026-06-14
   days on market $199,900 Active 40 DOM
6. 2026-06-10
   days on market $199,900 Active 37 DOM
7. 2026-06-09
   days on market $199,900 Active 36 DOM
8. 2026-06-08
   days on market $199,900 Active 35 DOM
9. 2026-06-07
   days on market $199,900 Active 34 DOM
10. 2026-06-05
    days on market $199,900 Active 31 DOM
11. 2026-06-03
    days on market $199,900 Active 30 DOM
12. 2026-06-03
    days on market $199,900 Active 29 DOM
13. 2026-06-01
    days on market $199,900 Active 28 DOM
14. 2026-05-31
    days on market $199,900 Active 27 DOM
15. 2026-05-31
    days on market $199,900 Active 26 DOM
16. 2026-05-04
    listed $199,900 Active 562-char remark
17. 2008-04-25
    listed $190,000

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 48% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°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: $29,854
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,388
• − Management: −$2,388
• − HOA: −$5,100
• − Depreciation: −$5,815
• Taxable loss: −$1,033
• Est. tax savings @ 24.0%: +$248
• After-tax cash flow: $2,155/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 Shores

• Score: 77/100
• State rank: #201
• US rank: #3146

Category grades

Amenities D- Commute A+ Cost of living C- Crime A+ Employment C+ Housing C+ Health & safety A User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Daytona Beach Shores, FL
• County: Volusia County · 556,871 people
• 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

+5.2% since first listed

2 events — show timeline

• 2026-05-04 Listed $199,900 Daytona MLS
• 2008-04-25 Listed $190,000 Daytona MLS