DENHAM Plan · Daytona Beach, FL 32124

$400,990

4 bd · 3.0 ba · 2,336 sqft · SingleFamily · 523 Days on market

Excellent condition ↓ 9% since listing

---

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 +9.9/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• Appreciation +4.0/10.0
• Rent growth +3.9/5.0
• 1% rule +3.0/10.0
• DSCR +2.8/10.0

Listing remarks MLS

Introducing the Denham at Ironwood in sunny Daytona Beach: a stunning single-story home designed for modern family living. Spanning 2,336 square feet, the Denham offers 4 bedrooms, 3 bathrooms, and a spacious 3-car garage, combining luxury and functionality in perfect harmony. The Denham features an open-concept design that maximizes space and comfort. This 4-bedroom, 3-bathroom home is ideal for both everyday living and entertaining. The gourmet kitchen boasts stainless steel appliances, a large center island, and a generous walk-in pantry, all seamlessly integrated with the living and dining areas. Each bedroom in the Denham is designed for privacy and relaxation. The primary suite, located at the rear of the home, offers a private retreat with an en-suite bathroom featuring a walk-in closet, double vanity, and walk-in shower. The additional bedrooms are versatile and well-sized, with two sharing a bathroom and one having its own dedicated bathroom. As with all homes at Ironwood, the Denham includes advanced smart home technology. Control various aspects of your home remotely via your smart device, enhancing security and convenience. Contact us today to learn more about the Denham at Ironwood. Discover the perfect combination of quality, comfort, and style in this 4-bedroom, 3-bathroom home with a 3-car garage, exclusively from D. R. Horton.

Key facts

• Open-concept design
• Large center island
• Gourmet kitchen

Tags

• OPEN-CONCEPT DESIGN
• GOURMET KITCHEN
• STAINLESS STEEL APPLIANCES
• LARGE CENTER ISLAND
• WALK-IN PANTRY
• PRIVATE RETREAT

🏗️ New construction. The $400,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $385,495.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $401k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-236 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $351k (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $307k (23.4% below list).
• Recommended offer: $307k (23.4% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.7% in Daytona Beach — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: Champion Elementary School (math 39% / reading 44%, grade F, #1,437 of 2,144 statewide, top 68%, 584 students, 70% FRL); David C. Hinson Sr. Middle School (math 52% / reading 49%, grade C, #246 of 571 statewide, top 44%, 950 students, 52% FRL); Mainland High School (math 30% / reading 37%, grade F, #400 of 667 statewide, top 61%, 1,855 students, 64% FRL).
• Market conditions: Rents rising fast (+5.5%/yr); 462 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 40% 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 523 days — a 12% lower offer ($353k) is reasonable based on typical stale-listing flexibility.

Recommended offer $307,305 (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 523 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.80% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.63%
• DSCR: 0.88
• GRM: 10.5

CMA / ARV

• ARV (median comp): $385,495
• List price: $400,990
• Delta: 4.02%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1072 Morfontaine St	0.48mi	4/3.0	2,336 (0%)	2mo	$433,990	$186	76
1148 Morfontaine St	0.72mi	4/3.0	2,336 (0%)	0mo	$415,990	$178	66
264 Birkdale Dr	1.06mi	4/3.0	2,097 (-10%)	1mo	$400,000	$191	47
1217 Pampus Dr	1.05mi	4/2.5	2,574 (+10%)	2mo	$420,000	$163	44
1129 British Cir	1.06mi	4/2.5	2,574 (+10%)	2mo	$420,000	$163	44
132 Zaharias Cir	0.53mi	3/2.5 (-1)	1,985 (-15%)	0mo	$560,000	$282	43
1020 Champion Rdg Dr	0.73mi	5/3.0 (+1)	2,077 (-11%)	1mo	$390,990	$188	41
105 Opal Hill Cir	0.78mi	3/2.0 (-1)	2,113 (-10%)	0mo	$432,500	$205	40
112 Peachtree Cir	0.97mi	3/2.5 (-1)	2,648 (+13%)	0mo	$549,000	$207	35
100 Paradise Valley Ct	1.00mi	3/2.0 (-1)	2,668 (+14%)	0mo	$458,000	$172	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.99% appreciation · 5.46% rent growth · sell at horizon

5-year hold

• IRR: -12.2%
• Equity multiple: 0.51×
• Total profit: $-53,153
• Equity at exit: $75,061

10-year hold

• IRR: -1.8%
• Equity multiple: 0.84×
• Total profit: $-17,101
• Equity at exit: $64,331

Cash invested: $107,939 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 57 active · 36 under contract
• Months of supply: 34.2 mo (3%/mo absorbed)
• Median asking: $426,490 ($187/sqft)
• Median days on market: 147 d
• This list price: 26% of active listings are priced below it
• ARV vs active asking: -11.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32124

• Home prices YoY: -0.6%
• Rents YoY: 5.5%
• Active inventory: 462
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $3,073 high
• Mortgage (P&I): −$2,022
• Tax est. 1.5%: −$482 /mo · $5,782/yr
• Insurance: −$161
• HOA: −$0
• Vacancy / Maint / Mgmt: −$645
• Net cashflow: $-236

Break-even live

Break-even rent $3,372

Max offer price $351,293

Occupancy floor —

Sensitivity live

Price	-10% $30	-5% $-103	+0% $-236	+5% $-370	+10% $-503
Rent	-10% $-479	-5% $-358	+0% $-236	+5% $-115	+10% $6
Rate	-1.0pp $-42	-0.5pp $-138	base $-236	+0.5pp $-336	+1.0pp $-438

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: $96,374
• Closing costs: $11,565
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 Lost Ball Dr Daytona Beach, FL	4.0	2.0	1708	$2,500	$1.46	78d	1	0.08mi
137 Lost Ball Dr Daytona Beach, FL	4.0	2.5	2168	$2,950	$1.36	107d	1	0.14mi
101 Pitching Wedge Dr Daytona Beach, FL	4.0	2.0	1708	$2,400	$1.41	0d	1	0.31mi
284 Links Terrace Blvd Daytona Beach, FL	4.0	2.5	2200	$2,850	$1.30	119d	1	0.35mi
1041 Champion Ridge Dr Daytona Beach, FL	4.0	2.0	1828	$2,600	$1.42	4d	1	0.73mi
1037 Champion Ridge Dr Daytona Beach, FL	5.0	3.0	2601	$2,900	$1.11	4d	1	0.74mi
1025 Champion Ridge Dr Daytona Beach, FL	5.0	3.0	2601	$2,800	$1.08	4d	1	0.76mi
1013 Champion Ridge Dr Daytona Beach, FL	5.0	3.0	2511	$2,850	$1.14	4d	1	0.79mi
1009 Champion Ridge Dr Daytona Beach, FL	4.0	2.0	1828	$2,720	$1.49	78d	1	0.80mi
1250 Champions Dr Daytona Beach, FL	3.0	2.0	2004	$2,595	$1.29	88d	1	0.92mi
1213 Pampus Dr Daytona Beach, FL	4.0	2.5	2830	$3,200	$1.13	6d	1	1.05mi
1217 Pampus Dr Daytona Beach, FL	4.0	3.0	2574	$3,200	$1.24	6d	1	1.05mi
1129 British Cir Daytona Beach, FL	4.0	3.0	2574	$3,200	$1.24	6d	1	1.06mi
1212 Pampus Dr Daytona Beach, FL	4.0	2.0	1940	$2,600	$1.34	6d	1	1.08mi
312 Bayberry Lakes Blvd Daytona Beach, FL	4.0	2.0	1815	$2,300	$1.27	3d	1	1.14mi
1008 British Cir Daytona Beach, FL	4.0	2.0	1908	$2,600	$1.36	6d	1	1.16mi
1000 British Cir Daytona Beach, FL	4.0	3.0	2190	$2,600	$1.19	6d	1	1.18mi
100 Grande Belfly Way Daytona Beach, FL	4.0	2.0	1983	$2,750	$1.39	6d	1	1.29mi
604 Champion Ridge Dr Daytona Beach, FL	3.0	2.0	1761	$2,199	$1.25	78d	1	1.45mi

Listing history 50 events

1. 2026-09-24
   days on market $400,990 Active 523 DOM
2. 2026-09-22
   days on market $400,990 Active 521 DOM
3. 2026-09-21
   days on market $400,990 Active 520 DOM
4. 2026-09-20
   days on market $400,990 Active 519 DOM
5. 2026-09-19
   days on market $400,990 Active 518 DOM
6. 2026-09-18
   days on market $400,990 Active 517 DOM
7. 2026-09-17
   days on market $400,990 Active 516 DOM
8. 2026-09-16
   days on market $400,990 Active 515 DOM
9. 2026-09-15
   days on market $400,990 Active 514 DOM
10. 2026-09-14
    days on market $400,990 Active 513 DOM
11. 2026-09-14
    days on market $400,990 Active 512 DOM
12. 2026-09-12
    days on market $400,990 Active 511 DOM
13. 2026-09-11
    days on market $400,990 Active 510 DOM
14. 2026-09-05
    days on market $400,990 Active 504 DOM
15. 2026-09-04
    days on market $400,990 Active 503 DOM
16. 2026-09-03
    days on market $400,990 Active 502 DOM
17. 2026-08-31
    days on market $400,990 Active 499 DOM
18. 2026-08-29
    days on market $400,990 Active 497 DOM
19. 2026-08-28
    days on market $400,990 Active 496 DOM
20. 2026-08-27
    days on market $400,990 Active 495 DOM
21. 2026-08-26
    days on market $400,990 Active 494 DOM
22. 2026-08-25
    days on market $400,990 Active 493 DOM
23. 2026-08-24
    days on market $400,990 Active 492 DOM
24. 2026-08-23
    days on market $400,990 Active 491 DOM
25. 2026-08-21
    days on market $400,990 Active 489 DOM
26. 2026-08-20
    days on market $400,990 Active 488 DOM
27. 2026-08-19
    days on market $400,990 Active 487 DOM
28. 2026-08-18
    days on market $400,990 Active 486 DOM
29. 2026-08-17
    days on market $400,990 Active 485 DOM
30. 2026-08-16
    days on market $400,990 Active 484 DOM
31. 2026-08-15
    days on market $400,990 Active 483 DOM
32. 2026-08-15
    days on market $400,990 Active 482 DOM
33. 2026-08-13
    days on market $400,990 Active 481 DOM
34. 2026-08-12
    days on market $400,990 Active 480 DOM
35. 2026-08-11
    days on market $400,990 Active 479 DOM
36. 2026-08-10
    days on market $400,990 Active 478 DOM
37. 2026-08-09
    days on market $400,990 Active 477 DOM
38. 2026-08-08
    days on market $400,990 Active 476 DOM
39. 2026-08-07
    days on market $400,990 Active 475 DOM
40. 2026-08-06
    days on market $400,990 Active 474 DOM
41. 2026-08-05
    days on market $400,990 Active 473 DOM
42. 2026-08-04
    days on market $400,990 Active 472 DOM
43. 2026-08-03
    days on market $400,990 Active 471 DOM
44. 2026-07-31
    days on market $400,990 Active 468 DOM
45. 2026-07-30
    days on market $400,990 Active 466 DOM
46. 2026-07-28
    days on market $400,990 Active 465 DOM
47. 2026-07-26
    days on market $400,990 Active 463 DOM
48. 2026-07-25
    days on market $400,990 Active 462 DOM
49. 2026-07-24
    days on market $400,990 Active 461 DOM
50. 2026-07-23
    days on market $400,990 Active 460 DOM

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

Taxation est. · year 1

• Rental income: $36,877
• − Mortgage interest: −$21,594
• − Property taxes: −$5,782
• − Insurance: −$1,927
• − Repairs & maintenance: −$2,950
• − Management: −$2,950
• − Depreciation: −$11,214
• Taxable loss: −$9,542
• Est. tax savings @ 24.0%: +$2,290
• After-tax cash flow: $-546/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 · 12 photos

Excellent 95/100 None rehab

This Denham model in Daytona Beach is in excellent condition with modern finishes and a spacious layout, ideal for both everyday living and entertaining.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and creates a more inviting atmosphere ↑
• Both Add smart home features — Improves convenience and adds modern amenities ↑

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Champion Elementary School F FL #1,437/2,144 Nat'l #18,859/41,679 Middle David C. Hinson Sr. Middle School C FL #246/571 Nat'l #3,367/14,009 High Mainland High School F FL #400/667 Nat'l #10,191/17,239

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

A Composite livability gradescore 83/100

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 · 572,749 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

---

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

-8.9% since first listed

7 events — show timeline

• 2026-05-12 Price Changed $398,990 Zillow
• 2026-03-18 Price Changed $396,990 Zillow
• 2026-01-06 Price Changed $416,990 Zillow
• 2025-09-27 Price Changed $414,990 Zillow
• 2025-07-03 Price Changed $436,990 Zillow
• 2025-06-18 Price Changed $439,990 Zillow
• 2025-04-19 Listed $437,990 Zillow