17 Circle Dr · Daytona Beach, FL 32117

$175,000

3 bd · 2.0 ba · 1,617 sqft · SingleFamily public records · 13 Days on market

Built 1961 6,887 sqft lot

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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 +26.1/30.0
• DSCR +8.8/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity knocks at 17 Circle Dr. in Daytona Beach! This 3 bedroom, 2 bath block home offers over 1,600 square feet of living space and is full of potential for first time home buyers/investors. Conveniently located near shopping, restaurants, hospitals, and area colleges, this property provides access to everything Daytona Beach has to offer. Also, just minutes to the world's most famous Beach. The central location makes it an excellent candidate for a primary residence or rental property. Square footage received from tax rolls. All information recorded in the MLS intended to be accurate but cannot be guaranteed.

Key facts

• Minutes to beach
• Central location
• Access to shopping

Tags

• CENTRAL LOCATION
• ACCESS TO SHOPPING
• ACCESS TO RESTAURANTS
• ACCESS TO HOSPITALS
• ACCESS TO AREA COLLEGES
• MINUTES TO BEACH

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Private sewer; Electricity available; Water connected
• Home design: Single family residence; One story; Residential property in fixer condition; Pets allowed
• Construction: Block construction; Block foundation; Built on one level
• Exterior features: Porch; Chain link and vinyl fencing; Shingle roof; Asphalt road access; City street frontage; Publicly maintained road

Interior

• Kitchen: Refrigerator; Electric range
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Ceiling fans
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).

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 (+1.0%/yr); 332 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• At $2,207/mo this rent would consume 47% of the median local household income ($56k/yr) (locally 1781% 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 $5k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,000

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.26% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.74%
• DSCR: 1.48
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.01% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-4,679
• Equity at exit: $26,093

10-year hold

• IRR: 4.7%
• Equity multiple: 1.31×
• Total profit: $15,167
• Equity at exit: $15,131

Cash invested: $49,000 (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 32117

• Home prices YoY: -8.2%
• Rents YoY: 1.0%
• Active inventory: 332
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,207 high
• Mortgage (P&I): −$918
• Tax from tax record: −$314 /mo · $3,772/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $438

Break-even live

Break-even rent $1,652

Max offer price $175,000

Occupancy floor 75%

Sensitivity live

Price	-10% $537	-5% $488	+0% $438	+5% $389	+10% $339
Rent	-10% $264	-5% $351	+0% $438	+5% $526	+10% $613
Rate	-1.0pp $526	-0.5pp $483	base $438	+0.5pp $393	+1.0pp $347

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1512 Richmond Ave Unit 1546284P Daytona Beach, FL	3.0	2.0	1173	$3,226	$2.75	15d	1	0.32mi
108 San Mardeen Ct Daytona Beach, FL	3.0	2.0	1500	$2,650	$1.77	24d	1	0.43mi
101 Claysburg LN Holly Hill, FL	1.0–3.0	1.0–2.0	1163	$2,800	$2.41	15d	25	0.46mi
100 Windflower LN Daytona Beach, FL	1.0–3.0	1.0–2.0	1021	$2,516	$2.46	12d	63	0.46mi
1235 Alcazar St Daytona Beach, FL	3.0	2.0	1498	$2,100	$1.40	24d	1	0.50mi
1435 Atlanta Dr Daytona Beach, FL	3.0	1.0	1200	$1,800	$1.50	24d	1	0.55mi
1559 Hammock Dr Unit B Holly Hill, FL	2.0	1.5	1100	$1,375	$1.25	15d	1	0.60mi
1600 Lpga Blvd Daytona Beach, FL	1.0–3.0	1.0–2.0	1045	$2,622	$2.51	12d	21	0.62mi
1420 Alabama Ave Daytona Beach, FL	4.0	2.0	1367	$1,824	$1.33	20d	1	0.66mi
1224 10th St Daytona Beach, FL	3.0	1.0	1284	$1,550	$1.21	15d	1	0.68mi
1575 Megan Bay Cir Daytona Beach, FL	3.0	2.0	1232	$1,800	$1.46	24d	1	0.73mi
1767 Valencia Ave Ormond Beach, FL	4.0	2.0	1216	$2,100	$1.73	24d	1	0.85mi
1262 Essex Rd Daytona Beach, FL	3.0	2.0	1500	$1,900	$1.27	24d	1	0.96mi
1851 Lpga Blvd Daytona Beach, FL	1.0–3.0	1.0–3.0	966	$2,516	$2.60	12d	49	0.97mi
1500 Alexis AVE Daytona Beach, FL	1.0–3.0	1.0–2.0	1003	$2,205	$2.20	12d	32	1.02mi
149 Reena Dr Daytona Beach, FL	3.0	2.5	1656	$2,100	$1.27	24d	1	1.06mi
100 Integra Shores Dr Daytona Beach, FL	2.0–3.0	2.0	1126	$1,725	$1.53	12d	6	1.10mi
110 Reena Dr Daytona Beach, FL	3.0	2.5	1673	$2,100	$1.26	22d	1	1.15mi
638 LPGA Blvd Unit B Daytona Beach, FL	3.0	2.0	1111	$2,490	$2.24	24d	1	1.18mi
1014 Indian Oaks E Daytona Beach, FL	3.0	2.0	1500	$2,650	$1.77	24d	1	1.21mi
1953 Nelson Ave Ormond Beach, FL	4.0	1.5	1600	$2,000	$1.25	24d	1	1.30mi
1610 N Clyde Morris Blvd Daytona Beach, FL	1.0–3.0	1.0–2.0	1020	$2,583	$2.53	20d	45	1.32mi
1012 Cadillac Dr Daytona Beach, FL	3.0	2.0	1353	$1,650	$1.22	24d	1	1.36mi
875 Derbyshire Rd Daytona Beach, FL	3.0	1.0–2.0	835	$1,299	$1.56	12d	11	1.36mi
1381 N Clyde Morris Blvd Daytona Beach, FL	1.0–3.0	1.0–2.0	919	$1,964	$2.14	12d	10	1.41mi
559 Cameo Dr Ormond Beach, FL	3.0	2.5	1668	$2,310	$1.38	24d	1	1.43mi
100 Alva Cir Daytona Beach, FL	1.0–3.0	1.0–2.0	1140	$2,245	$1.97	12d	12	1.45mi
1013 Lewis Dr Daytona Beach, FL	3.0	1.5	1475	$1,850	$1.25	24d	1	1.46mi
188 Birch Tree Pl Daytona Beach, FL	4.0	2.0	1846	$2,700	$1.46	24d	1	1.49mi

Listing history 10 events

1. 2026-06-18
   days on market $175,000 Active 13 DOM
2. 2026-06-17
   days on market $175,000 Active 12 DOM
3. 2026-06-16
   days on market $175,000 Active 11 DOM
4. 2026-06-15
   days on market $175,000 Active 10 DOM
5. 2026-06-14
   days on market $175,000 Active 8 DOM
6. 2026-06-10
   days on market $175,000 Active 5 DOM
7. 2026-06-09
   days on market $175,000 Active 4 DOM
8. 2026-06-08
   days on market $175,000 Active 3 DOM
9. 2026-06-07
   remarks 623-char remark
10. 2026-06-07
    listed $175,000 Active 2 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: $3,772 · $314/mo
• Projected year-2 tax: $3,772 · $314/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 6/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 21 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: $26,481
• − Mortgage interest: −$9,803
• − Property taxes: −$3,772
• − Insurance: −$875
• − Repairs & maintenance: −$2,118
• − Management: −$2,118
• − Depreciation: −$5,091
• Taxable income: $2,703
• Est. tax owed @ 24.0%: −$649
• After-tax cash flow: $4,611/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

• County: Volusia County · 556,871 people
• City population: 67,539
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• Population (ZIP): 30,955
• Household income: $56,419
• Rent vs Own: 52.3% rent · 47.7% own
• Severe rent burden: 1781.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 53% Black 27% Hispanic / Latino 10% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 8% · Canada, Vietnam, Jamaica
• Languages at home: 86% English-only · Spanish 8% Vietnamese 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: ▼ -96.62%
• Current HPI: 1084.54
• Rent YoY: ▲ 1.01%
• 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 event — show timeline

• 2026-06-05 Listed $175,000 Daytona MLS

Property tax history

+14.3%/yr

Latest (2025): $3,772 · +5.4% YoY. Source: county tax records.