204 Azure Mist Way · Daytona Beach, FL 32124

$450,000

4 bd · 3.5 ba · 2,249 sqft · SingleFamily public records · 13 Days on market

Built 2019 6,425 sqft lot $120/mo HOA · 3% of rent

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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 +9.6/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Appreciation +4.0/10.0
• Rent growth +3.9/5.0
• Schools +3.9/10.0
• DSCR +2.7/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

MOVE IN READY. There's plenty of room in the Del Mar, one of the newest floorplans from ICI Homes. This two story home has everything you need for comfort and relaxation including an owner's suite on the first floor, a large gathering room and a nicely appointed dining room. The remaining bedrooms and a bathroom are located upstairs with options that include a game room, snack bar or additional bedroom. This home is nestled against a Nature Preserve.

Key facts

• Walk-in closet
• Primary suite
• Walk-in shower

Tags

• PRIMARY SUITE
• WALK-IN CLOSET
• SPA-INSPIRED BATHROOM
• WALK-IN SHOWER
• OPEN-CONCEPT LIVING
• MODERN KITCHEN

Property features AI

Finance

• Other: Paved road access; Lot dimensions approximately 50 x 125 (0.15 acres)
• HOA & community: Homeowners association with monthly fee of $120; Community clubhouse and pool; HOA covers grounds maintenance

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Electricity connected; Cable available
• Home design: Single family residence; Two stories; Residential property
• Construction: Block, concrete and stucco construction; Slab foundation; Shingle roof; Built/updated (updated/remodeled condition)
• Exterior features: Covered rear porch; Above-ground spa

Interior

• Kitchen: Microwave; Electric range; Electric oven; Dishwasher
• Bedrooms: Total rooms: 9
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air conditioning; Ceiling fans
• Interior features: Breakfast bar; Ceiling fans; Pantry; Walk-in closets; Updated/remodeled condition
• Laundry & utility: In-unit laundry located on upper level

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $-306 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $396k (12.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $344k (23.6% below list).
• Recommended offer: $344k (23.6% 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: 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); 335 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 45% 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 $9k 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.
• 3 sale attempts since 7y 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.
• Current owner paid $340k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $343,717 (23.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.76% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.92%
• DSCR: 0.87
• GRM: 10.9

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: -12.7%
• Equity multiple: 0.49×
• Total profit: $-64,417
• Equity at exit: $87,621

10-year hold

• IRR: -2.4%
• Equity multiple: 0.79×
• Total profit: $-26,386
• Equity at exit: $75,095

Cash invested: $126,000 (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 32124

• Home prices YoY: -0.6%
• Rents YoY: 5.5%
• Active inventory: 335
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $3,437 high
• Mortgage (P&I): −$2,360
• Tax from tax record: −$354 /mo · $4,251/yr
• Insurance: −$188
• HOA: −$120
• Vacancy / Maint / Mgmt: −$722
• Net cashflow: $-306

Break-even live

Break-even rent $3,825

Max offer price $395,901

Occupancy floor —

Sensitivity live

Price	-10% $-52	-5% $-179	+0% $-306	+5% $-434	+10% $-561
Rent	-10% $-578	-5% $-442	+0% $-306	+5% $-170	+10% $-35
Rate	-1.0pp $-80	-0.5pp $-192	base $-306	+0.5pp $-423	+1.0pp $-541

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1250 Champions Dr Daytona Beach, FL	3.0	2.0	2004	$2,650	$1.32	25d	1	0.97mi
903 Coral Reef Way Daytona Beach, FL	3.0	2.0	1848	$3,250	$1.76	25d	1	1.33mi
853 Bama Breeze Dr Daytona Beach, FL	3.0	3.0	2576	$3,600	$1.40	25d	1	1.35mi
102 Carnival Dr Daytona Beach, FL	3.0	2.0	1998	$2,650	$1.33	25d	1	1.37mi
1131 Fins Up Ct Daytona Beach, FL	3.0	2.0	1848	$3,000	$1.62	25d	1	1.43mi

HOA detail

• Monthly dues: $120 · $1,440/yr

Listing history 9 events

1. 2026-06-22
   days on market $450,000 Active 13 DOM
2. 2026-06-18
   days on market $450,000 Active 10 DOM
3. 2026-06-17
   days on market $450,000 Active 9 DOM
4. 2026-06-16
   days on market $450,000 Active 8 DOM
5. 2026-06-15
   days on market $450,000 Active 7 DOM
6. 2026-06-14
   days on market $450,000 Active 5 DOM
7. 2026-06-10
   days on market $450,000 Active 2 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   listed $450,000 Active 1 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: $4,251 · $354/mo
• Projected year-2 tax: $4,251 · $354/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $41,246
• − Mortgage interest: −$25,207
• − Property taxes: −$4,251
• − Insurance: −$2,250
• − Repairs & maintenance: −$3,300
• − Management: −$3,300
• − HOA: −$1,440
• − Depreciation: −$13,091
• Taxable loss: −$11,592
• Est. tax savings @ 24.0%: +$2,782
• After-tax cash flow: $-893/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): 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

+29.0% since first listed

10 events — show timeline

• 2026-06-08 Listed $450,000 Daytona MLS
• 2026-04-06 Listing Removed — Daytona MLS
• 2026-02-27 Price Changed $479,000 Daytona MLS
• 2025-12-04 Price Changed $485,000 Daytona MLS
• 2025-11-03 Price Changed $489,000 Daytona MLS
• 2025-10-10 Listed $499,000 Daytona MLS
• 2020-06-29 Sold (MLS) $340,500 Daytona MLS
• 2020-06-18 Pending — Daytona MLS
• 2019-04-29 Price Changed $343,745 Daytona MLS
• 2019-03-04 Listed $348,745 Daytona MLS

Property tax history

+149.1%/yr

Latest (2025): $4,251 · +2.7% YoY. Source: county tax records.