2201 S Peninsula Dr · Daytona Beach, FL 32118

$399,000

3 bd · 2.5 ba · 1,941 sqft · SingleFamily public records · 503 Days on market

Built 1958 0.39 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.1/30.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +0.5/10.0
• 1% rule +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Make a few upgrades to this home to make it shine. Ask about the "rehab loan" This spacious home set high on a hill. Walking distance to the beach. If you have large furniture you will love this home. Expansive living room. Step up to the formal dining area and kitchen. On the opposite of the house has 3 way split bedroom plan. Jack and Jill style, primary bedroom and 4 bedroom located by the family room. Step out back to an office, separate work room perfect for crafts or a workshop. Then a private indoor in ground jacuzzi room. (not currently operational) Plenty of room to add a bar for parties.

Key facts

• Separate work room
• Formal dining area
• 0.39 acre lot

Tags

• WALKING DISTANCE TO THE BEACH
• FORMAL DINING AREA
• SEPARATE WORK ROOM
• NUMEROUS OUTSIDE STORAGE ROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $-740 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (32.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (46.1% below list).
• Recommended offer: $215k (46.1% 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: 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: R. J. Longstreet Elementary School (math 57% / reading 57%, grade C+, #781 of 2,144 statewide, top 38%, 359 students, 60% FRL); Campbell Middle School (math 28% / reading 30%, grade F, #479 of 571 statewide, top 84%, 855 students, 80% FRL); Mainland High School (math 30% / reading 37%, grade F, #400 of 667 statewide, top 61%, 1,855 students, 64% FRL) — zoned schools average 68% FRL vs 51% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 923 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 42% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 503 days — a 12% lower offer ($351k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $46k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $160k; list at $399k implies a 149% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $214,888 (46.1% 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 503 days. Have you received any prior offers? Is the seller open to a 46% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.54% ✗
• Cap rate: 4.07%
• Cash-on-cash: -7.95%
• DSCR: 0.65
• GRM: 15.5

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: -33.1%
• Equity multiple: -0.06×
• Total profit: $-118,239
• Equity at exit: $59,492

10-year hold

• IRR: -58.4%
• Equity multiple: -0.69×
• Total profit: $-188,642
• Equity at exit: $34,498

Cash invested: $111,720 (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: 923
• Price-to-rent: 15.5×

Monthly cashflow live

• Estimated rent: $2,149 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$179 /mo · $2,146/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-740

Break-even live

Break-even rent $3,085

Max offer price $268,300

Occupancy floor —

Sensitivity live

Price	-10% $-514	-5% $-627	+0% $-740	+5% $-853	+10% $-966
Rent	-10% $-910	-5% $-825	+0% $-740	+5% $-655	+10% $-570
Rate	-1.0pp $-539	-0.5pp $-638	base $-740	+0.5pp $-843	+1.0pp $-948

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 Moore Ave Daytona Beach, FL	2.0	2.0	1616	$1,900	$1.18	25d	1	0.04mi
2055 S Atlantic Ave Unit 1545833P Daytona Beach, FL	3.0	3.0	1991	$2,819	$1.42	16d	1	0.27mi
4 Pleasant View Cir Daytona Beach, FL	2.0	2.0	1560	$2,200	$1.41	25d	1	0.71mi
2545 S Atlantic Ave Daytona Beach Shores, FL	2.0–3.0	2.0–3.0	1700	$6,000	$3.53	25d	3	0.93mi
602 Temko Ter Daytona Beach, FL	3.0	2.0	1642	$3,500	$2.13	25d	1	0.96mi
2555 S Atlantic Ave Daytona Beach Shores, FL	2.0–3.0	2.0–3.0	1693	$5,500	$3.25	25d	2	1.01mi
268 Florida Shores Blvd #268 Daytona Beach Shores, FL	2.0	2.5	1428	$2,250	$1.58	25d	1	1.02mi
136 Florida Shores Blvd Daytona Beach, FL	3.0	2.5	1711	$2,500	$1.46	13d	1	1.05mi
512 Phoenix Ave Unit 3 Daytona Beach, FL	2.0	1.0	1400	$1,450	$1.04	16d	1	1.27mi

Listing history 28 events

1. 2026-06-22
   days on market $399,000 Active 503 DOM
2. 2026-06-18
   days on market $399,000 Active 500 DOM
3. 2026-06-17
   days on market $399,000 Active 499 DOM
4. 2026-06-16
   days on market $399,000 Active 498 DOM
5. 2026-06-15
   days on market $399,000 Active 497 DOM
6. 2026-06-14
   days on market $399,000 Active 495 DOM
7. 2026-06-10
   days on market $399,000 Active 492 DOM
8. 2026-06-09
   days on market $399,000 Active 491 DOM
9. 2026-06-08
   days on market $399,000 Active 490 DOM
10. 2026-06-07
    days on market $399,000 Active 489 DOM
11. 2026-06-05
    days on market $399,000 Active 486 DOM
12. 2026-06-03
    days on market $399,000 Active 485 DOM
13. 2026-06-03
    days on market $399,000 Active 484 DOM
14. 2026-06-01
    days on market $399,000 Active 483 DOM
15. 2026-05-31
    days on market $399,000 Active 482 DOM
16. 2026-05-31
    days on market $399,000 Active 481 DOM
17. 2026-01-13
    price $399,000 615-char remark

    Show marketing remark (694 chars)

    Handyman Special. This home qualifies for the FHA203K rehab loan. Buyer can finance repairs and make this a dream home. This spacious home set high on a hill. Walking distance to the beach. If you have large furniture you will love this home. Expansive living room. Step up to the formal dining area and kitchen. On the opposite of the house has 3 way split bedroom plan. Jack and Jill style, primary bedroom and 4 bedroom located by the family room. Step out back to an office, separate work room perfect for crafts or a workshop. Then a private indoor in ground jacuzzi room. (not currently operational) Plenty of room to add a bar for parties. 2 car garage. Some photos are virtually staged

18. 2026-01-13
    price $399,000 694-char remark

    Show marketing remark (694 chars)

    Handyman Special. This home qualifies for the FHA203K rehab loan. Buyer can finance repairs and make this a dream home. This spacious home set high on a hill. Walking distance to the beach. If you have large furniture you will love this home. Expansive living room. Step up to the formal dining area and kitchen. On the opposite of the house has 3 way split bedroom plan. Jack and Jill style, primary bedroom and 4 bedroom located by the family room. Step out back to an office, separate work room perfect for crafts or a workshop. Then a private indoor in ground jacuzzi room. (not currently operational) Plenty of room to add a bar for parties. 2 car garage. Some photos are virtually staged

19. 2025-07-07
    price $425,000 615-char remark

    Show marketing remark (694 chars)

    Handyman Special. This home qualifies for the FHA203K rehab loan. Buyer can finance repairs and make this a dream home. This spacious home set high on a hill. Walking distance to the beach. If you have large furniture you will love this home. Expansive living room. Step up to the formal dining area and kitchen. On the opposite of the house has 3 way split bedroom plan. Jack and Jill style, primary bedroom and 4 bedroom located by the family room. Step out back to an office, separate work room perfect for crafts or a workshop. Then a private indoor in ground jacuzzi room. (not currently operational) Plenty of room to add a bar for parties. 2 car garage. Some photos are virtually staged

20. 2025-07-07
    price $425,000 694-char remark

    Show marketing remark (694 chars)

    Handyman Special. This home qualifies for the FHA203K rehab loan. Buyer can finance repairs and make this a dream home. This spacious home set high on a hill. Walking distance to the beach. If you have large furniture you will love this home. Expansive living room. Step up to the formal dining area and kitchen. On the opposite of the house has 3 way split bedroom plan. Jack and Jill style, primary bedroom and 4 bedroom located by the family room. Step out back to an office, separate work room perfect for crafts or a workshop. Then a private indoor in ground jacuzzi room. (not currently operational) Plenty of room to add a bar for parties. 2 car garage. Some photos are virtually staged

21. 2025-05-14
    price $435,000 615-char remark

    Show marketing remark (694 chars)

    Handyman Special. This home qualifies for the FHA203K rehab loan. Buyer can finance repairs and make this a dream home. This spacious home set high on a hill. Walking distance to the beach. If you have large furniture you will love this home. Expansive living room. Step up to the formal dining area and kitchen. On the opposite of the house has 3 way split bedroom plan. Jack and Jill style, primary bedroom and 4 bedroom located by the family room. Step out back to an office, separate work room perfect for crafts or a workshop. Then a private indoor in ground jacuzzi room. (not currently operational) Plenty of room to add a bar for parties. 2 car garage. Some photos are virtually staged

22. 2025-05-14
    price $435,000 694-char remark

    Show marketing remark (694 chars)

    Handyman Special. This home qualifies for the FHA203K rehab loan. Buyer can finance repairs and make this a dream home. This spacious home set high on a hill. Walking distance to the beach. If you have large furniture you will love this home. Expansive living room. Step up to the formal dining area and kitchen. On the opposite of the house has 3 way split bedroom plan. Jack and Jill style, primary bedroom and 4 bedroom located by the family room. Step out back to an office, separate work room perfect for crafts or a workshop. Then a private indoor in ground jacuzzi room. (not currently operational) Plenty of room to add a bar for parties. 2 car garage. Some photos are virtually staged

23. 2025-02-03
    listed $445,000 Active 615-char remark

    Show marketing remark (694 chars)

    Handyman Special. This home qualifies for the FHA203K rehab loan. Buyer can finance repairs and make this a dream home. This spacious home set high on a hill. Walking distance to the beach. If you have large furniture you will love this home. Expansive living room. Step up to the formal dining area and kitchen. On the opposite of the house has 3 way split bedroom plan. Jack and Jill style, primary bedroom and 4 bedroom located by the family room. Step out back to an office, separate work room perfect for crafts or a workshop. Then a private indoor in ground jacuzzi room. (not currently operational) Plenty of room to add a bar for parties. 2 car garage. Some photos are virtually staged

24. 2025-02-03
    listed $445,000 Active 694-char remark

    Show marketing remark (694 chars)

    Handyman Special. This home qualifies for the FHA203K rehab loan. Buyer can finance repairs and make this a dream home. This spacious home set high on a hill. Walking distance to the beach. If you have large furniture you will love this home. Expansive living room. Step up to the formal dining area and kitchen. On the opposite of the house has 3 way split bedroom plan. Jack and Jill style, primary bedroom and 4 bedroom located by the family room. Step out back to an office, separate work room perfect for crafts or a workshop. Then a private indoor in ground jacuzzi room. (not currently operational) Plenty of room to add a bar for parties. 2 car garage. Some photos are virtually staged

25. 2012-04-05
    soldstatus $160,000
26. 2012-04-03
    soldstatus $160,000
27. 2010-10-06
    listed $189,900
28. 1975-05-01
    soldstatus $47,500

ⓘ 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: $2,146 · $179/mo
• Projected year-2 tax: $3,312 · $276/mo
• Expected delta: +$1,166/yr (+$97/mo · 54.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥103°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,787
• − Mortgage interest: −$22,350
• − Property taxes: −$2,146
• − Insurance: −$1,995
• − Repairs & maintenance: −$2,063
• − Management: −$2,063
• − Depreciation: −$11,607
• Taxable loss: −$16,438
• Est. tax savings @ 24.0%: +$3,945
• After-tax cash flow: $-4,933/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): 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

+740.0% since first listed

12 events — show timeline

• 2026-01-13 Price Changed $399,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-13 Price Changed $399,000 Daytona MLS
• 2025-07-07 Price Changed $425,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-07 Price Changed $425,000 Daytona MLS
• 2025-05-14 Price Changed $435,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-14 Price Changed $435,000 Daytona MLS
• 2025-02-03 Listed $445,000 Daytona MLS
• 2025-02-03 Listed $445,000 Stellar MLS as Distributed by MLS Grid
• 2012-04-05 Sold (Public Records) $160,000 Public Records
• 2012-04-03 Sold (MLS) $160,000 Daytona MLS
• 2010-10-06 Listed $189,900 Daytona MLS
• 1975-05-01 Sold (Public Records) $47,500 Public Records

Property tax history

-2.2%/yr

Latest (2025): $2,146 · -0.4% YoY. Source: county tax records.