830 Berkshire Rd · Daytona Beach, FL 32117

$125,000

4 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 96 Days on market

Built 1957 8,320 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Approved Plans & Structural Work Completed This property presents a rare opportunity to complete a thoughtfully planned residential rebuild. The project includes approved construction plans, engineering documentation, and a partially completed materials package, allowing a new owner to move forward quickly toward completion. The new construction plans were fully approved and permitted in 2025, and will transfer with the sale, providing a turnkey starting point for redevelopment. A structural engineering report, on file with the city and available to prospective buyers, confirms that the majority of the existing structure remains sound. Approximately 95% of the foundation and all exterior masonry walls are structurally solid. The report notes only minor reinforcement needed in a small section of the front-right foundation, where additional concrete and rebar infill is recommended. Additional value is provided through the roof truss package, with 50% of the truss system already paid for by the seller. This prepaid component will transfer to the new owner, significantly reducing future construction costs. The property is high and dry and located outside of a flood zone, adding further appeal and peace of mind. Highlights Approved new construction plans and permit (2025) Structural engineering report available and on file with the city Approximately 95% of existing foundation verified as sound All exterior masonry walls structurally sound Minor foundation reinforcement required in one localized area 50% of roof truss package prepaid and transferable to buyer High and Dry – Not located in a flood zone A strong opportunity for builders, investors, or buyers looking to complete a nearly shovel-ready project with much of the preliminary work already completed. 3 Existing Code Enforcement issues shall transfer with the purchase. Please call for details.

Key facts

• High and dry
• Approved plans
• 8,320 sq ft lot

Tags

• APPROVED PLANS
• STRUCTURAL WORK COMPLETED
• HIGH AND DRY
• NOT LOCATED IN A FLOOD ZONE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $614 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.

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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 41% of the median local income ($56k/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 $864 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 1.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.56% ✓
• Cap rate: 12.19%
• Cash-on-cash: 21.06%
• DSCR: 1.94
• GRM: 5.3

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: 11.2%
• Equity multiple: 1.43×
• Total profit: $15,098
• Equity at exit: $18,638

10-year hold

• IRR: 18.5%
• Equity multiple: 2.39×
• Total profit: $48,691
• Equity at exit: $10,808

Cash invested: $35,000 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,951 high
• Mortgage (P&I): −$656
• Tax from tax record: −$219 /mo · $2,632/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $614

Break-even live

Break-even rent $1,173

Max offer price $125,000

Occupancy floor 64%

Sensitivity live

Price	-10% $685	-5% $650	+0% $614	+5% $579	+10% $543
Rent	-10% $460	-5% $537	+0% $614	+5% $691	+10% $768
Rate	-1.0pp $677	-0.5pp $646	base $614	+0.5pp $582	+1.0pp $549

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
802 Lewis Dr Daytona Beach, FL	3.0	1.0	1223	$1,700	$1.39	24d	1	0.10mi
922 Lewis Dr Daytona Beach, FL	3.0	1.0	1034	$1,750	$1.69	24d	1	0.21mi
736 White St Daytona Beach, FL	3.0	2.0	1092	$1,799	$1.65	24d	1	0.32mi
1013 Lewis Dr Daytona Beach, FL	3.0	1.5	1475	$1,850	$1.25	24d	1	0.36mi
1012 Cadillac Dr Daytona Beach, FL	3.0	2.0	1353	$1,650	$1.22	24d	1	0.47mi
875 Derbyshire Rd Daytona Beach, FL	3.0	1.0–2.0	835	$1,299	$1.56	12d	11	0.54mi
519 Colfax Dr Daytona Beach, FL	3.0	1.5	1288	$1,700	$1.32	24d	1	0.67mi
1262 Essex Rd Daytona Beach, FL	3.0	2.0	1500	$1,900	$1.27	24d	1	0.86mi
550 Ruth St Daytona Beach, FL	3.0	2.0	1114	$1,995	$1.79	12d	1	1.09mi
1224 10th St Daytona Beach, FL	3.0	1.0	1284	$1,550	$1.21	15d	1	1.19mi
520 Zinfandel Dr Unit 1 Daytona Beach, FL	3.0	2.5	1463	$2,500	$1.71	24d	1	1.23mi
218 Center St Daytona Beach, FL	3.0	2.0	1234	$2,190	$1.77	22d	1	1.25mi
101 Claysburg LN Holly Hill, FL	1.0–3.0	1.0–2.0	1163	$2,800	$2.41	15d	25	1.34mi
100 Windflower LN Daytona Beach, FL	1.0–3.0	1.0–2.0	1021	$2,516	$2.46	12d	63	1.34mi
422 N Lincoln St Daytona Beach, FL	3.0	2.0	1354	$2,150	$1.59	24d	1	1.41mi
331 Clifton Ave Daytona Beach, FL	3.0	2.0	1355	$2,050	$1.51	24d	1	1.44mi
1820 Legends Ln Daytona Beach, FL	1.0–3.0	1.0–2.0	1076	$2,510	$2.33	12d	73	1.46mi

Listing history 16 events

1. 2026-06-18
   days on market $125,000 Active 96 DOM
2. 2026-06-17
   days on market $125,000 Active 95 DOM
3. 2026-06-16
   days on market $125,000 Active 94 DOM
4. 2026-06-15
   days on market $125,000 Active 93 DOM
5. 2026-06-14
   days on market $125,000 Active 91 DOM
6. 2026-06-10
   days on market $125,000 Active 88 DOM
7. 2026-06-09
   days on market $125,000 Active 87 DOM
8. 2026-06-08
   days on market $125,000 Active 86 DOM
9. 2026-06-07
   days on market $125,000 Active 85 DOM
10. 2026-06-05
    days on market $125,000 Active 82 DOM
11. 2026-06-03
    days on market $125,000 Active 81 DOM
12. 2026-06-03
    days on market $125,000 Active 80 DOM
13. 2026-06-01
    days on market $125,000 Active 79 DOM
14. 2026-05-31
    days on market $125,000 Active 78 DOM
15. 2026-05-31
    days on market $125,000 Active 77 DOM
16. 2026-03-14
    listed $125,000 Active 1915-char remark

    Show marketing remark (1915 chars)

    Approved Plans & Structural Work Completed This property presents a rare opportunity to complete a thoughtfully planned residential rebuild. The project includes approved construction plans, engineering documentation, and a partially completed materials package, allowing a new owner to move forward quickly toward completion. The new construction plans were fully approved and permitted in 2025, and will transfer with the sale, providing a turnkey starting point for redevelopment. A structural engineering report, on file with the city and available to prospective buyers, confirms that the majority of the existing structure remains sound. Approximately 95% of the foundation and all exterior masonry walls are structurally solid. The report notes only minor reinforcement needed in a small section of the front-right foundation, where additional concrete and rebar infill is recommended. Additional value is provided through the roof truss package, with 50% of the truss system already paid for by the seller. This prepaid component will transfer to the new owner, significantly reducing future construction costs. The property is high and dry and located outside of a flood zone, adding further appeal and peace of mind. Highlights Approved new construction plans and permit (2025) Structural engineering report available and on file with the city Approximately 95% of existing foundation verified as sound All exterior masonry walls structurally sound Minor foundation reinforcement required in one localized area 50% of roof truss package prepaid and transferable to buyer High and Dry – Not located in a flood zone A strong opportunity for builders, investors, or buyers looking to complete a nearly shovel-ready project with much of the preliminary work already completed. 3 Existing Code Enforcement issues shall transfer with the purchase. Please call for details.

ⓘ 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: $2,632 · $219/mo
• Projected year-2 tax: $2,632 · $219/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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $23,409
• − Mortgage interest: −$7,002
• − Property taxes: −$2,632
• − Insurance: −$625
• − Repairs & maintenance: −$1,873
• − Management: −$1,873
• − Depreciation: −$3,636
• Taxable income: $5,768
• Est. tax owed @ 24.0%: −$1,384
• After-tax cash flow: $5,985/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): 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

• 2026-03-14 Listed $125,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+13.3%/yr

Latest (2025): $2,632 · +7.3% YoY. Source: county tax records.