Lakeside Plan · Daytona Beach, FL 32124

$377,990

5 bd · 3.0 ba · 2,077 sqft · SingleFamily · 175 Days on market

Good condition ↓ 3% since listing

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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 +10.6/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• Appreciation +4.0/10.0
• Condition / age +4.0/5.0
• Rent growth +3.9/5.0
• 1% rule +3.1/10.0
• DSCR +3.1/10.0

Listing remarks MLS

Welcome to the Lakeside, one of our one-story floor plans featured in Ironwood in Daytona Beach, Florida. This all-concrete block constructed, one-story multi-gen layout offers two homes under one roof. Inside this beautiful 5-bedroom, 3-bathroom home, you'll find 2,077 square feet of comfortable living. The living area is an open concept, where your kitchen, living, and dining areas blend seamlessly into a space perfect for everyday living and entertaining. The kitchen features modern cabinets, quartz countertops, and sleek stainless-steel appliances. You'll never be too far from the action with the living and dining area right there. Find RevWood Select Flooring throughout a majority of the home including the family room, primary bedroom, kitchen, bathrooms, laundry and foyer. The primary bedroom has its own attached bathroom that features a walk-in closet and all the space you need to get ready in the morning. Privacy is guaranteed with a separate door for the toilet and shower. Contact us today and find your home at Ironwood.

Key facts

• Conservation views
• Resort style pool
• Walking paths

Tags

• CONCRETE BLOCK CONSTRUCTION
• SMART HOME TECHNOLOGY
• RESORT STYLE POOL
• WALKING PATHS
• CONSERVATION VIEWS
• BEAUTIFUL LANDSCAPING

🏗️ New construction. The $377,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $420,000.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $378k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-205 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $342k (9.6% below list).
• Recommended offer: $333k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.7% 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); 397 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 32d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 44% 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 175 days — a 12% lower offer ($333k) is reasonable based on typical stale-listing flexibility.

Recommended offer $332,631 (12.0% 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 175 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.81% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.09%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

• ARV (median comp): $420,000
• List price: $377,990
• Delta: -10.00%
• Verdict: FAIR
• Comps: 3 within 2.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1072 Morfontaine St	0.20mi	4/3.0 (-1)	2,336 (+12%)	0mo	$433,990	$186	65
121 Dockside Pl	2.09mi	3/3.0 (-2)	2,067 (-0%)	0mo	$630,000	$305	54
1217 Pampus Dr	0.98mi	4/2.5 (-1)	2,574 (+24%)	0mo	$420,000	$163	33
1129 British Cir	1.00mi	4/2.5 (-1)	2,574 (+24%)	0mo	$420,000	$163	33
985 Champion Rdg Dr	0.61mi	3/2.0 (-2)	1,672 (-20%)	0mo	$368,125	$220	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: -11.5%
• Equity multiple: 0.54×
• Total profit: $-54,367
• Equity at exit: $81,780

10-year hold

• IRR: -1.0%
• Equity multiple: 0.91×
• Total profit: $-10,465
• Equity at exit: $70,089

Cash invested: $117,600 (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: 29 active · 15 under contract
• Months of supply: 87.0 mo (1%/mo absorbed)
• Median asking: $409,990 ($189/sqft)
• Median days on market: 171 d
• This list price: 24% of active listings are priced below it
• ARV vs active asking: +7.1% 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: 397
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $3,415 high
• Mortgage (P&I): −$2,203
• Tax est. 1.5%: −$525 /mo · $6,300/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$717
• Net cashflow: $-205

Break-even live

Break-even rent $3,674

Max offer price $390,400

Occupancy floor —

Sensitivity live

Price	-10% $86	-5% $-59	+0% $-205	+5% $-350	+10% $-495
Rent	-10% $-474	-5% $-339	+0% $-205	+5% $-70	+10% $65
Rate	-1.0pp $7	-0.5pp $-98	base $-205	+0.5pp $-313	+1.0pp $-424

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: $105,000
• Closing costs: $12,600
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	32d	1	0.37mi
137 Lost Ball Dr Daytona Beach, FL	4.0	2.5	2168	$2,950	$1.36	60d	1	0.43mi
1009 Champion Ridge Dr Daytona Beach, FL	4.0	2.0	1828	$2,720	$1.49	32d	1	0.52mi
284 Links Terrace Blvd Daytona Beach, FL	4.0	2.5	2200	$2,850	$1.30	72d	1	0.61mi
1008 British Cir Daytona Beach, FL	4.0	2.0	1908	$2,650	$1.39	16d	1	1.10mi

Listing history 50 events

1. 2026-08-08
   days on market $377,990 Active 175 DOM
2. 2026-08-07
   days on market $377,990 Active 174 DOM
3. 2026-08-06
   days on market $377,990 Active 173 DOM
4. 2026-08-05
   days on market $377,990 Active 172 DOM
5. 2026-08-04
   days on market $377,990 Active 171 DOM
6. 2026-08-03
   days on market $377,990 Active 170 DOM
7. 2026-07-31
   days on market $377,990 Active 167 DOM
8. 2026-07-30
   days on market $377,990 Active 165 DOM
9. 2026-07-28
   days on market $377,990 Active 164 DOM
10. 2026-07-26
    days on market $377,990 Active 162 DOM
11. 2026-07-25
    days on market $377,990 Active 161 DOM
12. 2026-07-24
    days on market $377,990 Active 160 DOM
13. 2026-07-23
    days on market $377,990 Active 159 DOM
14. 2026-07-22
    days on market $377,990 Active 158 DOM
15. 2026-07-21
    days on market $377,990 Active 157 DOM
16. 2026-07-16
    days on market $377,990 Active 152 DOM
17. 2026-07-16
    days on market $377,990 Active 151 DOM
18. 2026-07-14
    days on market $377,990 Active 150 DOM
19. 2026-07-14
    days on market $377,990 Active 149 DOM
20. 2026-07-12
    days on market $377,990 Active 148 DOM
21. 2026-07-11
    days on market $377,990 Active 147 DOM
22. 2026-07-10
    days on market $377,990 Active 146 DOM
23. 2026-07-09
    pricedays on market $377,990 Active 145 DOM
24. 2026-07-07
    days on market $375,990 Active 143 DOM
25. 2026-07-06
    days on market $375,990 Active 142 DOM
26. 2026-07-05
    days on market $375,990 Active 141 DOM
27. 2026-07-03
    days on market $375,990 Active 139 DOM
28. 2026-07-01
    days on market $375,990 Active 137 DOM
29. 2026-06-30
    days on market $375,990 Active 136 DOM
30. 2026-06-29
    days on market $375,990 Active 135 DOM
31. 2026-06-28
    days on market $375,990 Active 134 DOM
32. 2026-06-28
    days on market $375,990 Active 133 DOM
33. 2026-06-27
    days on market $375,990 Active 132 DOM
34. 2026-06-25
    days on market $375,990 Active 130 DOM
35. 2026-06-23
    days on market $375,990 Active 128 DOM
36. 2026-06-22
    days on market $375,990 Active 127 DOM
37. 2026-06-18
    days on market $375,990 Active 124 DOM
38. 2026-06-17
    days on market $375,990 Active 123 DOM
39. 2026-06-16
    days on market $375,990 Active 122 DOM
40. 2026-06-15
    days on market $375,990 Active 121 DOM
41. 2026-06-14
    days on market $375,990 Active 119 DOM
42. 2026-06-10
    days on market $375,990 Active 116 DOM
43. 2026-06-09
    days on market $375,990 Active 115 DOM
44. 2026-06-08
    days on market $375,990 Active 114 DOM
45. 2026-06-07
    days on market $375,990 Active 113 DOM
46. 2026-06-05
    days on market $375,990 Active 110 DOM
47. 2026-06-03
    days on market $375,990 Active 109 DOM
48. 2026-06-03
    days on market $375,990 Active 108 DOM
49. 2026-06-01
    days on market $375,990 Active 107 DOM
50. 2026-05-31
    days on market $375,990 Active 106 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: $40,982
• − Mortgage interest: −$23,527
• − Property taxes: −$6,300
• − Insurance: −$2,100
• − Repairs & maintenance: −$3,279
• − Management: −$3,279
• − Depreciation: −$12,218
• Taxable loss: −$9,720
• Est. tax savings @ 24.0%: +$2,333
• After-tax cash flow: $-122/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

Good 80/100 None rehab

This Lakeside Plan home in Daytona Beach, Florida is in excellent condition with modern finishes and a well-maintained exterior. It offers a good return on investment with updates that can further enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in high-traffic areas — Extends life and adds value ↑
• Both New kitchen appliances — Modernizes the space and adds value ↑

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

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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%

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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%

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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

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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

-2.8% since first listed

4 events — show timeline

• 2026-05-12 Price Changed $375,990 Zillow
• 2026-03-18 Price Changed $373,990 Zillow
• 2026-03-04 Price Changed $388,990 Zillow
• 2026-02-14 Listed $386,990 Zillow