1433 Tommy Hitchcock Ave · Daytona Beach, FL 32124

$175,000

3 bd · 2.0 ba · 1,099 sqft · SingleFamily public records · 6 Days on market

Built 1987 7,405 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
• Appreciation +4.0/10.0
• Rent growth +3.9/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

THIS VERY CLEAN AND WELL MAINTAINED HOME SITS ON A PRIVATE LOT IN A QUIET NEIGHBORHOOD. IT HAS BEEN NEWLY PAINTED, HAS A NEW GARAGE DOOR, AND MANY NEW APPLIANCES. CONVENIENTLY LOCATED JUST OFF 92, IT IS CLOSE TO SHOPPING, RESTAURANTS AND I-95. A FIREPLACE AND SCREENED PORCH ARE JUST A FEW OF THE AMENITIES OFFERED IN THIS HOME. COME SEE--IT WONT LAST LONG!!! IT IS OCCUPIED, BUT VERY EAST TO SHOW! JUST CALL THE LISTING AGENT.

Key facts

• Barn door opening
• Walk-in wardrobe
• Split floor plan

Tags

• WOOD BURNING FIREPLACE
• BARN DOOR OPENING
• WALK-IN WARDROBE
• SCREENED IN PATIO
• SPLIT FLOOR PLAN
• ATTIC STORAGE

Property features AI

Exterior

• Parking: 2-car garage
• Security: No security features specified
• Utilities: Public water; Private sewer; Electricity connected; Cable available
• Home design: Single-family residence; One story; Entry level: 1; Residential zoning; Property condition: Fixer; Pets allowed
• Construction: Frame construction with wood siding; Slab foundation; Built year not specified
• Exterior features: Front porch; Patio; Screened porch; Vinyl fenced backyard; Shingle roof; Asphalt road frontage on a public maintained city street

Interior

• Kitchen: No appliances included
• Bedrooms: Bedrooms information not specified
• Flooring: Laminate; Tile; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Eat-in kitchen; Pantry; Walk-in closets; Wood-burning fireplace
• 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 $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k 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: 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: Palm Terrace Elementary School (math 34% / reading 33%, grade F, #1,758 of 2,144 statewide, top 83%, 592 students, 83% 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 76% FRL vs 51% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 46% district-wide (-14 pts) — the specific schools serving this property underperform the Volusia average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.5%/yr); 333 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 39% 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 $1k of loan paydown is wiped out by about $3k 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 (-2.0% appreciation + 5.5% rent growth), your $49k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 21y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.70% ✓
• Cap rate: 15.09%
• Cash-on-cash: 31.41%
• DSCR: 2.40
• GRM: 4.9

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: 30.7%
• Equity multiple: 2.39×
• Total profit: $68,354
• Equity at exit: $34,075

10-year hold

• IRR: 38.0%
• Equity multiple: 5.16×
• Total profit: $203,844
• Equity at exit: $29,204

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 32124

• Home prices YoY: -0.6%
• Rents YoY: 5.5%
• Active inventory: 333
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,978 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$80 /mo · $955/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$625
• Net cashflow: $1,283

Break-even live

Break-even rent $1,355

Max offer price $175,000

Occupancy floor 52%

Sensitivity live

Price	-10% $1,382	-5% $1,332	+0% $1,283	+5% $1,233	+10% $1,184
Rent	-10% $1,047	-5% $1,165	+0% $1,283	+5% $1,400	+10% $1,518
Rate	-1.0pp $1,371	-0.5pp $1,327	base $1,283	+0.5pp $1,237	+1.0pp $1,191

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1465 Admiral Nimitz Ave Daytona Beach, FL	3.0	2.0	1420	$2,200	$1.55	24d	1	0.42mi
38 General Doolittle Rd Unit NA Daytona Beach, FL	3.0	2.0	1135	$2,200	$1.94	24d	1	0.63mi

Listing history 6 events

1. 2026-06-15
   status $175,000 Pending 6 DOM
2. 2026-06-15
   days on market $175,000 Active 6 DOM
3. 2026-06-14
   remarks 678-char remark
4. 2026-06-14
   days on market $175,000 Active 4 DOM
5. 2026-06-10
   remarks 599-char remark
6. 2026-06-10
   listed $175,000 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: $955 · $80/mo
• Projected year-2 tax: $1,452 · $121/mo
• Expected delta: +$497/yr (+$41/mo · 52.1%)

ⓘ 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 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $35,741
• − Mortgage interest: −$9,803
• − Property taxes: −$955
• − Insurance: −$875
• − Repairs & maintenance: −$2,859
• − Management: −$2,859
• − Depreciation: −$5,091
• Taxable income: $13,298
• Est. tax owed @ 24.0%: −$3,192
• After-tax cash flow: $12,201/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): 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

+6.1% since first listed

4 events — show timeline

• 2026-06-09 Listed $175,000 Daytona MLS
• 2005-12-20 Sold (Public Records) $161,480 Public Records
• 2005-11-29 Sold (MLS) $161,480 Daytona MLS
• 2005-10-28 Listed $165,000 Daytona MLS

Property tax history

+0.7%/yr

Latest (2025): $955 · +1.4% YoY. Source: county tax records.