1029 S Gertrude Ct · Daytona Beach, FL 32117

$102,000

3 bd · 1.0 ba · 975 sqft · SingleFamily public records · 14 Days on market

Built 1969 9,200 sqft lot ↓ 42% since listing

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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

Auction Property. Great opportunity to own this 3-bedroom, 1.5-bath home tucked away on a quiet cul-de-sac in the well-established neighborhood of Cedar Highlands in Daytona Beach. This inviting home features a spacious living and dining room combination, perfect for everyday living and entertaining. The galley-style kitchen offers efficient design with great functionality, while the open floor plan provides added privacy and flexibility. Sliding glass doors lead to a covered rear patio overlooking the large backyard—ideal for relaxing, gardening, pets, or hosting gatherings. Conveniently located near shopping, dining, schools, and just a short drive to the beach. A wonderful opportun

Key facts

• Open floor plan
• Galley-style kitchen
• Covered rear patio

Tags

• GALLEY-STYLE KITCHEN
• COVERED REAR PATIO
• LARGE BACKYARD
• OPEN FLOOR PLAN
• WELL-ESTABLISHED NEIGHBORHOOD

Property features AI

Finance

• Other: Homestead exemption indicated; Zoning: MFR-12
• HOA & community: No homeowners association reported; Development: Cedar Highland

Exterior

• Parking: Has carport; 1 carport space
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence; One story; Faces west; Fixer condition
• Construction: Block and stucco construction; Other roof type; Slab foundation; Built on a 0.21-acre lot
• Exterior features: Rear porch; Cul-de-sac lot; Mature landscaping; Asphalt road access; Lot dimensions approximately 80 x 115

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms
• Flooring: Tile; Other flooring
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Living room and dining room combo
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $102k.

Deal economics

• At list price, monthly cash flow is $685 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $102k).

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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 39% 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 $705 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 (-3.0% appreciation + 1.0% rent growth), your $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts 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; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,000

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.80% ✓
• Cap rate: 14.36%
• Cash-on-cash: 28.80%
• DSCR: 2.28
• GRM: 4.6

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: 20.8%
• Equity multiple: 1.83×
• Total profit: $23,584
• Equity at exit: $15,209

10-year hold

• IRR: 27.5%
• Equity multiple: 3.20×
• Total profit: $62,780
• Equity at exit: $8,819

Cash invested: $28,560 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,840 high
• Mortgage (P&I): −$535
• Tax from tax record: −$191 /mo · $2,292/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $685

Break-even live

Break-even rent $973

Max offer price $102,000

Occupancy floor 58%

Sensitivity live

Price	-10% $743	-5% $714	+0% $685	+5% $657	+10% $628
Rent	-10% $540	-5% $613	+0% $685	+5% $758	+10% $831
Rate	-1.0pp $737	-0.5pp $711	base $685	+0.5pp $659	+1.0pp $632

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: $25,500
• Closing costs: $3,060
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
736 Kentucky St Unit 3 Daytona Beach, FL	2.0	1.0	850	$1,300	$1.53	15d	1	0.60mi
922 Lewis Dr Daytona Beach, FL	3.0	1.0	1034	$1,750	$1.69	24d	1	0.61mi
875 Derbyshire Rd Daytona Beach, FL	3.0	1.0–2.0	835	$1,299	$1.56	12d	11	0.82mi
736 White St Daytona Beach, FL	3.0	2.0	1092	$1,799	$1.65	24d	1	0.93mi
1381 N Clyde Morris Blvd Daytona Beach, FL	1.0–3.0	1.0–2.0	919	$1,964	$2.14	12d	10	0.98mi
1851 Lpga Blvd Daytona Beach, FL	1.0–3.0	1.0–3.0	966	$2,516	$2.60	12d	49	1.02mi
1216 Kennedy Rd Unit 10 Daytona Beach, FL	2.0	1.0	900	$975	$1.08	24d	1	1.14mi
1216 Kennedy Rd Unit 4 Daytona Beach, FL	2.0	1.0	900	$975	$1.08	15d	1	1.14mi
101 Claysburg LN Holly Hill, FL	1.0–3.0	1.0–2.0	1163	$2,800	$2.41	15d	25	1.16mi
100 Windflower LN Daytona Beach, FL	1.0–3.0	1.0–2.0	1021	$2,516	$2.46	12d	63	1.16mi
1600 Lpga Blvd Daytona Beach, FL	1.0–3.0	1.0–2.0	1045	$2,622	$2.51	12d	21	1.17mi
1500 Alexis AVE Daytona Beach, FL	1.0–3.0	1.0–2.0	1003	$2,205	$2.20	12d	32	1.17mi
1217 Kennedy Rd Unit 56 Daytona Beach, FL	2.0	1.0	800	$1,000	$1.25	24d	1	1.17mi
1225 Kennedy Rd Daytona Beach, FL	2.0	1.0	800	$825	$1.03	12d	1	1.18mi
1229 Kennedy Rd Daytona Beach, FL	2.0	1.0	800	$950	$1.19	15d	1	1.19mi
100 Alva Cir Daytona Beach, FL	1.0–3.0	1.0–2.0	1140	$2,245	$1.97	12d	12	1.23mi
1820 Legends Ln Daytona Beach, FL	1.0–3.0	1.0–2.0	1076	$2,510	$2.33	12d	73	1.33mi
101 Bent Tree Dr Daytona Beach, FL	2.0	2.0	1070	$1,872	$1.75	24d	2	1.39mi
108 Lacosta Ln #611 Daytona Beach, FL	2.0	2.0	896	$1,600	$1.79	24d	1	1.39mi
1610 N Clyde Morris Blvd Daytona Beach, FL	1.0–3.0	1.0–2.0	1020	$2,583	$2.53	20d	45	1.46mi
1310 Tomoka Town Center Dr Daytona Beach, FL	1.0–3.0	1.0–2.0	1003	$2,078	$2.07	12d	24	1.46mi
625 Holmes Ave Daytona Beach, FL	2.0	1.0	768	$995	$1.30	22d	1	1.50mi

Listing history 17 events

1. 2026-05-13
   status Pending
2. 2026-04-29
   listed $102,000 Active
3. 2026-01-28
   status Pending
4. 2026-01-28
   historical
5. 2025-12-20
   listed $165,000 Active
6. 2025-08-29
   status Pending
7. 2025-08-29
   status Pending
8. 2025-08-28
   historical
9. 2025-08-27
   historical
10. 2025-08-17
    price $155,000
11. 2025-08-17
    price $155,000
12. 2025-08-09
    price $165,000
13. 2025-08-08
    price $165,000
14. 2025-08-04
    listed $175,000 Active
15. 2025-04-18
    status Active
16. 2025-04-07
    status Pending
17. 2025-01-25
    listed $175,000 Active

ⓘ 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: $2,292 · $191/mo
• Projected year-2 tax: $2,292 · $191/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: $22,084
• − Mortgage interest: −$5,714
• − Property taxes: −$2,292
• − Insurance: −$510
• − Repairs & maintenance: −$1,767
• − Management: −$1,767
• − Depreciation: −$2,967
• Taxable income: $7,068
• Est. tax owed @ 24.0%: −$1,696
• After-tax cash flow: $6,530/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

-41.7% since first listed

17 events — show timeline

• 2026-05-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-29 Listed $102,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-28 Pending — Daytona MLS
• 2026-01-28 Listing Removed — Daytona MLS
• 2025-12-20 Listed $165,000 Daytona MLS
• 2025-08-29 Pending — Daytona MLS
• 2025-08-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-08-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-08-27 Listing Removed — Daytona MLS
• 2025-08-17 Price Changed $155,000 Daytona MLS
• 2025-08-17 Price Changed $155,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-09 Price Changed $165,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-08 Price Changed $165,000 Daytona MLS
• 2025-08-04 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-18 Relisted — Daytona MLS
• 2025-04-07 Pending — Daytona MLS
• 2025-01-25 Listed $175,000 Daytona MLS

Property tax history

+21.8%/yr

Latest (2025): $2,292 · +652.3% YoY. Source: county tax records.