1220 Leon Ln · Daytona Beach, FL 32117

$140,000

2 bd · 1.0 ba · 884 sqft · SingleFamily public records · 20 Days on market

Built 1958 6,098 sqft lot

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Why this score? — see what drove the C+ 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 +25.5/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• 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

Opportunity knocks with this investor special in the heart of Daytona Beach! This 3 bedroom, 1 bathroom home is full of potential and ready for your next flip, rental or renovation project. Featuring a functional layout with well-proportioned living spaces, this property offers a solid foundation for your vision. The roof was replaced in 2021, providing added peace of mind and saving on a major expense. Situated on a spacious lot, there's plenty of room to enhance curb appeal or create inviting outdoor living areas. Whether you're looking to update and resell or build long-term rental income, the possibilities here are endless. Conveniently located near shopping, dining, schools, and major roadways, this property offers both value and location. Don't miss your chance to transform this diamond in the rough into a standout investment opportunity!

Key facts

• 6,098 sq ft lot
• Built 1958
• Listed 20 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $138k (1.5% 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; 34 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 32% 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 $968 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.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $24k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $140k implies a 100% 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 $137,900 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — 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: 1.07% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.93%
• DSCR: 1.44
• GRM: 7.8

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-5,000
• Equity at exit: $20,874

10-year hold

• IRR: 4.0%
• Equity multiple: 1.27×
• Total profit: $10,500
• Equity at exit: $12,105

Cash invested: $39,200 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,495 high
• Mortgage (P&I): −$734
• Tax from tax record: −$64 /mo · $768/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $324

Break-even live

Break-even rent $1,084

Max offer price $140,000

Occupancy floor 73%

Sensitivity live

Price	-10% $404	-5% $364	+0% $324	+5% $285	+10% $245
Rent	-10% $206	-5% $265	+0% $324	+5% $384	+10% $443
Rate	-1.0pp $395	-0.5pp $360	base $324	+0.5pp $288	+1.0pp $251

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Claysburg LN Holly Hill, FL	1.0–3.0	1.0–2.0	1163	$2,322	$2.00	15d	25	0.25mi
100 Windflower LN Daytona Beach, FL	1.0–3.0	1.0–2.0	1021	$2,014	$1.97	12d	63	0.25mi
1290 9th St #106 Daytona Beach, FL	1.0	1.0	608	$1,195	$1.97	15d	1	0.32mi
1290 9th St Daytona Beach, FL	1.0	1.0	608	$1,060	$1.74	24d	3	0.32mi
900 LPGA Blvd Daytona Beach, FL	1.0–2.0	1.0–2.0	885	$1,495	$1.69	15d	14	0.63mi
1559 Hammock Dr Unit B Holly Hill, FL	2.0	1.5	1100	$1,375	$1.25	15d	1	0.73mi
1229 Kennedy Rd #43 Daytona Beach, FL	1.0	1.0	625	$900	$1.44	24d	1	0.76mi
1229 Kennedy Rd Daytona Beach, FL	2.0	1.0	800	$950	$1.19	15d	1	0.76mi
1600 Lpga Blvd Daytona Beach, FL	1.0–3.0	1.0–2.0	1045	$2,065	$1.98	12d	21	0.78mi
1216 Kennedy Rd Unit 10 Daytona Beach, FL	2.0	1.0	900	$975	$1.08	24d	1	0.78mi
1216 Kennedy Rd Unit 4 Daytona Beach, FL	2.0	1.0	900	$975	$1.08	15d	1	0.79mi
1225 Kennedy Rd Daytona Beach, FL	2.0	1.0	800	$825	$1.03	12d	1	0.80mi
1221 Kennedy Rd Unit 48 Daytona Beach, FL	1.0	1.0	800	$775	$0.97	15d	1	0.80mi
1221 Kennedy Rd Unit 43 Daytona Beach, FL	1.0	1.0	625	$775	$1.24	12d	1	0.81mi
1217 Kennedy Rd Unit 44 Daytona Beach, FL	1.0	1.0	800	$775	$0.97	12d	1	0.83mi
1217 Kennedy Rd Unit 56 Daytona Beach, FL	2.0	1.0	800	$1,000	$1.25	24d	1	0.83mi
875 Derbyshire Rd Daytona Beach, FL	3.0	1.0–2.0	835	$1,141	$1.37	12d	11	0.85mi
638 LPGA Blvd Unit B Daytona Beach, FL	3.0	2.0	1111	$2,490	$2.24	24d	1	0.88mi
1615 Derbyshire Rd Daytona Beach, FL	3.0	1.5	1000	$1,950	$1.95	15d	1	0.90mi
946 15th St Daytona Beach, FL	2.0	2.0	1010	$1,500	$1.49	24d	1	0.91mi
660 8th St Daytona Beach, FL	2.0	1.0	900	$1,375	$1.53	24d	1	0.93mi
1563 Hancock Ln Daytona Beach, FL	2.0	2.0	912	$1,475	$1.62	12d	1	0.93mi
840 Center Ave Apt 75 Holly Hill, FL	2.0	1.0	900	$1,250	$1.39	24d	1	0.95mi
1851 Lpga Blvd Daytona Beach, FL	1.0–3.0	1.0–3.0	966	$1,918	$1.98	12d	49	1.07mi
922 Lewis Dr Daytona Beach, FL	3.0	1.0	1034	$1,750	$1.69	24d	1	1.14mi
1500 Alexis AVE Daytona Beach, FL	1.0–3.0	1.0–2.0	1003	$1,807	$1.80	12d	32	1.19mi
1707 Evergreen St Ormond Beach, FL	2.0	1.0	868	$1,750	$2.02	24d	1	1.19mi
430 Dorothy Ave Daytona Beach, FL	3.0	1.0	1103	$1,700	$1.54	15d	1	1.39mi
1381 N Clyde Morris Blvd Daytona Beach, FL	1.0–3.0	1.0–2.0	919	$1,594	$1.73	12d	10	1.46mi
736 White St Daytona Beach, FL	3.0	2.0	1092	$1,799	$1.65	24d	1	1.47mi
820 State Ave Unit 2 Daytona Beach, FL	2.0	1.0	690	$1,250	$1.81	24d	1	1.49mi
820 State Ave Apt 1 Daytona Beach, FL	2.0	2.0	841	$1,470	$1.75	24d	1	1.49mi
820 State Ave Unit 3 Daytona Beach, FL	2.0	1.0	841	$1,370	$1.63	24d	1	1.49mi
851 State Ave Daytona Beach, FL	2.0	1.0	682	$1,495	$2.19	24d	1	1.49mi

Listing history 14 events

1. 2026-05-14
   status Active 856-char remark

   Show marketing remark (856 chars)

   Opportunity knocks with this investor special in the heart of Daytona Beach! This 3 bedroom, 1 bathroom home is full of potential and ready for your next flip, rental or renovation project. Featuring a functional layout with well-proportioned living spaces, this property offers a solid foundation for your vision. The roof was replaced in 2021, providing added peace of mind and saving on a major expense. Situated on a spacious lot, there's plenty of room to enhance curb appeal or create inviting outdoor living areas. Whether you're looking to update and resell or build long-term rental income, the possibilities here are endless. Conveniently located near shopping, dining, schools, and major roadways, this property offers both value and location. Don't miss your chance to transform this diamond in the rough into a standout investment opportunity!

2. 2026-04-17
   status Pending 856-char remark

   Show marketing remark (856 chars)

   Opportunity knocks with this investor special in the heart of Daytona Beach! This 3 bedroom, 1 bathroom home is full of potential and ready for your next flip, rental or renovation project. Featuring a functional layout with well-proportioned living spaces, this property offers a solid foundation for your vision. The roof was replaced in 2021, providing added peace of mind and saving on a major expense. Situated on a spacious lot, there's plenty of room to enhance curb appeal or create inviting outdoor living areas. Whether you're looking to update and resell or build long-term rental income, the possibilities here are endless. Conveniently located near shopping, dining, schools, and major roadways, this property offers both value and location. Don't miss your chance to transform this diamond in the rough into a standout investment opportunity!

3. 2026-04-06
   listed $163,900 Active 856-char remark

   Show marketing remark (856 chars)

   Opportunity knocks with this investor special in the heart of Daytona Beach! This 3 bedroom, 1 bathroom home is full of potential and ready for your next flip, rental or renovation project. Featuring a functional layout with well-proportioned living spaces, this property offers a solid foundation for your vision. The roof was replaced in 2021, providing added peace of mind and saving on a major expense. Situated on a spacious lot, there's plenty of room to enhance curb appeal or create inviting outdoor living areas. Whether you're looking to update and resell or build long-term rental income, the possibilities here are endless. Conveniently located near shopping, dining, schools, and major roadways, this property offers both value and location. Don't miss your chance to transform this diamond in the rough into a standout investment opportunity!

4. 2010-02-09
   soldstatus $70,000
5. 2010-02-05
   soldstatus $70,000 573-char remark

   Show marketing remark (573 chars)

   Do not miss this charming house! Priced to sell. This house has been made like new again. Come and see this remodeled 3 bedroom, 1 bathroom home. It features laminate wood floors and neutral color carpeting in all the bedrooms. The kitchen has been recently updated with new stainless steel appliances, a deep stainless steel sink, beautiful wood cabinets, light fixtures plus counter tops and backsplash are all tile. All doors (interior and exterior), windows, soffits and fascia have been replaced. Roof and stucco finish only 2 years old. Ready for immediate occupancy.

6. 2010-02-05
   soldstatus $70,000

   Show marketing remark (573 chars)

   Do not miss this charming house! Priced to sell. This house has been made like new again. Come and see this remodeled 3 bedroom, 1 bathroom home. It features laminate wood floors and neutral color carpeting in all the bedrooms. The kitchen has been recently updated with new stainless steel appliances, a deep stainless steel sink, beautiful wood cabinets, light fixtures plus counter tops and backsplash are all tile. All doors (interior and exterior), windows, soffits and fascia have been replaced. Roof and stucco finish only 2 years old. Ready for immediate occupancy.

7. 2010-01-18
   historical 573-char remark

   Show marketing remark (573 chars)

   Do not miss this charming house! Priced to sell. This house has been made like new again. Come and see this remodeled 3 bedroom, 1 bathroom home. It features laminate wood floors and neutral color carpeting in all the bedrooms. The kitchen has been recently updated with new stainless steel appliances, a deep stainless steel sink, beautiful wood cabinets, light fixtures plus counter tops and backsplash are all tile. All doors (interior and exterior), windows, soffits and fascia have been replaced. Roof and stucco finish only 2 years old. Ready for immediate occupancy.

8. 2009-10-29
   listed $79,500 573-char remark

   Show marketing remark (573 chars)

   Do not miss this charming house! Priced to sell. This house has been made like new again. Come and see this remodeled 3 bedroom, 1 bathroom home. It features laminate wood floors and neutral color carpeting in all the bedrooms. The kitchen has been recently updated with new stainless steel appliances, a deep stainless steel sink, beautiful wood cabinets, light fixtures plus counter tops and backsplash are all tile. All doors (interior and exterior), windows, soffits and fascia have been replaced. Roof and stucco finish only 2 years old. Ready for immediate occupancy.

9. 2009-10-21
   listed $79,500
10. 2008-05-05
    historical
11. 2007-11-21
    listed $133,900
12. 1996-03-05
    soldstatus $44,000
13. 1993-07-29
    soldstatus $30,500
14. 1980-10-01
    soldstatus $28,400

ⓘ 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: $768 · $64/mo
• Projected year-2 tax: $1,162 · $97/mo
• Expected delta: +$394/yr (+$33/mo · 51.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $17,939
• − Mortgage interest: −$7,842
• − Property taxes: −$768
• − Insurance: −$700
• − Repairs & maintenance: −$1,435
• − Management: −$1,435
• − Depreciation: −$4,073
• Taxable income: $1,686
• Est. tax owed @ 24.0%: −$405
• After-tax cash flow: $3,489/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): 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

+477.1% since first listed

14 events — show timeline

• 2026-05-14 Relisted — Daytona MLS
• 2026-04-17 Pending — Daytona MLS
• 2026-04-06 Listed $163,900 Daytona MLS
• 2010-02-09 Sold (Public Records) $70,000 Public Records
• 2010-02-05 Sold (MLS) $70,000 Daytona MLS
• 2010-02-05 Sold (MLS) $70,000 Stellar MLS as Distributed by MLS Grid
• 2010-01-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2009-10-29 Listed $79,500 Stellar MLS as Distributed by MLS Grid
• 2009-10-21 Listed $79,500 Daytona MLS
• 2008-05-05 Listing Removed — Daytona MLS
• 2007-11-21 Listed $133,900 Daytona MLS
• 1996-03-05 Sold (Public Records) $44,000 Public Records
• 1993-07-29 Sold (Public Records) $30,500 Public Records
• 1980-10-01 Sold (Public Records) $28,400 Public Records

Property tax history

+2.6%/yr

Latest (2025): $768 · +3.5% YoY. Source: county tax records.