102 S Peninsula Dr #300 · Daytona Beach, FL 32118

$90,000

1 bd · 1.0 ba · 608 sqft · Condo public records · 211 Days on market

Built 1972 $468/mo HOA · 38% of rent

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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
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Third floor condo, end unit with lots of light! New AC, Tile floors, new appliances, updated and new paint. Well kept building and low maintenance fees. Walk to ocean, shopping, restaurants and night life.

Key facts

• Tile floors
• End unit
• Updated paint

Tags

• END UNIT
• NEW AC
• TILE FLOORS
• NEW APPLIANCES
• UPDATED PAINT
• WELL KEPT BUILDING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $-45 ($-537/yr) — negative.
• To cash-flow at today's rent, offer at most $82k (8.8% below list).
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% 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: 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: R. J. Longstreet Elementary School (math 57% / reading 57%, grade C+, #781 of 2,144 statewide, top 38%, 359 students, 60% 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 68% FRL vs 51% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 923 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,200 (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 211 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.38% ✓
• Cap rate: 5.70%
• Cash-on-cash: -2.13%
• DSCR: 0.91
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -25.4%
• Equity multiple: 0.17×
• Total profit: $-20,797
• Equity at exit: $13,419

10-year hold

• IRR: -53.0%
• Equity multiple: -0.38×
• Total profit: $-34,728
• Equity at exit: $7,782

Cash invested: $25,200 (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 32118

• Rents YoY: -0.2%
• Active inventory: 923
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,239 high
• Mortgage (P&I): −$472
• Tax from tax record: −$46 /mo · $550/yr
• Insurance: −$38
• HOA: −$468
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $-45

Break-even live

Break-even rent $1,295

Max offer price $82,101

Occupancy floor 99%

Sensitivity live

Price	-10% $6	-5% $-19	+0% $-45	+5% $-70	+10% $-96
Rent	-10% $-143	-5% $-94	+0% $-45	+5% $4	+10% $53
Rate	-1.0pp $1	-0.5pp $-22	base $-45	+0.5pp $-68	+1.0pp $-92

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 S Peninsula Dr Daytona Beach, FL	1.0	1.0	608	$1,195	$1.97	25d	1	0.02mi
127 S Peninsula Dr Unit 3 Daytona Beach, FL	1.0	1.0	588	$1,290	$2.19	25d	1	0.05mi
117 S Wild Olive Ave Daytona Beach, FL	1.0	1.0	650	$1,400	$2.15	25d	1	0.18mi
124 S Noble St Unit 3 Daytona Beach, FL	1.0	1.0	600	$1,300	$2.17	13d	1	0.20mi
117 S Grandview Ave Apt 6 Daytona Beach, FL	1.0	1.0	600	$1,100	$1.83	25d	1	0.25mi
117 S Grandview Ave Apt 8 Daytona Beach, FL	1.0	1.0	400	$975	$2.44	25d	1	0.25mi
706 Harvey Ave Daytona Beach, FL	2.0	1.0	450	$1,600	$3.56	25d	1	0.25mi
219 S Atlantic Ave Daytona Beach, FL	1.0	1.0	650	$1,600	$2.46	16d	2	0.41mi
222 N Oleander Ave Unit 3 Daytona Beach, FL	1.0	1.0	425	$895	$2.11	25d	1	0.47mi
228 N Oleander Ave Daytona Beach, FL	1.0	1.0	400	$1,050	$2.62	25d	1	0.47mi
236 N Oleander Ave Unit 2 Daytona Beach, FL	2.0	1.0	528	$1,450	$2.75	25d	1	0.49mi
709 Ora St Unit 6 Daytona Beach, FL	1.0	1.0	695	$1,000	$1.44	25d	1	0.58mi
411 N Oleander Ave Unit 3 Daytona Beach, FL	1.0	1.0	525	$1,100	$2.10	25d	1	0.60mi
411 N Oleander Ave #5 Daytona Beach, FL	2.0	1.0	481	$1,200	$2.49	25d	1	0.60mi
431 N Grandview Ave Daytona Beach, FL	2.0	1.0	500	$1,300	$2.60	16d	1	0.68mi
438 N Grandview Ave Daytona Beach, FL	—	1.0	624	$1,250	$2.00	25d	1	0.70mi
416 Daytona St Daytona Beach, FL	1.0	1.0	425	$1,495	$3.52	16d	1	0.76mi
418 Daytona St Daytona Beach, FL	1.0	1.0	400	$1,600	$4.00	25d	1	0.76mi
635 Tanglewood St Unit 4 Daytona Beach, FL	1.0	1.0	507	$1,295	$2.55	25d	1	0.89mi
935 S Atlantic Ave Unit 102-1 Daytona Beach, FL	1.0	2.0	634	$1,600	$2.52	16d	1	0.90mi
115 Kingston Ave Daytona Beach, FL	1.0	1.0	600	$1,195	$1.99	25d	1	0.91mi
515 Silver Beach Ave Unit 3 Daytona Beach, FL	1.0	1.0	650	$950	$1.46	25d	1	0.91mi
503 N Ridgewood Ave Unit 1 Daytona Beach, FL	—	1.0	400	$700	$1.75	25d	1	0.95mi
732 N Halifax Ave Daytona Beach, FL	1.0–2.0	1.0–2.0	862	$1,000	$1.16	25d	2	1.03mi
246 S Beach St Ste 3 Daytona Beach, FL	1.0	1.0	450	$1,500	$3.33	25d	1	1.04mi
119 High St Holly Hill, FL	1.0	1.0	456	$900	$1.97	23d	1	1.07mi
600 Riverview Blvd Unit 6 Daytona Beach, FL	—	1.0	400	$1,300	$3.25	23d	1	1.08mi
800 N Atlantic Ave Daytona Beach, FL	1.0	1.0	440	$1,995	$4.53	25d	4	1.13mi
800 N Atlantic Ave Daytona Beach, FL	1.0	1.0	440	$1,995	$4.53	21d	4	1.13mi
800 N Atlantic Ave Unit 11 Daytona Beach, FL	1.0	1.0	450	$2,300	$5.11	25d	1	1.13mi
407 Poinsettia Rd Daytona Beach, FL	2.0	1.0	706	$1,000	$1.42	25d	1	1.16mi
828 N Grandview Ave Unit 4 Daytona Beach, FL	1.0	1.0	528	$1,200	$2.27	25d	1	1.16mi
901 N Peninsula Dr Unit 901 Daytona Beach, FL	1.0	1.0	650	$1,250	$1.92	25d	1	1.20mi
901 N Peninsula Dr #227 Daytona Beach, FL	1.0	1.0	640	$1,295	$2.02	25d	1	1.20mi
424 N Charles St Daytona Beach, FL	2.0	1.0	650	$1,000	$1.54	25d	1	1.22mi
430 N Charles St Unit 2 Daytona Beach, FL	2.0	1.0	650	$1,000	$1.54	23d	1	1.23mi
430 N Charles St Unit 2 Daytona Beach, FL	2.0	1.0	650	$1,000	$1.54	16d	1	1.23mi
430 N Charles St Unit 2 Daytona Beach, FL	2.0	1.0	650	$1,000	$1.54	25d	1	1.23mi
912 N Grandview Ave Daytona Beach, FL	—	1.5	600	$1,300	$2.17	25d	1	1.25mi
929 N Grandview Ave Unit 3 Daytona Beach, FL	2.0	1.0	576	$1,200	$2.08	25d	1	1.28mi

HOA detail condo

• Monthly dues: $468 · $5,616/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-10
   days on market $90,000 Active 211 DOM
2. 2026-06-09
   days on market $90,000 Active 210 DOM
3. 2026-06-08
   days on market $90,000 Active 209 DOM
4. 2026-06-07
   days on market $90,000 Active 208 DOM
5. 2026-06-05
   days on market $90,000 Active 205 DOM
6. 2026-06-03
   days on market $90,000 Active 204 DOM
7. 2026-06-03
   days on market $90,000 Active 203 DOM
8. 2026-06-01
   days on market $90,000 Active 202 DOM
9. 2026-05-31
   days on market $90,000 Active 201 DOM
10. 2026-05-31
    days on market $90,000 Active 200 DOM
11. 2025-12-22
    price $90,000 206-char remark

    Show marketing remark (206 chars)

    Third floor condo, end unit with lots of light! New AC, Tile floors, new appliances, updated and new paint. Well kept building and low maintenance fees. Walk to ocean, shopping, restaurants and night life.

12. 2025-11-11
    listed $99,900 Active 206-char remark

    Show marketing remark (206 chars)

    Third floor condo, end unit with lots of light! New AC, Tile floors, new appliances, updated and new paint. Well kept building and low maintenance fees. Walk to ocean, shopping, restaurants and night life.

13. 2024-04-02
    historical
14. 2024-02-29
    price $118,000
15. 2024-02-29
    status Active
16. 2024-02-01
    historical Contingent
17. 2024-01-09
    listed $129,000 Active
18. 2022-09-19
    soldstatus $202,000 Closed
19. 2022-07-15
    soldstatus $101,000
20. 2022-06-18
    historical Contingent
21. 2022-06-10
    listed $120,000 Active
22. 2015-05-24
    historical
23. 2015-04-22
    listed $47,500 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: $550 · $46/mo
• Projected year-2 tax: $747 · $62/mo
• Expected delta: +$197/yr (+$16/mo · 35.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $14,865
• − Mortgage interest: −$5,041
• − Property taxes: −$550
• − Insurance: −$450
• − Repairs & maintenance: −$1,189
• − Management: −$1,189
• − HOA: −$5,616
• − Depreciation: −$2,618
• Taxable loss: −$1,789
• Est. tax savings @ 24.0%: +$429
• After-tax cash flow: $-107/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): 18,383
• Household income: $61,266
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 937.0

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 (81%)
• Race & ethnicity: White 81% Two or more races 7% Hispanic / Latino 7% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 12% · Canada, Vietnam, Dominican Republic
• Languages at home: 85% English-only · Spanish 5% Other Indo-European 3% Russian/Polish/Slavic 2%

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: ▼ -534.90%
• Current HPI: 262.3757
• Rent YoY: ▼ -0.21%
• 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

+89.5% since first listed

13 events — show timeline

• 2025-12-22 Price Changed $90,000 Daytona MLS
• 2025-11-11 Listed $99,900 Daytona MLS
• 2024-04-02 Listing Removed — Daytona MLS
• 2024-02-29 Price Changed $118,000 Daytona MLS
• 2024-02-29 Relisted — Daytona MLS
• 2024-02-01 Contingent — Daytona MLS
• 2024-01-09 Listed $129,000 Daytona MLS
• 2022-09-19 Sold (MLS) $202,000 Daytona MLS
• 2022-07-15 Sold (Public Records) $101,000 Public Records
• 2022-06-18 Contingent — Daytona MLS
• 2022-06-10 Listed $120,000 Daytona MLS
• 2015-05-24 Listing Removed — Daytona MLS
• 2015-04-22 Listed $47,500 Daytona MLS

Property tax history

-0.2%/yr

Latest (2025): $550 · -27.7% YoY. Source: county tax records.