1 Oceans West Blvd Unit 10A3 · Daytona Beach Shores, FL 32118

$162,500

1 bd · 1.0 ba · 1,010 sqft · Condo public records · 500 Days on market

Built 1983 $700/mo HOA · 33% of rent

---

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 +9.4/30.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Deeply discounted price on this updated condominia awaiting the start of the deck reconstruction project. Expected completion unknown at this time. Ocean views from this, 1-bedroom, 1-bathroom updated kitchen & luxury vinyl flooring throughout. The 1010 total sq. ft. floor plan includes two balconies w/ approx. 160 sq. ft. of outdoor space facing east and NE. . Located in the Oceans community this complex sits directly on the Oceans West Executive Golf Course, just steps from Publix, Walgreens, banks, and a vibrant community center and surrounded by city parks, tennis, pickleball. Indulge in resort-style living with a seasonally heated pool, fitness center, saunas, billiards, social/club room and more! Some amenities may note be available until construction project complete. All info is deemed accurate but cannot be guaranteed. Buyer/Buyer Agent to verify all info to include, room sizes condo docs financial info, inspections, assessments, etc.

Key facts

• Billiards
• Saunas
• Updated kitchen

Tags

• UPDATED KITCHEN
• LUXURY VINYL FLOORING
• SEASONALLY HEATED POOL
• SAUNAS
• BILLIARDS
• SOCIAL CLUB ROOM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $162k.

Deal economics

• At list price, monthly cash flow is $-115 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (12.5% below list).
• Meets the 1% rule at list price ($2k rent vs $162k).
• Recommended offer: $142k (12.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 77/100 on livability (#201 in FL, #3,146 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, health & safety A; Watch: schools C-, cost of living C-, amenities 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 soft (-0.2%/yr); 920 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 42% of the median local income ($61k/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 $1k of loan paydown is wiped out by about $5k 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 500 days — a 12% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 26y ago; this cycle's ask has dropped $22k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $79k; list at $162k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.
• Climate carrying-cost: major flood risk; 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 $142,140 (12.5% 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 500 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.32% ✓
• Cap rate: 5.44%
• Cash-on-cash: -3.04%
• DSCR: 0.86
• GRM: 6.3

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: -26.9%
• Equity multiple: 0.13×
• Total profit: $-39,524
• Equity at exit: $24,229

10-year hold

• IRR: -58.6%
• Equity multiple: -0.46×
• Total profit: $-66,390
• Equity at exit: $14,050

Cash invested: $45,500 (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: 920
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,153 high
• Mortgage (P&I): −$852
• Tax from tax record: −$196 /mo · $2,354/yr
• Insurance: −$68
• HOA: −$700
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-115

Break-even live

Break-even rent $2,299

Max offer price $142,140

Occupancy floor —

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: $40,625
• Closing costs: $4,875
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Oceans West Blvd Unit 6B1 Daytona Beach, FL	2.0	2.0	1265	$2,300	$1.82	23d	1	0.03mi
1 Oceans West Blvd Unit 4B5 Daytona Beach, FL	2.0	2.0	1327	$2,150	$1.62	23d	1	0.03mi
3023 S Atlantic Ave Unit 1531031P Daytona Beach Shores, FL	2.0	2.0	1097	$4,430	$4.04	14d	1	0.15mi
3043 S Atlantic Ave Apt 1602 Daytona Beach Shores, FL	2.0	2.0	1028	$2,550	$2.48	23d	1	0.16mi
3043 S Atlantic Ave #1901 Daytona Beach Shores, FL	2.0	2.0	1062	$2,450	$2.31	23d	1	0.16mi
3023 S Atlantic Ave #507 Daytona Beach, FL	2.0	2.0	1445	$2,800	$1.94	23d	1	0.16mi
3023 S Atlantic Ave Apt 203 Daytona Beach Shores, FL	2.0	2.0	1361	$2,600	$1.91	23d	1	0.16mi
3013 S Atlantic Ave Unit 907 Daytona Beach, FL	2.0	2.0	1088	$2,800	$2.57	23d	1	0.16mi
3047 S Atlantic Ave #1506 Daytona Beach, FL	2.0	2.0	1290	$2,295	$1.78	23d	1	0.18mi
2987 S Atlantic Ave #205 Daytona Beach Shores, FL	2.0	2.0	1028	$2,600	$2.53	23d	1	0.20mi
3051 S Atlantic Ave #505 Daytona Beach, FL	2.0	2.0	1058	$2,450	$2.32	11d	1	0.20mi
3051 S Atlantic Ave Unit 1 Daytona Beach Shores, FL	2.0	2.0	1072	$2,500	$2.33	23d	1	0.21mi
2947 S Atlantic Ave #401 Daytona Beach, FL	2.0	2.0	1200	$2,500	$2.08	23d	1	0.27mi
3115 S Atlantic Ave Unit 201 Daytona Beach Shores, FL	2.0	2.0	986	$2,500	$2.54	23d	1	0.34mi
3137 S Atlantic Ave Unit 3 Daytona Beach, FL	2.0	1.0	900	$2,300	$2.56	23d	1	0.44mi
130 Glen Myra Ave Unit 1 Daytona Beach Shores, FL	1.0	1.0	775	$1,400	$1.81	23d	1	0.79mi
3131 S Ridgewood Ave #203 South Daytona, FL	2.0	2.0	1013	$1,795	$1.77	14d	1	1.18mi
2250 S Palmetto Ave South Daytona, FL	2.0	2.5	1386	$1,600	$1.15	23d	1	1.18mi
268 Florida Shores Blvd #268 Daytona Beach Shores, FL	2.0	2.5	1428	$2,250	$1.58	23d	1	1.20mi
301 Ridge Blvd #1020 South Daytona, FL	2.0	1.0	810	$1,375	$1.70	23d	1	1.25mi
2275 Granada Dr Unit 1 South Daytona, FL	2.0	2.0	1000	$1,600	$1.60	23d	1	1.26mi
2140 S Palmetto Ave South Daytona, FL	2.0	1.5	1100	$1,499	$1.36	23d	1	1.29mi
480 Reed Canal Rd #57 South Daytona, FL	2.0	1.5	1024	$1,550	$1.51	23d	1	1.31mi
2545 S Atlantic Ave Daytona Beach Shores, FL	2.0–3.0	2.0–3.0	1700	$3,000	$1.76	23d	3	1.32mi
3230 S Ridgewood Ave South Daytona, FL	1.0–3.0	1.0–2.0	1046	$1,432	$1.37	11d	27	1.33mi
580 Reed Canal Rd South Daytona, FL	1.0	1.0	718	$1,272	$1.77	14d	2	1.39mi
2050 S Ridgewood Ave South Daytona, FL	1.0–2.0	1.0–1.5	818	$1,070	$1.31	23d	1	1.48mi

HOA detail condo

• Monthly dues: $700 · $8,400/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $162,500 Active 500 DOM
2. 2026-06-17
   days on market $162,500 Active 499 DOM
3. 2026-06-16
   days on market $162,500 Active 498 DOM
4. 2026-06-15
   days on market $162,500 Active 497 DOM
5. 2026-06-14
   days on market $162,500 Active 495 DOM
6. 2026-06-10
   days on market $162,500 Active 492 DOM
7. 2026-06-09
   days on market $162,500 Active 491 DOM
8. 2026-06-08
   days on market $162,500 Active 490 DOM
9. 2026-06-07
   days on market $162,500 Active 489 DOM
10. 2026-06-05
    days on market $162,500 Active 486 DOM
11. 2026-06-03
    days on market $162,500 Active 485 DOM
12. 2026-06-03
    days on market $162,500 Active 484 DOM
13. 2026-06-01
    days on market $162,500 Active 483 DOM
14. 2026-05-31
    days on market $162,500 Active 482 DOM
15. 2026-05-31
    days on market $162,500 Active 481 DOM
16. 2026-02-09
    price $162,500 966-char remark

    Show marketing remark (966 chars)

    Deeply discounted price on this updated condominia awaiting the start of the deck reconstruction project. Expected completion unknown at this time. Ocean views from this, 1-bedroom, 1-bathroom updated kitchen & luxury vinyl flooring throughout. The 1010 total sq. ft. floor plan includes two balconies w/ approx. 160 sq. ft. of outdoor space facing east and NE. . Located in the Oceans community this complex sits directly on the Oceans West Executive Golf Course, just steps from Publix, Walgreens, banks, and a vibrant community center and surrounded by city parks, tennis, pickleball. Indulge in resort-style living with a seasonally heated pool, fitness center, saunas, billiards, social/club room and more! Some amenities may note be available until construction project complete. All info is deemed accurate but cannot be guaranteed. Buyer/Buyer Agent to verify all info to include, room sizes condo docs financial info, inspections, assessments, etc.

17. 2025-07-28
    price $149,500 966-char remark

    Show marketing remark (966 chars)

    Deeply discounted price on this updated condominia awaiting the start of the deck reconstruction project. Expected completion unknown at this time. Ocean views from this, 1-bedroom, 1-bathroom updated kitchen & luxury vinyl flooring throughout. The 1010 total sq. ft. floor plan includes two balconies w/ approx. 160 sq. ft. of outdoor space facing east and NE. . Located in the Oceans community this complex sits directly on the Oceans West Executive Golf Course, just steps from Publix, Walgreens, banks, and a vibrant community center and surrounded by city parks, tennis, pickleball. Indulge in resort-style living with a seasonally heated pool, fitness center, saunas, billiards, social/club room and more! Some amenities may note be available until construction project complete. All info is deemed accurate but cannot be guaranteed. Buyer/Buyer Agent to verify all info to include, room sizes condo docs financial info, inspections, assessments, etc.

18. 2025-06-03
    price $150,000 966-char remark

    Show marketing remark (966 chars)

    Deeply discounted price on this updated condominia awaiting the start of the deck reconstruction project. Expected completion unknown at this time. Ocean views from this, 1-bedroom, 1-bathroom updated kitchen & luxury vinyl flooring throughout. The 1010 total sq. ft. floor plan includes two balconies w/ approx. 160 sq. ft. of outdoor space facing east and NE. . Located in the Oceans community this complex sits directly on the Oceans West Executive Golf Course, just steps from Publix, Walgreens, banks, and a vibrant community center and surrounded by city parks, tennis, pickleball. Indulge in resort-style living with a seasonally heated pool, fitness center, saunas, billiards, social/club room and more! Some amenities may note be available until construction project complete. All info is deemed accurate but cannot be guaranteed. Buyer/Buyer Agent to verify all info to include, room sizes condo docs financial info, inspections, assessments, etc.

19. 2025-02-03
    listed $184,900 Active 966-char remark

    Show marketing remark (966 chars)

    Deeply discounted price on this updated condominia awaiting the start of the deck reconstruction project. Expected completion unknown at this time. Ocean views from this, 1-bedroom, 1-bathroom updated kitchen & luxury vinyl flooring throughout. The 1010 total sq. ft. floor plan includes two balconies w/ approx. 160 sq. ft. of outdoor space facing east and NE. . Located in the Oceans community this complex sits directly on the Oceans West Executive Golf Course, just steps from Publix, Walgreens, banks, and a vibrant community center and surrounded by city parks, tennis, pickleball. Indulge in resort-style living with a seasonally heated pool, fitness center, saunas, billiards, social/club room and more! Some amenities may note be available until construction project complete. All info is deemed accurate but cannot be guaranteed. Buyer/Buyer Agent to verify all info to include, room sizes condo docs financial info, inspections, assessments, etc.

20. 2001-03-01
    soldstatus $79,000
21. 2001-02-23
    soldstatus $79,000 189-char remark

    Show marketing remark (189 chars)

    Fully furnished, inventory in office. View of Ocean and Tennis courts. Walk to beach and shopping and its all at your front door. Very attractive well maintained building www. dagcoxccs.com

22. 2000-11-30
    listed $85,000 189-char remark

    Show marketing remark (189 chars)

    Fully furnished, inventory in office. View of Ocean and Tennis courts. Walk to beach and shopping and its all at your front door. Very attractive well maintained building www. dagcoxccs.com

23. 1985-06-01
    soldstatus $83,900

ⓘ 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: $2,354 · $196/mo
• Projected year-2 tax: $2,354 · $196/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 6/10 Major FEMA zone X (unshaded) · 57% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $25,835
• − Mortgage interest: −$9,103
• − Property taxes: −$2,354
• − Insurance: −$812
• − Repairs & maintenance: −$2,067
• − Management: −$2,067
• − HOA: −$8,400
• − Depreciation: −$4,727
• Taxable loss: −$3,695
• Est. tax savings @ 24.0%: +$887
• After-tax cash flow: $-496/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 Shores

• Score: 77/100
• State rank: #201
• US rank: #3146

Category grades

Amenities D- Commute A+ Cost of living C- Crime A+ Employment C+ Housing C+ Health & safety A User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Daytona Beach Shores, FL
• County: Volusia County · 556,871 people
• 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

+93.7% since first listed

8 events — show timeline

• 2026-02-09 Price Changed $162,500 Daytona MLS
• 2025-07-28 Price Changed $149,500 Daytona MLS
• 2025-06-03 Price Changed $150,000 Daytona MLS
• 2025-02-03 Listed $184,900 Daytona MLS
• 2001-03-01 Sold (Public Records) $79,000 Public Records
• 2001-02-23 Sold (MLS) $79,000 Daytona MLS
• 2000-11-30 Listed $85,000 Daytona MLS
• 1985-06-01 Sold (Public Records) $83,900 Public Records

Property tax history

+1.4%/yr

Latest (2025): $2,354 · -32.1% YoY. Source: county tax records.