381 Crestwind Dr · Daytona Beach, FL 32124

$375,000

3 bd · 2.5 ba · 1,828 sqft · SingleFamily public records · 29 Days on market

Built 2023 6,466 sqft lot $88/mo HOA · 3% 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 +9.2/30.0
• 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
• 1% rule +2.9/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

If you've been hoping to find something newer without the headache of building, this one checks all the boxes. Completed in 2023, this Glen Ridge model is dialed in and ready, no waiting, no surprise costs, no unfinished projects. Built with concrete block construction, hurricane-impact windows, updated insulation, and a newer roof, it's the kind of home that was designed with both durability and efficiency in mind. Even better, the average power bill stays impressively low, typically under $200 a month thanks to its smart energy setup. This 3 bedroom, 2.5 bathroom home has a layout that just makes sense. When you walk in, you're greeted with tall ceilings, great natural light, and an open feel that flows effortlessly. The kitchen sits at the center of it all and opens right into the dining and living areas, making it ideal for everyday living or having friends and family over. You'll find granite countertops, stainless steel appliances, plenty of cabinet space, and a large island that naturally becomes the gathering spot. Outside, you've got a fenced-in yard on a spacious corner lot, giving you plenty of room to spread out, whether it's for pets, kids, or just enjoying some outdoor space. It's the kind of yard that's hard to find in newer construction and actually gives you options. Where this home really separates itself is in the details you don't usually get when buying new. The garage has been finished with epoxy floors and even has its own AC system, perfect for a gym, workspace, or keeping things cool year-round. The landscaping is already done, so it feels complete from the moment you pull up. Everything about this home feels easy and move-in ready. And to top it off, there's an assumable loan at 5.75, which is a rare opportunity right now and can make a real difference in your monthly payment compared to today's rates.

Key facts

• Epoxy floors
• Finished garage
• Granite countertops

Tags

• HURRICANE-IMPACT WINDOWS
• FENCED-IN YARD
• FINISHED GARAGE
• EPOXY FLOORS
• SMART ENERGY SETUP
• GRANITE COUNTERTOPS

Property features AI

Finance

• Other: Total living area listed as 1,828 square feet; Building area total listed as 2,728 square feet; Direction faces south
• Financial info: Lease restrictions apply
• HOA & community: HOA required (Ruby / Artemis Lifestyles - Eagles Crest); Monthly HOA approximately $88.33 (Quarterly fee shown $265); Community playground; Dog park; Cats and dogs allowed; Development: Eagles Crest

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; Residential property; Two levels; South-facing; Homestead exempt
• Construction: Block, concrete and stucco construction; Shingle roof; Slab foundation; Built on less than 1/4 acre lot
• Exterior features: Patio; Porch; Rain gutters; Sidewalk; Sliding doors; Vinyl fencing; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Trash compactor
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile; Other
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen/family room combo; Open floorplan; Solid surface counters; Solid wood cabinets; Stone counters; Thermostat; Walk-in closets
• Laundry & utility: Inside laundry; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-283 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $325k (13.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $295k (21.5% below list).
• Recommended offer: $295k (21.5% below list) — sets the bar for 1% rule.

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: Champion Elementary School (math 39% / reading 44%, grade F, #1,437 of 2,144 statewide, top 68%, 584 students, 70% FRL); David C. Hinson Sr. Middle School (math 52% / reading 49%, grade C, #246 of 571 statewide, top 44%, 950 students, 52% FRL); Mainland High School (math 30% / reading 37%, grade F, #400 of 667 statewide, top 61%, 1,855 students, 64% FRL).
• Market conditions: Rents rising fast (+5.5%/yr); 335 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 38% 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 $3k of loan paydown is wiped out by about $7k 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 29 days — a 2% lower offer ($369k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $276k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 4→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $294,561 (21.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.79% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.23%
• DSCR: 0.86
• GRM: 10.6

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: -13.1%
• Equity multiple: 0.47×
• Total profit: $-55,162
• Equity at exit: $73,018

10-year hold

• IRR: -2.7%
• Equity multiple: 0.77×
• Total profit: $-24,401
• Equity at exit: $62,579

Cash invested: $105,000 (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: 335
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,946 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$399 /mo · $4,786/yr
• Insurance: −$156
• HOA: −$88
• Vacancy / Maint / Mgmt: −$619
• Net cashflow: $-283

Break-even live

Break-even rent $3,303

Max offer price $325,077

Occupancy floor —

Sensitivity live

Price	-10% $-70	-5% $-176	+0% $-283	+5% $-389	+10% $-495
Rent	-10% $-515	-5% $-399	+0% $-283	+5% $-166	+10% $-50
Rate	-1.0pp $-94	-0.5pp $-187	base $-283	+0.5pp $-380	+1.0pp $-479

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1122 Cabot Cliffs Dr Daytona Beach, FL	3.0	2.0	1432	$3,200	$2.23	16d	1	0.60mi
1153 Sand Trap Ct Daytona Beach, FL	4.0	2.0	1936	$2,395	$1.24	23d	1	0.73mi
1100 Sand Trap Ct Daytona Beach, FL	4.0	2.0	1935	$2,600	$1.34	25d	1	0.83mi
1142 Pacific Dunes Ct Daytona Beach, FL	4.0	3.0	2010	$2,599	$1.29	25d	1	0.85mi
1098 Pacific Dunes Ct Daytona Beach, FL	4.0	2.5	2576	$3,000	$1.16	25d	1	0.95mi
1139 Belle Isle Ln Daytona Beach, FL	3.0	2.0	1429	$2,195	$1.54	16d	1	1.13mi
2220 Green Valley St Daytona Beach, FL	3.0	2.0	1540	$2,300	$1.49	25d	1	1.30mi
5135 Magnolia Palm Dr Daytona Beach, FL	3.0	2.0	1487	$2,250	$1.51	13d	1	1.31mi
1347 Belle Isle Ln Daytona Beach, FL	4.0	2.0	1846	$2,400	$1.30	25d	1	1.43mi

HOA detail

• Monthly dues: $88 · $1,056/yr
• Likely covers: landscapinggym

Listing history 7 events

1. 2026-04-23
   listed $375,000 Active 1859-char remark

   Show marketing remark (1859 chars)

   If you've been hoping to find something newer without the headache of building, this one checks all the boxes. Completed in 2023, this Glen Ridge model is dialed in and ready, no waiting, no surprise costs, no unfinished projects. Built with concrete block construction, hurricane-impact windows, updated insulation, and a newer roof, it's the kind of home that was designed with both durability and efficiency in mind. Even better, the average power bill stays impressively low, typically under $200 a month thanks to its smart energy setup. This 3 bedroom, 2.5 bathroom home has a layout that just makes sense. When you walk in, you're greeted with tall ceilings, great natural light, and an open feel that flows effortlessly. The kitchen sits at the center of it all and opens right into the dining and living areas, making it ideal for everyday living or having friends and family over. You'll find granite countertops, stainless steel appliances, plenty of cabinet space, and a large island that naturally becomes the gathering spot. Outside, you've got a fenced-in yard on a spacious corner lot, giving you plenty of room to spread out, whether it's for pets, kids, or just enjoying some outdoor space. It's the kind of yard that's hard to find in newer construction and actually gives you options. Where this home really separates itself is in the details you don't usually get when buying new. The garage has been finished with epoxy floors and even has its own AC system, perfect for a gym, workspace, or keeping things cool year-round. The landscaping is already done, so it feels complete from the moment you pull up. Everything about this home feels easy and move-in ready. And to top it off, there's an assumable loan at 5.75, which is a rare opportunity right now and can make a real difference in your monthly payment compared to today's rates.

2. 2026-04-23
   listed $375,000 Active 1925-char remark

   Show marketing remark (1859 chars)

   If you've been hoping to find something newer without the headache of building, this one checks all the boxes. Completed in 2023, this Glen Ridge model is dialed in and ready, no waiting, no surprise costs, no unfinished projects. Built with concrete block construction, hurricane-impact windows, updated insulation, and a newer roof, it's the kind of home that was designed with both durability and efficiency in mind. Even better, the average power bill stays impressively low, typically under $200 a month thanks to its smart energy setup. This 3 bedroom, 2.5 bathroom home has a layout that just makes sense. When you walk in, you're greeted with tall ceilings, great natural light, and an open feel that flows effortlessly. The kitchen sits at the center of it all and opens right into the dining and living areas, making it ideal for everyday living or having friends and family over. You'll find granite countertops, stainless steel appliances, plenty of cabinet space, and a large island that naturally becomes the gathering spot. Outside, you've got a fenced-in yard on a spacious corner lot, giving you plenty of room to spread out, whether it's for pets, kids, or just enjoying some outdoor space. It's the kind of yard that's hard to find in newer construction and actually gives you options. Where this home really separates itself is in the details you don't usually get when buying new. The garage has been finished with epoxy floors and even has its own AC system, perfect for a gym, workspace, or keeping things cool year-round. The landscaping is already done, so it feels complete from the moment you pull up. Everything about this home feels easy and move-in ready. And to top it off, there's an assumable loan at 5.75, which is a rare opportunity right now and can make a real difference in your monthly payment compared to today's rates.

3. 2026-04-21
   historical
4. 2026-03-22
   price $370,000
5. 2026-03-03
   price $380,000
6. 2026-02-13
   listed $385,000 Active
7. 2023-06-09
   soldstatus $276,120

ⓘ 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: $4,786 · $399/mo
• Projected year-2 tax: $4,786 · $399/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 8/10 Severe
• 🌡 Heat 8/10 Severe 4 d/yr ≥106°F today · 11 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $35,347
• − Mortgage interest: −$21,006
• − Property taxes: −$4,786
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,828
• − Management: −$2,828
• − HOA: −$1,056
• − Depreciation: −$10,909
• Taxable loss: −$9,940
• Est. tax savings @ 24.0%: +$2,386
• After-tax cash flow: $-1,006/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): 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

+35.8% since first listed

9 events — show timeline

• 2026-05-23 Pending — Daytona MLS
• 2026-05-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Listed $375,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Listed $375,000 Daytona MLS
• 2026-04-21 Listing Removed — Daytona MLS
• 2026-03-22 Price Changed $370,000 Daytona MLS
• 2026-03-03 Price Changed $380,000 Daytona MLS
• 2026-02-13 Listed $385,000 Daytona MLS
• 2023-06-09 Sold (Public Records) $276,120 Public Records

Property tax history

+179.2%/yr

Latest (2025): $4,786 · +3.4% YoY. Source: county tax records.