2101 S Halifax Dr · Daytona Beach, FL 32118

$399,900

4 bd · 2.5 ba · 1,992 sqft · SingleFamily public records · 223 Days on market

Built 1981 0.41 ac lot

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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 +13.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ALL THE HEAVY LIFTING DONE. ROOF 2017,AC 2022, AND IMPACT WINDOWS, NEW PRIMARY BATH. BEACHSIDE 3/2 , 1/2 ON DEAD END STREET. . HAS SEPERATE LIVING ROOM, DINING RM, FAMILY ROOM OFF KITCHEN. SOLID BLOCK CONST. GAS FIRPLACE IN COZY FAMILY ROOM. STAINLESS APPLAINCES IN KITCHEN INCLUDING GAS STOVE. GLASSED IN FL ROOM OVERLOOKING HUGE FENCED IN YARD. LOT IS 100 X 179. ACROSS STREET FROM RIVER AND SHORT WALK TO THE BEACH.

Key facts

• Dining rm
• Ac 2022
• New primary bath

Tags

• ROOF 2017
• AC 2022
• IMPACT WINDOWS
• NEW PRIMARY BATH
• SEPARATE LIVING ROOM
• DINING RM

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-21 ($-252/yr) — negative.
• To cash-flow at today's rent, offer at most $396k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $318k (20.5% below list).
• Recommended offer: $318k (20.5% 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: 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 soft (-0.2%/yr); 920 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• At $3,179/mo this rent would consume 62% of the median local household income ($61k/yr) (locally 937% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 223 days — a 12% lower offer ($352k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $174k; list at $400k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $317,926 (20.5% 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 223 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 0.80% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.49%
• DSCR: 1.02
• GRM: 10.5

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: -19.8%
• Equity multiple: 0.33×
• Total profit: $-75,549
• Equity at exit: $59,626

10-year hold

• IRR: -20.1%
• Equity multiple: 0.07×
• Total profit: $-103,897
• Equity at exit: $34,576

Cash invested: $111,972 (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: 10.5×

Monthly cashflow live

• Estimated rent: $3,179 high
• Mortgage (P&I): −$2,097
• Tax from tax record: −$202 /mo · $2,429/yr
• Insurance: −$167
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$668
• Net cashflow: $-21

Break-even live

Break-even rent $3,206

Max offer price $396,192

Occupancy floor 96%

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2055 S Atlantic Ave Unit 1545833P Daytona Beach, FL	3.0	3.0	1991	$2,819	$1.42	14d	1	0.32mi
602 Temko Ter Daytona Beach, FL	3.0	2.0	1642	$3,500	$2.13	23d	1	0.78mi
2545 S Atlantic Ave Daytona Beach Shores, FL	2.0–3.0	2.0–3.0	1700	$6,000	$3.53	23d	3	1.15mi
2555 S Atlantic Ave Daytona Beach Shores, FL	2.0–3.0	2.0–3.0	1693	$5,500	$3.25	23d	2	1.23mi
136 Florida Shores Blvd Daytona Beach, FL	3.0	2.5	1711	$2,500	$1.46	11d	1	1.25mi

Listing history 21 events

1. 2026-06-18
   days on market $399,900 Active 223 DOM
2. 2026-06-17
   price $399,900 Active 222 DOM
3. 2026-06-17
   days on market $439,000 Active 222 DOM
4. 2026-06-16
   days on market $439,000 Active 221 DOM
5. 2026-06-15
   days on market $439,000 Active 220 DOM
6. 2026-06-14
   days on market $439,000 Active 218 DOM
7. 2026-06-10
   days on market $439,000 Active 215 DOM
8. 2026-06-09
   days on market $439,000 Active 214 DOM
9. 2026-06-08
   days on market $439,000 Active 213 DOM
10. 2026-06-07
    days on market $439,000 Active 212 DOM
11. 2026-06-05
    days on market $439,000 Active 209 DOM
12. 2026-06-03
    days on market $439,000 Active 208 DOM
13. 2026-06-03
    days on market $439,000 Active 207 DOM
14. 2026-06-01
    days on market $439,000 Active 206 DOM
15. 2026-05-31
    days on market $439,000 Active 205 DOM
16. 2026-05-31
    days on market $439,000 Active 204 DOM
17. 2026-04-25
    price $459,000 421-char remark

    Show marketing remark (421 chars)

    ALL THE HEAVY LIFTING DONE. ROOF 2017,AC 2022, AND IMPACT WINDOWS, NEW PRIMARY BATH. BEACHSIDE 3/2 , 1/2 ON DEAD END STREET. . HAS SEPERATE LIVING ROOM, DINING RM, FAMILY ROOM OFF KITCHEN. SOLID BLOCK CONST. GAS FIRPLACE IN COZY FAMILY ROOM. STAINLESS APPLAINCES IN KITCHEN INCLUDING GAS STOVE. GLASSED IN FL ROOM OVERLOOKING HUGE FENCED IN YARD. LOT IS 100 X 179. ACROSS STREET FROM RIVER AND SHORT WALK TO THE BEACH.

18. 2026-01-15
    price $469,000 421-char remark

    Show marketing remark (421 chars)

    ALL THE HEAVY LIFTING DONE. ROOF 2017,AC 2022, AND IMPACT WINDOWS, NEW PRIMARY BATH. BEACHSIDE 3/2 , 1/2 ON DEAD END STREET. . HAS SEPERATE LIVING ROOM, DINING RM, FAMILY ROOM OFF KITCHEN. SOLID BLOCK CONST. GAS FIRPLACE IN COZY FAMILY ROOM. STAINLESS APPLAINCES IN KITCHEN INCLUDING GAS STOVE. GLASSED IN FL ROOM OVERLOOKING HUGE FENCED IN YARD. LOT IS 100 X 179. ACROSS STREET FROM RIVER AND SHORT WALK TO THE BEACH.

19. 2026-01-08
    price $479,000 421-char remark

    Show marketing remark (421 chars)

    ALL THE HEAVY LIFTING DONE. ROOF 2017,AC 2022, AND IMPACT WINDOWS, NEW PRIMARY BATH. BEACHSIDE 3/2 , 1/2 ON DEAD END STREET. . HAS SEPERATE LIVING ROOM, DINING RM, FAMILY ROOM OFF KITCHEN. SOLID BLOCK CONST. GAS FIRPLACE IN COZY FAMILY ROOM. STAINLESS APPLAINCES IN KITCHEN INCLUDING GAS STOVE. GLASSED IN FL ROOM OVERLOOKING HUGE FENCED IN YARD. LOT IS 100 X 179. ACROSS STREET FROM RIVER AND SHORT WALK TO THE BEACH.

20. 2025-11-07
    listed $489,000 Active 421-char remark

    Show marketing remark (421 chars)

    ALL THE HEAVY LIFTING DONE. ROOF 2017,AC 2022, AND IMPACT WINDOWS, NEW PRIMARY BATH. BEACHSIDE 3/2 , 1/2 ON DEAD END STREET. . HAS SEPERATE LIVING ROOM, DINING RM, FAMILY ROOM OFF KITCHEN. SOLID BLOCK CONST. GAS FIRPLACE IN COZY FAMILY ROOM. STAINLESS APPLAINCES IN KITCHEN INCLUDING GAS STOVE. GLASSED IN FL ROOM OVERLOOKING HUGE FENCED IN YARD. LOT IS 100 X 179. ACROSS STREET FROM RIVER AND SHORT WALK TO THE BEACH.

21. 2002-12-20
    soldstatus $174,500

ⓘ 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: $2,429 · $202/mo
• Projected year-2 tax: $3,319 · $277/mo
• Expected delta: +$890/yr (+$74/mo · 36.7%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥103°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,151
• − Mortgage interest: −$22,401
• − Property taxes: −$2,429
• − Insurance: −$2,797
• − Repairs & maintenance: −$3,052
• − Management: −$3,052
• − Depreciation: −$11,633
• Taxable loss: −$7,213
• Est. tax savings @ 24.0%: +$1,731
• After-tax cash flow: $1,479/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

+163.0% since first listed

5 events — show timeline

• 2026-04-25 Price Changed $459,000 Daytona MLS
• 2026-01-15 Price Changed $469,000 Daytona MLS
• 2026-01-08 Price Changed $479,000 Daytona MLS
• 2025-11-07 Listed $489,000 Daytona MLS
• 2002-12-20 Sold (Public Records) $174,500 Public Records

Property tax history

+0.0%/yr

Latest (2025): $2,429 · +3.1% YoY. Source: county tax records.