2626 S Atlantic Ave S #104 · Daytona Beach Shores, FL 32118

$239,900

2 bd · 2.0 ba · 1,013 sqft · Condo · 209 Days on market

Built 1980 Good condition $237/sqft · 45% below area Est $435k · 45% under $725/mo HOA · 33% 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).

• ARV discount +15.0/15.0
• Cash flow +4.3/30.0
• 1% rule +4.2/10.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +2.4/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Furnished 2 bed 2 bath Condominium across from the beach. Desireable building. Ground Floor easy access to the pool.

Key facts

• Condominium
• Ground floor
• $725 HOA

Tags

• CONDOMINIUM
• GROUND FLOOR
• EASY ACCESS TO THE POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $240k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-639 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (38.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (8.0% below list).
• Recommended offer: $147k (38.5% below list) — sets the bar for cash-flow.
• Cap rate 3.1% vs local median 0.8% in Daytona Beach Shores — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: 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.
• 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); Atlantic High School (math 24% / reading 46%, grade F, #379 of 667 statewide, top 58%, 1,266 students, 52% FRL).
• Market conditions: Rents soft (-0.2%/yr); 1225 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 43% 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 $2k 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 209 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.

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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,489 (38.5% 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 209 days. Have you received any prior offers? Is the seller open to a 39% 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: 0.92% ✗
• Cap rate: 3.10%
• Cash-on-cash: -11.41%
• DSCR: 0.49
• GRM: 9.1

CMA / ARV

• ARV (median comp): $435,000
• List price: $239,900
• Delta: -44.85%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2615 S Atlantic Ave Unit 3F	0.09mi	2/2.0	1,069 (+6%)	1mo	$289,000	$270	86
1 Oceans West Blvd Unit 2A3	1.09mi	1/1.0 (-1)	1,010 (-0%)	1mo	$120,000	$119	54
3051 S Atlantic Ave #1806	1.24mi	2/2.0	1,072 (+6%)	1mo	$310,000	$289	54
1807 S Segrave St	1.32mi	3/1.5 (+1)	1,068 (+5%)	0mo	$275,000	$257	48
1401 S Palmetto Ave #813	1.32mi	3/2.0 (+1)	1,100 (+9%)	0mo	$160,000	$145	45
3043 S Atlantic Ave #804	1.14mi	2/2.0	1,171 (+16%)	1mo	$335,000	$286	39
3013 S Atlantic Ave #902	1.07mi	2/2.0	1,189 (+17%)	1mo	$289,000	$243	39
390 Linda Cir	1.30mi	2/1.0	850 (-16%)	1mo	$200,000	$235	35
303 Ridge Blvd #2100	1.36mi	2/1.0	810 (-20%)	1mo	$110,000	$136	35
303 Ridge Blvd #210	1.37mi	2/1.0	810 (-20%)	1mo	$110,000	$136	35
303 Ridge Blvd #110	1.36mi	2/1.0	810 (-20%)	2mo	$83,000	$102	35
1 Oceans West Blvd Unit 22A4	1.09mi	1/2.0 (-1)	1,265 (+25%)	1mo	$172,816	$137	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -42.5%
• Equity multiple: -0.27×
• Total profit: $-85,540
• Equity at exit: $35,770

10-year hold

• IRR: —
• Equity multiple: -1.23×
• Total profit: $-149,923
• Equity at exit: $20,742

Cash invested: $67,172 (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 →

Active competition Active MLS

• For sale now: 1 active · 1 under contract
• Median asking: $235,000 ($232/sqft)
• Median days on market: 36 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +85.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32118

• Rents YoY: -0.2%
• Active inventory: 1225
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,208 high
• Mortgage (P&I): −$1,258
• Tax est. 1.5%: −$300 /mo · $3,598/yr
• Insurance: −$100
• HOA: −$725
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $-639

Break-even live

Break-even rent $3,016

Max offer price $147,489

Occupancy floor —

Sensitivity live

Price	-10% $-473	-5% $-556	+0% $-639	+5% $-722	+10% $-804
Rent	-10% $-813	-5% $-726	+0% $-639	+5% $-551	+10% $-464
Rate	-1.0pp $-518	-0.5pp $-578	base $-639	+0.5pp $-701	+1.0pp $-764

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: $59,975
• Closing costs: $7,197
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2625 S Atlantic Ave Unit 23NE Daytona Beach Shores, FL	1.0	1.0	850	$2,500	$2.94	6d	1	0.06mi
2615 S Atlantic Ave Unit 6H Daytona Beach Shores, FL	2.0	2.0	1312	$2,750	$2.10	6d	1	0.07mi
268 Florida Shores Blvd #268 Daytona Beach Shores, FL	2.0	2.5	1428	$2,250	$1.58	119d	1	0.20mi
2545 S Atlantic Ave Daytona Beach Shores, FL	2.0–3.0	2.0–3.0	1700	$3,000	$1.76	119d	3	0.23mi
2545 S Atlantic Ave Daytona Beach Shores, FL	2.0–3.0	2.0–3.0	1640	$2,950	$1.80	6d	3	0.23mi
2937 S Atlantic Ave #1904 Daytona Beach Shores, FL	2.0	2.0	1450	$3,050	$2.10	62d	1	0.81mi
2947 S Atlantic Ave #506 Daytona Beach Shores, FL	3.0	3.0	1458	$3,850	$2.64	62d	1	0.87mi
2947 S Atlantic Ave #401 Daytona Beach, FL	2.0	2.0	1200	$2,500	$2.08	119d	1	0.87mi
2947 S Atlantic Ave #1506 Daytona Beach Shores, FL	3.0	3.0	1458	$3,500	$2.40	5d	1	0.87mi
2947 S Atlantic Ave #606 Daytona Beach, FL	3.0	3.0	1458	$3,400	$2.33	119d	1	0.87mi
2947 S Atlantic Ave #606 Daytona Beach Shores, FL	3.0	2.0	1458	$3,600	$2.47	62d	1	0.87mi
2947 S Atlantic Ave #1806 Daytona Beach, FL	3.0	3.0	1458	$2,495	$1.71	116d	1	0.87mi
3 Oceans West Blvd Daytona Beach Shores, FL	2.0	2.0	1400	$1,700	$1.21	6d	1	0.87mi
3 Oceans West Blvd Unit 4A6 Daytona Beach Shores, FL	2.0	2.0	1400	$2,100	$1.50	6d	1	0.87mi
147 Lindley Rd Unit B Daytona Beach, FL	1.0	1.0	760	$1,600	$2.11	119d	1	0.93mi
2987 S Atlantic Ave #205 Daytona Beach Shores, FL	2.0	2.0	1028	$2,600	$2.53	119d	1	0.97mi
2987 S Atlantic Ave #1504 Daytona Beach, FL	2.0	2.0	1171	$2,375	$2.03	6d	1	0.97mi
3013 S Atlantic Ave Unit 907 Daytona Beach, FL	2.0	2.0	1088	$2,800	$2.57	119d	1	1.06mi
3013 S Atlantic Ave #403 Daytona Beach Shores, FL	2.0	2.0	1189	$2,345	$1.97	6d	1	1.07mi
3023 S Atlantic Ave Unit 1531031P Daytona Beach Shores, FL	2.0	2.0	1097	$2,969	$2.71	6d	1	1.07mi
1 Oceans West Blvd Unit 4B5 Daytona Beach Shores, FL	2.0	2.0	1327	$2,150	$1.62	62d	1	1.08mi
1 Oceans West Blvd Unit 6B1 Daytona Beach Shores, FL	2.0	2.0	1265	$2,300	$1.82	62d	1	1.08mi
1 W Oceans Blvd Unit 1A5 Daytona Beach, FL	2.0	2.0	1327	$2,000	$1.51	78d	1	1.09mi
201 Kost Rd South Daytona, FL	1.0–2.0	1.0	750	$1,350	$1.80	0d	3	1.09mi
3023 S Atlantic Ave #406 Daytona Beach Shores, FL	2.0	2.0	1189	$2,350	$1.98	6d	1	1.09mi
3023 S Atlantic Ave Apt 203 Daytona Beach Shores, FL	2.0	2.0	1361	$2,600	$1.91	119d	1	1.09mi
3023 S Atlantic Ave #507 Daytona Beach, FL	2.0	2.0	1445	$2,800	$1.94	119d	1	1.09mi
205 Kost Rd South Daytona, FL	2.0	1.0	850	$1,500	$1.76	119d	1	1.10mi
1910 S Palmetto Ave Unit 103 South Daytona, FL	1.0	1.0	750	$1,195	$1.59	6d	1	1.10mi
1910 S Palmetto Ave South Daytona, FL	1.0	1.0	750	$1,195	$1.59	119d	1	1.10mi
1910 S Palmetto Ave Unit 105 South Daytona, FL	1.0	1.0	750	$1,195	$1.59	0d	1	1.10mi
1910 S Palmetto Ave Unit 108 South Daytona, FL	2.0	2.0	1000	$1,495	$1.50	6d	1	1.10mi
1888 S Palmetto Ave South Daytona, FL	2.0	1.0	850	$1,149	$1.35	78d	1	1.10mi
1888 S Palmetto Ave South Daytona, FL	2.0	1.0	850	$1,199	$1.41	119d	1	1.10mi
1930 S Palmetto Ave Unit 11 South Daytona, FL	1.0	1.0	750	$1,100	$1.47	78d	1	1.11mi
202 Mc Donald St South Daytona, FL	2.0	2.0	1250	$1,750	$1.40	6d	1	1.11mi
202 Mc Donald St Unit 1 South Daytona, FL	2.0	2.0	1250	$1,700	$1.36	62d	1	1.11mi
1890 S Palmetto Ave South Daytona, FL	2.0	1.0	850	$1,249	$1.47	6d	1	1.12mi
1830 S Palmetto Ave Unit 7 South Daytona, FL	2.0	1.0	900	$1,450	$1.61	6d	1	1.12mi
1830 S Palmetto Ave Unit 4 South Daytona, FL	2.0	1.0	900	$1,450	$1.61	119d	1	1.12mi

HOA detail $725/mo · $8,700/yr condo

• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-09-22
   days on market $239,900 Active 209 DOM
2. 2026-09-21
   days on market $239,900 Active 208 DOM
3. 2026-09-20
   days on market $239,900 Active 207 DOM
4. 2026-09-19
   days on market $239,900 Active 206 DOM
5. 2026-09-18
   days on market $239,900 Active 205 DOM
6. 2026-09-17
   days on market $239,900 Active 204 DOM
7. 2026-09-16
   days on market $239,900 Active 203 DOM
8. 2026-09-15
   days on market $239,900 Active 202 DOM
9. 2026-09-14
   days on market $239,900 Active 201 DOM
10. 2026-09-13
    days on market $239,900 Active 200 DOM
11. 2026-09-12
    days on market $239,900 Active 199 DOM
12. 2026-09-11
    days on market $239,900 Active 198 DOM
13. 2026-09-05
    days on market $239,900 Active 192 DOM
14. 2026-09-04
    days on market $239,900 Active 191 DOM
15. 2026-09-03
    days on market $239,900 Active 190 DOM
16. 2026-08-31
    days on market $239,900 Active 187 DOM
17. 2026-08-29
    days on market $239,900 Active 185 DOM
18. 2026-08-28
    days on market $239,900 Active 184 DOM
19. 2026-08-27
    days on market $239,900 Active 183 DOM
20. 2026-08-26
    days on market $239,900 Active 182 DOM
21. 2026-08-25
    days on market $239,900 Active 181 DOM
22. 2026-08-24
    days on market $239,900 Active 180 DOM
23. 2026-08-23
    days on market $239,900 Active 179 DOM
24. 2026-08-21
    days on market $239,900 Active 177 DOM
25. 2026-08-20
    days on market $239,900 Active 176 DOM
26. 2026-08-19
    days on market $239,900 Active 175 DOM
27. 2026-08-18
    days on market $239,900 Active 174 DOM
28. 2026-08-17
    days on market $239,900 Active 173 DOM
29. 2026-08-16
    days on market $239,900 Active 172 DOM
30. 2026-08-15
    days on market $239,900 Active 171 DOM
31. 2026-08-15
    days on market $239,900 Active 170 DOM
32. 2026-08-13
    days on market $239,900 Active 169 DOM
33. 2026-08-12
    days on market $239,900 Active 168 DOM
34. 2026-08-11
    days on market $239,900 Active 167 DOM
35. 2026-08-10
    days on market $239,900 Active 166 DOM
36. 2026-08-09
    days on market $239,900 Active 165 DOM
37. 2026-08-08
    days on market $239,900 Active 164 DOM
38. 2026-08-07
    days on market $239,900 Active 163 DOM
39. 2026-08-06
    days on market $239,900 Active 162 DOM
40. 2026-08-05
    days on market $239,900 Active 161 DOM
41. 2026-08-04
    days on market $239,900 Active 160 DOM
42. 2026-08-03
    days on market $239,900 Active 159 DOM
43. 2026-07-31
    days on market $239,900 Active 156 DOM
44. 2026-07-30
    days on market $239,900 Active 154 DOM
45. 2026-07-28
    days on market $239,900 Active 153 DOM
46. 2026-07-26
    days on market $239,900 Active 151 DOM
47. 2026-07-25
    days on market $239,900 Active 150 DOM
48. 2026-07-24
    days on market $239,900 Active 149 DOM
49. 2026-07-23
    days on market $239,900 Active 148 DOM
50. 2026-07-22
    days on market $239,900 Active 147 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,495
• − Mortgage interest: −$13,438
• − Property taxes: −$3,598
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,120
• − Management: −$2,120
• − HOA: −$8,700
• − Depreciation: −$6,979
• Taxable loss: −$11,659
• Est. tax savings @ 24.0%: +$2,798
• After-tax cash flow: $-4,865/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.

Condition & rehab AI · 7 photos

Good 80/100 Cosmetic rehab Est. rehab $5,065–$15,195 screening

This well-maintained townhouse is in good condition with cosmetic updates needed. It offers a desirable location and easy access to the pool, making it a great investment opportunity.

Value-add opportunities

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Updating the kitchen and bathroom fixtures — Modernizes the space and improves functionality ↑
• Both Landscaping improvements — Enhances curb appeal and creates a more inviting environment ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary R. J. Longstreet Elementary School C+ FL #781/2,144 Nat'l #8,534/41,679 Middle Campbell Middle School F FL #479/571 Nat'l #9,290/14,009 High Atlantic High School F FL #379/667 Nat'l #9,567/17,239

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

B Composite livability gradescore 77/100

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 · 572,749 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: 14% of renters

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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%

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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%

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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

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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

1 event — show timeline

• 2026-02-23 Listed $239,900 Daytona MLS