1723 Tallahassee Dr · Daytona Beach, FL 32117

$176,000

2 bd · 1.0 ba · 1,111 sqft · SingleFamily · 91 Days on market

Built 2025 7,344 sqft lot

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Why this score? — see what drove the C 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 +23.9/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Purchase Offer Qualifier: Newly constructed, county-owned home built with Neighborhood Stabilization Program (NSP) funds. Available only to approved first-time buyers with household incomes at or below 50 percent AMI and an active Homebuyer Assistance Commitment Letter from the Volusia County Community Assistance Division Affordable Housing Purchase Assistance Program. Only eligible 50 percent AMI households may submit offers. Buyers must review the attached NSP Contract Drafting Suggestions and NSP Offer Submission Procedures prior to submitting an offer. Brand-new 2-bedroom, 1-bath home with a 1-car garage on a 7,344 sq. ft. lot. Offers 1,547 total sq. ft. with durable vinyl flooring throughout. Modern kitchen includes electric stove and refrigerator. Features a 40-gallon water heater, city water (City of Daytona Beach), and septic sewer. Backyard includes three mature trees for added privacy. Move-in ready with contemporary features and outdoor space to enjoy.

Key facts

• New construction
• City water
• Refrigerator

Tags

• NEW CONSTRUCTION
• MODERN KITCHEN
• ELECTRIC STOVE
• REFRIGERATOR
• 40-GALLON WATER HEATER
• CITY WATER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $176k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $176k).
• Recommended offer: $160k (9.0% 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: 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 rising (+1.0%/yr); 332 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 ($56k/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 91 days — a 9% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 28y ago 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 $119k; 48% 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; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,160 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 1.12% ✓
• Cap rate: 8.62%
• Cash-on-cash: 8.29%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.01% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.78×
• Total profit: $-10,666
• Equity at exit: $26,242

10-year hold

• IRR: 1.1%
• Equity multiple: 1.07×
• Total profit: $3,510
• Equity at exit: $15,217

Cash invested: $49,280 (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 32117

• Home prices YoY: -8.2%
• Rents YoY: 1.0%
• Active inventory: 332
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,971 high
• Mortgage (P&I): −$923
• Tax est. 1.5%: −$220 /mo · $2,640/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $341

Break-even live

Break-even rent $1,540

Max offer price $176,000

Occupancy floor 78%

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: $44,000
• Closing costs: $5,280
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1435 Atlanta Dr Daytona Beach, FL	3.0	1.0	1200	$1,800	$1.50	23d	1	0.04mi
1615 Derbyshire Rd Daytona Beach, FL	3.0	1.5	1000	$1,950	$1.95	14d	1	0.15mi
1235 Alcazar St Daytona Beach, FL	3.0	2.0	1498	$2,100	$1.40	23d	1	0.17mi
1512 Richmond Ave Unit 1546284P Daytona Beach, FL	3.0	2.0	1173	$3,226	$2.75	14d	1	0.21mi
108 San Mardeen Ct Daytona Beach, FL	3.0	2.0	1500	$2,650	$1.77	23d	1	0.32mi
1707 Evergreen St Ormond Beach, FL	2.0	1.0	868	$1,750	$2.02	23d	1	0.53mi
1559 Hammock Dr Unit B Holly Hill, FL	2.0	1.5	1100	$1,375	$1.25	14d	1	0.65mi
1575 Megan Bay Cir Daytona Beach, FL	3.0	2.0	1232	$1,800	$1.46	23d	1	0.69mi
1563 Hancock Ln Daytona Beach, FL	2.0	2.0	912	$1,475	$1.62	11d	1	0.83mi
946 15th St Daytona Beach, FL	2.0	2.0	1010	$1,500	$1.49	23d	1	0.89mi
101 Claysburg LN Holly Hill, FL	1.0–3.0	1.0–2.0	1163	$2,322	$2.00	14d	25	0.98mi
100 Windflower LN Daytona Beach, FL	1.0–3.0	1.0–2.0	1021	$2,014	$1.97	11d	63	0.98mi
1600 Lpga Blvd Daytona Beach, FL	1.0–3.0	1.0–2.0	1045	$2,065	$1.98	11d	21	1.01mi
100 Integra Shores Dr Daytona Beach, FL	2.0–3.0	2.0	1126	$1,395	$1.24	11d	6	1.08mi
900 LPGA Blvd Daytona Beach, FL	1.0–2.0	1.0–2.0	885	$1,495	$1.69	14d	14	1.09mi
1224 10th St Daytona Beach, FL	3.0	1.0	1284	$1,550	$1.21	14d	1	1.17mi
1500 Alexis AVE Daytona Beach, FL	1.0–3.0	1.0–2.0	1003	$1,807	$1.80	11d	32	1.33mi
1851 Lpga Blvd Daytona Beach, FL	1.0–3.0	1.0–3.0	966	$1,918	$1.98	11d	49	1.33mi
638 LPGA Blvd Unit B Daytona Beach, FL	3.0	2.0	1111	$2,490	$2.24	23d	1	1.39mi
1262 Essex Rd Daytona Beach, FL	3.0	2.0	1500	$1,900	$1.27	23d	1	1.47mi
1014 Indian Oaks E Daytona Beach, FL	3.0	2.0	1500	$2,650	$1.77	23d	1	1.48mi

Listing history 16 events

1. 2026-04-21
   status Pending 977-char remark

   Show marketing remark (977 chars)

   Purchase Offer Qualifier: Newly constructed, county-owned home built with Neighborhood Stabilization Program (NSP) funds. Available only to approved first-time buyers with household incomes at or below 50 percent AMI and an active Homebuyer Assistance Commitment Letter from the Volusia County Community Assistance Division Affordable Housing Purchase Assistance Program. Only eligible 50 percent AMI households may submit offers. Buyers must review the attached NSP Contract Drafting Suggestions and NSP Offer Submission Procedures prior to submitting an offer. Brand-new 2-bedroom, 1-bath home with a 1-car garage on a 7,344 sq. ft. lot. Offers 1,547 total sq. ft. with durable vinyl flooring throughout. Modern kitchen includes electric stove and refrigerator. Features a 40-gallon water heater, city water (City of Daytona Beach), and septic sewer. Backyard includes three mature trees for added privacy. Move-in ready with contemporary features and outdoor space to enjoy.

2. 2026-04-21
   status Pending

   Show marketing remark (977 chars)

   Purchase Offer Qualifier: Newly constructed, county-owned home built with Neighborhood Stabilization Program (NSP) funds. Available only to approved first-time buyers with household incomes at or below 50 percent AMI and an active Homebuyer Assistance Commitment Letter from the Volusia County Community Assistance Division Affordable Housing Purchase Assistance Program. Only eligible 50 percent AMI households may submit offers. Buyers must review the attached NSP Contract Drafting Suggestions and NSP Offer Submission Procedures prior to submitting an offer. Brand-new 2-bedroom, 1-bath home with a 1-car garage on a 7,344 sq. ft. lot. Offers 1,547 total sq. ft. with durable vinyl flooring throughout. Modern kitchen includes electric stove and refrigerator. Features a 40-gallon water heater, city water (City of Daytona Beach), and septic sewer. Backyard includes three mature trees for added privacy. Move-in ready with contemporary features and outdoor space to enjoy.

3. 2026-01-20
   listed $176,000 Active 977-char remark

   Show marketing remark (977 chars)

   Purchase Offer Qualifier: Newly constructed, county-owned home built with Neighborhood Stabilization Program (NSP) funds. Available only to approved first-time buyers with household incomes at or below 50 percent AMI and an active Homebuyer Assistance Commitment Letter from the Volusia County Community Assistance Division Affordable Housing Purchase Assistance Program. Only eligible 50 percent AMI households may submit offers. Buyers must review the attached NSP Contract Drafting Suggestions and NSP Offer Submission Procedures prior to submitting an offer. Brand-new 2-bedroom, 1-bath home with a 1-car garage on a 7,344 sq. ft. lot. Offers 1,547 total sq. ft. with durable vinyl flooring throughout. Modern kitchen includes electric stove and refrigerator. Features a 40-gallon water heater, city water (City of Daytona Beach), and septic sewer. Backyard includes three mature trees for added privacy. Move-in ready with contemporary features and outdoor space to enjoy.

4. 2026-01-20
   listed $176,000 Active

   Show marketing remark (977 chars)

   Purchase Offer Qualifier: Newly constructed, county-owned home built with Neighborhood Stabilization Program (NSP) funds. Available only to approved first-time buyers with household incomes at or below 50 percent AMI and an active Homebuyer Assistance Commitment Letter from the Volusia County Community Assistance Division Affordable Housing Purchase Assistance Program. Only eligible 50 percent AMI households may submit offers. Buyers must review the attached NSP Contract Drafting Suggestions and NSP Offer Submission Procedures prior to submitting an offer. Brand-new 2-bedroom, 1-bath home with a 1-car garage on a 7,344 sq. ft. lot. Offers 1,547 total sq. ft. with durable vinyl flooring throughout. Modern kitchen includes electric stove and refrigerator. Features a 40-gallon water heater, city water (City of Daytona Beach), and septic sewer. Backyard includes three mature trees for added privacy. Move-in ready with contemporary features and outdoor space to enjoy.

5. 2007-10-04
   soldstatus $118,720
6. 2007-09-26
   soldstatus $118,720 184-char remark

   Show marketing remark (184 chars)

   Great house with four bedrooms, new tile floors, new french door in dining area, two solar lights located in the front of the home and rear. Storage shed stays and has electric source.

7. 2007-05-14
   listed $129,900 184-char remark

   Show marketing remark (184 chars)

   Great house with four bedrooms, new tile floors, new french door in dining area, two solar lights located in the front of the home and rear. Storage shed stays and has electric source.

8. 2007-04-05
   historical
9. 2006-10-05
   listed $134,900
10. 2004-06-17
    soldstatus $95,000
11. 2004-06-04
    soldstatus $95,000
12. 2004-03-08
    listed $94,900
13. 2004-02-18
    historical
14. 2003-11-18
    listed $98,900
15. 1999-03-17
    historical
16. 1998-10-26
    listed $73,500

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,649
• − Mortgage interest: −$9,859
• − Property taxes: −$2,640
• − Insurance: −$880
• − Repairs & maintenance: −$1,892
• − Management: −$1,892
• − Depreciation: −$5,120
• Taxable income: $1,366
• Est. tax owed @ 24.0%: −$328
• After-tax cash flow: $3,759/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

• County: Volusia County · 556,871 people
• City population: 67,539
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• Population (ZIP): 30,955
• Household income: $56,419
• Rent vs Own: 52.3% rent · 47.7% own
• Severe rent burden: 1781.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 53% Black 27% Hispanic / Latino 10% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 8% · Canada, Vietnam, Jamaica
• Languages at home: 86% English-only · Spanish 8% Vietnamese 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: ▼ -96.62%
• Current HPI: 1084.54
• Rent YoY: ▲ 1.01%
• 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

+139.5% since first listed

16 events — show timeline

• 2026-04-21 Pending — Daytona MLS
• 2026-04-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-20 Listed $176,000 Daytona MLS
• 2026-01-20 Listed $176,000 Stellar MLS as Distributed by MLS Grid
• 2007-10-04 Sold (Public Records) $118,720 Public Records
• 2007-09-26 Sold (MLS) $118,720 Daytona MLS
• 2007-05-14 Listed $129,900 Daytona MLS
• 2007-04-05 Listing Removed — Daytona MLS
• 2006-10-05 Listed $134,900 Daytona MLS
• 2004-06-17 Sold (Public Records) $95,000 Public Records
• 2004-06-04 Sold (MLS) $95,000 Daytona MLS
• 2004-03-08 Listed $94,900 Daytona MLS
• 2004-02-18 Listing Removed — Daytona MLS
• 2003-11-18 Listed $98,900 Daytona MLS
• 1999-03-17 Listing Removed — Daytona MLS
• 1998-10-26 Listed $73,500 Daytona MLS

Property tax history

-35.8%/yr

Latest (2021): $72 · +0.0% YoY. Source: county tax records.