303 Ridge Blvd #1060 · South Daytona, FL 32119

$79,900

2 bd · 1.0 ba · 810 sqft · Condo public records · 190 Days on market

Built 1971 $420/mo HOA · 28% of rent

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Why this score? — see what drove the B- 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 +26.2/30.0
• 1% rule +10.0/10.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

MOTIVATED SELLER - NEWLY UPDATED - Well Maintained 2-bedroom, 1-bath first-floor condo featuring brand-new flooring in the living and dining areas. Also Freshly painted with updated kitchen. This conveniently located home offers easy access to shopping, restaurants, beaches, and hospitals--perfect for comfortable everyday living or a low-maintenance investment property. Enjoy a functional layout, abundant natural light, and a prime location close to everything you need. All information is deemed accurate but must be verified by buyer and buyers agent

Key facts

• Brand-new flooring
• Updated kitchen
• Functional layout

Tags

• BRAND-NEW FLOORING
• UPDATED KITCHEN
• FUNCTIONAL LAYOUT
• ABUNDANT NATURAL LIGHT
• PRIME LOCATION

Property features AI

Finance

• Other: Pets allowed with breed, number, and size restrictions; Subdivision: Sun Place Condo
• Financial info: Tax amount listed (not included per instructions)
• HOA & community: Homeowners association with monthly fee of $420; HOA covers insurance, grounds maintenance, structure maintenance, pest control, sewer, trash, and water

Exterior

• Parking: Detached carport (1 space)
• Security: No security features listed
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available and connected
• Home design: Residential condominium; 2 stories; Current use: Residential
• Construction: Block construction; Slab foundation
• Exterior features: Public maintained road; City street frontage

Interior

• Kitchen: Refrigerator; Electric range
• Bedrooms: Total rooms: 3
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Ceiling fans
• Laundry & utility: Washer/dryer info not provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#114 in FL, #1,755 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: schools D, employment D, commute F.
• 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 (-2.0%/yr); 280 active listings in the ZIP; 32 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 31% of the median local income ($57k/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 $552 of loan paydown is wiped out by about $2k 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 190 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 28% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 190 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.86% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.96%
• DSCR: 1.49
• GRM: 4.5

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: -10.6%
• Equity multiple: 0.63×
• Total profit: $-8,213
• Equity at exit: $11,913

10-year hold

• IRR: -11.1%
• Equity multiple: 0.49×
• Total profit: $-11,411
• Equity at exit: $6,908

Cash invested: $22,372 (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 32119

• Rents YoY: -2.0%
• Active inventory: 280
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,489 high
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$420
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $138

Break-even live

Break-even rent $1,315

Max offer price $79,900

Occupancy floor 86%

Sensitivity live

Price	-10% $193	-5% $165	+0% $138	+5% $110	+10% $83
Rent	-10% $20	-5% $79	+0% $138	+5% $197	+10% $255
Rate	-1.0pp $178	-0.5pp $158	base $138	+0.5pp $117	+1.0pp $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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 Ridge Blvd #1020 South Daytona, FL	2.0	1.0	810	$1,375	$1.70	24d	1	0.02mi
2275 Granada Dr Unit 1 South Daytona, FL	2.0	2.0	1000	$1,600	$1.60	24d	1	0.08mi
2140 S Palmetto Ave South Daytona, FL	2.0	1.5	1100	$1,499	$1.36	24d	1	0.34mi
2050 S Ridgewood Ave South Daytona, FL	1.0–2.0	1.0–1.5	818	$1,450	$1.77	24d	1	0.34mi
580 Reed Canal Rd South Daytona, FL	1.0	1.0	718	$1,272	$1.77	15d	2	0.49mi
2002 S Palmetto Ave Unit B South Daytona, FL	1.0	1.0	625	$975	$1.56	15d	1	0.52mi
480 Reed Canal Rd #57 South Daytona, FL	2.0	1.5	1024	$1,550	$1.51	24d	1	0.57mi
1910 S Palmetto Ave South Daytona, FL	1.0	1.0	750	$1,195	$1.59	24d	1	0.65mi
535 Olive St South Daytona, FL	2.0	1.0	1024	$1,725	$1.68	11d	1	0.69mi
201 Kost Rd South Daytona, FL	2.0	1.0	850	$1,149	$1.35	11d	2	0.69mi
205 Kost Rd South Daytona, FL	2.0	1.0	850	$1,500	$1.76	24d	1	0.69mi
1888 S Palmetto Ave South Daytona, FL	2.0	1.0	850	$1,199	$1.41	24d	1	0.72mi
1830 S Palmetto Ave Unit 4 South Daytona, FL	2.0	1.0	900	$1,450	$1.61	24d	1	0.78mi
1739 Eastern Rd South Daytona, FL	1.0	1.0	800	$1,099	$1.37	15d	1	0.98mi
1620 S Palmetto Ave South Daytona, FL	1.0	1.0	750	$1,195	$1.59	24d	1	1.13mi
1620 S Palmetto Ave Unit 206 South Daytona, FL	2.0	1.0	850	$1,295	$1.52	21d	1	1.13mi
3131 S Ridgewood Ave #203 South Daytona, FL	2.0	2.0	1013	$1,795	$1.77	15d	1	1.15mi
900 Boulder Dr South Daytona, FL	2.0	1.0	939	$1,850	$1.97	24d	1	1.16mi
3230 S Ridgewood Ave South Daytona, FL	1.0–3.0	1.0–2.0	1046	$1,881	$1.80	11d	27	1.21mi
700 Northern Rd Unit 728 South Daytona, FL	1.0	1.0	774	$1,240	$1.60	24d	1	1.26mi
1504 Virginia Ave Daytona Beach, FL	1.0–2.0	1.0–2.0	842	$1,650	$1.96	24d	3	1.36mi
2987 S Atlantic Ave #205 Daytona Beach Shores, FL	2.0	2.0	1028	$2,600	$2.53	24d	1	1.37mi
3023 S Atlantic Ave Unit 1531031P Daytona Beach Shores, FL	2.0	2.0	1097	$4,430	$4.04	15d	1	1.40mi
1500 Virginia Ave Daytona Beach, FL	2.0	2.0	910	$1,475	$1.62	24d	1	1.40mi
3013 S Atlantic Ave Unit 907 Daytona Beach, FL	2.0	2.0	1088	$2,800	$2.57	24d	1	1.41mi
3043 S Atlantic Ave #1901 Daytona Beach Shores, FL	2.0	2.0	1062	$2,450	$2.31	24d	1	1.43mi
3043 S Atlantic Ave Apt 1602 Daytona Beach Shores, FL	2.0	2.0	1028	$2,550	$2.48	24d	1	1.43mi
1350 Virginia Ave Apt 17 Daytona Beach, FL	2.0	2.0	950	$1,399	$1.47	24d	1	1.46mi
3051 S Atlantic Ave #505 Daytona Beach, FL	2.0	2.0	1058	$2,450	$2.32	11d	1	1.47mi
1401 S Palmetto Ave Daytona Beach, FL	1.0–2.0	1.0–2.0	890	$1,800	$2.02	24d	3	1.47mi
3051 S Atlantic Ave Unit 1 Daytona Beach Shores, FL	2.0	2.0	1072	$2,500	$2.33	24d	1	1.47mi
1351 S Ridgewood Ave #26 Daytona Beach, FL	2.0	1.5	988	$1,285	$1.30	15d	1	1.50mi

HOA detail condo

• Monthly dues: $420 · $5,040/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   status $79,900 Pending 190 DOM
2. 2026-06-18
   days on market $79,900 Active 190 DOM
3. 2026-06-17
   days on market $79,900 Active 189 DOM
4. 2026-06-16
   days on market $79,900 Active 188 DOM
5. 2026-06-15
   days on market $79,900 Active 187 DOM
6. 2026-06-14
   days on market $79,900 Active 185 DOM
7. 2026-06-10
   days on market $79,900 Active 182 DOM
8. 2026-06-09
   days on market $79,900 Active 181 DOM
9. 2026-06-08
   statusdays on market $79,900 Active 180 DOM
10. 2026-05-31
    status $79,900 Pending 179 DOM
11. 2026-05-23
    status Active
12. 2026-05-12
    historical
13. 2026-05-12
    price $79,900
14. 2026-03-04
    price $78,000
15. 2026-02-16
    price $79,000
16. 2025-11-19
    listed $84,900 Active
17. 2006-07-12
    soldstatus $120,500
18. 1920-09-01
    soldstatus $35,900

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 97% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 21 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: $17,870
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$1,197
• − Repairs & maintenance: −$1,430
• − Management: −$1,430
• − HOA: −$5,040
• − Depreciation: −$2,324
• Taxable income: $775
• Est. tax owed @ 24.0%: −$186
• After-tax cash flow: $1,468/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 — South Daytona

• Score: 80/100
• State rank: #114
• US rank: #1755

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Daytona, FL
• County: Volusia County · 556,871 people
• City population: 22,348
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• Population (ZIP): 22,348
• Household income: $56,862
• Rent vs Own: 36.6% rent · 63.4% own
• Severe rent burden: 1158.0

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 (75%)
• Race & ethnicity: White 75% Black 10% Hispanic / Latino 9% Two or more races 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 2%
• Foreign-born: 9% · Canada, South Korea, Jamaica
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 2% German/W. Germanic 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: ▼ -247.99%
• Current HPI: 309.304
• Rent YoY: ▼ -2.01%
• 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

+122.6% since first listed

8 events — show timeline

• 2026-05-23 Relisted — Daytona MLS
• 2026-05-12 Price Changed $79,900 Daytona MLS
• 2026-05-12 Listing Removed — Daytona MLS
• 2026-03-04 Price Changed $78,000 Daytona MLS
• 2026-02-16 Price Changed $79,000 Daytona MLS
• 2025-11-19 Listed $84,900 Daytona MLS
• 2006-07-12 Sold (Public Records) $120,500 Public Records
• 1920-09-01 Sold (Public Records) $35,900 Public Records

Property tax history

+3.1%/yr

Latest (2025): $115 · +20.6% YoY. Source: county tax records.