705 Largo Way · South Daytona, FL 32119

$239,900

3 bd · 1.5 ba · 1,000 sqft · SingleFamily public records · 24 Days on market

Built 1960 8,276 sqft 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 +10.9/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 BEDROOM 1 1/2 BATH BLOCK HOME IN S DAYTONA CLOSE TO SHOPPING, 3 COLLEGES AND THE BEACH. SOLD AS IS. BUYER TO PAY $75. DOC FEE AT CLOSING. ALL CONTRACTS/ OFFERS ARE SUBJECT TO ONEWEST SENIOR MANAGEMENT APPROVAL AND ANY OFFERS OR COUNTER OFFERS BY ONEWEST ARE NOT BINDING UNLESS THE ENTIRE AGREEMENT IS RATIFIED BY ALL PARTIES. INFORMATION DEEMED ACCURATE BUT NOT GUARANTEED.

Key facts

• New a/c system
• 8,276 sq ft lot
• Garage

Tags

• NEW A/C SYSTEM
• GENEROUSLY SIZED BACKYARD
• MODERN LIGHT FIXTURES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-105 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (30.3% below list).
• Recommended offer: $167k (30.3% below list) — sets the bar for 1% rule.

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; 38 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 35% 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 $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 24 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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.

Risks & watch-outs

• 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 $167,094 (30.3% 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. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.70% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.88%
• DSCR: 0.92
• GRM: 12.0

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: -22.4%
• Equity multiple: 0.25×
• Total profit: $-50,604
• Equity at exit: $35,770

10-year hold

• IRR: -24.7%
• Equity multiple: -0.07×
• Total profit: $-72,115
• 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 →

ZIP-level market 32119

• Rents YoY: -2.0%
• Active inventory: 280
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,671 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$67 /mo · $810/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $-105

Break-even live

Break-even rent $1,804

Max offer price $221,274

Occupancy floor —

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
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
535 Olive St South Daytona, FL	2.0	1.0	1024	$1,725	$1.68	11d	1	0.24mi
793 Aspen Dr South Daytona, FL	2.0	2.0	1300	$1,940	$1.49	23d	1	0.29mi
716 Boston Ave South Daytona, FL	2.0	2.0	1373	$2,100	$1.53	14d	1	0.33mi
900 Boulder Dr South Daytona, FL	2.0	1.0	939	$1,850	$1.97	23d	1	0.49mi
1830 S Palmetto Ave Unit 4 South Daytona, FL	2.0	1.0	900	$1,450	$1.61	23d	1	0.58mi
1888 S Palmetto Ave South Daytona, FL	2.0	1.0	850	$1,199	$1.41	23d	1	0.60mi
2050 S Ridgewood Ave South Daytona, FL	1.0–2.0	1.0–1.5	818	$1,450	$1.77	23d	1	0.60mi
205 Kost Rd South Daytona, FL	2.0	1.0	850	$1,500	$1.76	23d	1	0.60mi
201 Kost Rd South Daytona, FL	2.0	1.0	850	$1,149	$1.35	11d	2	0.61mi
1620 S Palmetto Ave Unit 206 South Daytona, FL	2.0	1.0	850	$1,295	$1.52	21d	1	0.66mi
1505 Edgewater Rd Daytona Beach, FL	3.0	2.0	1209	$1,800	$1.49	23d	1	0.69mi
1504 Virginia Ave Daytona Beach, FL	1.0–2.0	1.0–2.0	842	$1,650	$1.96	23d	3	0.71mi
1500 Virginia Ave Daytona Beach, FL	2.0	2.0	910	$1,475	$1.62	23d	1	0.73mi
2208 Flourescent Way South Daytona, FL	3.0	2.5	1400	$2,300	$1.64	23d	1	0.73mi
2313 Incandescent Way Unit 1 South Daytona, FL	3.0	2.5	1500	$1,900	$1.27	14d	1	0.76mi
1350 Virginia Ave Apt 17 Daytona Beach, FL	2.0	2.0	950	$1,399	$1.47	23d	1	0.78mi
2140 S Palmetto Ave South Daytona, FL	2.0	1.5	1100	$1,499	$1.36	23d	1	0.78mi
329 Wilder Blvd Daytona Beach, FL	2.0	2.0	1161	$1,900	$1.64	23d	1	0.85mi
2275 Granada Dr Unit 1 South Daytona, FL	2.0	2.0	1000	$1,600	$1.60	23d	1	0.87mi
17 Kimberly Ct Daytona Beach, FL	2.0	2.0	896	$1,299	$1.45	23d	1	0.88mi
1351 S Ridgewood Ave #26 Daytona Beach, FL	2.0	1.5	988	$1,285	$1.30	14d	1	0.88mi
315 Wilder Blvd Daytona Beach, FL	2.0	1.0	850	$1,075	$1.26	23d	1	0.89mi
10 Harbor Cove Ct Daytona Beach, FL	3.0	2.0	1456	$1,499	$1.03	23d	1	0.89mi
1401 S Palmetto Ave Daytona Beach, FL	1.0–2.0	1.0–2.0	890	$1,800	$2.02	23d	3	0.90mi
2250 S Palmetto Ave South Daytona, FL	2.0	2.5	1386	$1,600	$1.15	23d	1	0.92mi
301 Ridge Blvd #1020 South Daytona, FL	2.0	1.0	810	$1,375	$1.70	23d	1	0.93mi
1017 June Ter Lot 6 Daytona Beach, FL	2.0	1.0	700	$1,350	$1.93	23d	1	1.01mi
311 Country Club Oval Unit 311-112 Daytona Beach, FL	2.0	1.0	940	$1,375	$1.46	14d	1	1.04mi
1174 Margina Ave Daytona Beach, FL	3.0	2.0	1190	$2,340	$1.97	23d	1	1.12mi
1229 S Beach St Daytona Beach, FL	1.0–3.0	1.0–2.0	906	$2,125	$2.34	19d	1	1.21mi
940 Lockhart St Daytona Beach, FL	3.0	2.0	1071	$1,850	$1.73	19d	1	1.23mi
207 Francis Parkman Pl Unit 1 Daytona Beach, FL	2.0	1.0	1200	$1,550	$1.29	23d	1	1.23mi
920 Lockhart St Daytona Beach, FL	4.0	2.0	1248	$2,250	$1.80	14d	1	1.28mi
908 Lora St Unit A Daytona Beach, FL	2.0	1.0	775	$1,300	$1.68	23d	1	1.34mi
886 S Nova Rd Daytona Beach, FL	1.0–2.0	1.0	685	$1,260	$1.84	11d	10	1.37mi
480 Reed Canal Rd #57 South Daytona, FL	2.0	1.5	1024	$1,550	$1.51	23d	1	1.38mi
808 Valencia Ave Daytona Beach, FL	3.0	2.0	1222	$2,200	$1.80	23d	1	1.39mi
751 Bellevue Ave Unit 1 Daytona Beach, FL	2.0	1.0	816	$1,390	$1.70	23d	1	1.39mi

Listing history 11 events

1. 2026-02-13
   soldstatus $238,000
2. 2026-02-06
   status Pending
3. 2026-01-12
   listed $239,900 Active
4. 2026-01-12
   historical
5. 2025-11-17
   price $239,900
6. 2025-11-04
   price $244,500
7. 2025-09-18
   price $254,900
8. 2025-08-23
   listed $259,000 Active
9. 2014-08-18
   soldstatus $72,500 375-char remark

   Show marketing remark (375 chars)

   3 BEDROOM 1 1/2 BATH BLOCK HOME IN S DAYTONA CLOSE TO SHOPPING, 3 COLLEGES AND THE BEACH. SOLD AS IS. BUYER TO PAY $75. DOC FEE AT CLOSING. ALL CONTRACTS/ OFFERS ARE SUBJECT TO ONEWEST SENIOR MANAGEMENT APPROVAL AND ANY OFFERS OR COUNTER OFFERS BY ONEWEST ARE NOT BINDING UNLESS THE ENTIRE AGREEMENT IS RATIFIED BY ALL PARTIES. INFORMATION DEEMED ACCURATE BUT NOT GUARANTEED.

10. 2014-03-27
    listed $72,500 375-char remark

    Show marketing remark (375 chars)

    3 BEDROOM 1 1/2 BATH BLOCK HOME IN S DAYTONA CLOSE TO SHOPPING, 3 COLLEGES AND THE BEACH. SOLD AS IS. BUYER TO PAY $75. DOC FEE AT CLOSING. ALL CONTRACTS/ OFFERS ARE SUBJECT TO ONEWEST SENIOR MANAGEMENT APPROVAL AND ANY OFFERS OR COUNTER OFFERS BY ONEWEST ARE NOT BINDING UNLESS THE ENTIRE AGREEMENT IS RATIFIED BY ALL PARTIES. INFORMATION DEEMED ACCURATE BUT NOT GUARANTEED.

11. 2010-06-19
    listed $79,900

ⓘ 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: $810 · $67/mo
• Projected year-2 tax: $1,991 · $166/mo
• Expected delta: +$1,182/yr (+$98/mo · 146.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 54% 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: $20,051
• − Mortgage interest: −$13,438
• − Property taxes: −$810
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,604
• − Management: −$1,604
• − Depreciation: −$6,979
• Taxable loss: −$5,583
• Est. tax savings @ 24.0%: +$1,340
• After-tax cash flow: $75/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

+197.9% since first listed

11 events — show timeline

• 2026-02-13 Sold (Public Records) $238,000 Public Records
• 2026-02-06 Pending — Daytona MLS
• 2026-01-12 Listing Removed — Daytona MLS
• 2026-01-12 Listed $239,900 Daytona MLS
• 2025-11-17 Price Changed $239,900 Daytona MLS
• 2025-11-04 Price Changed $244,500 Daytona MLS
• 2025-09-18 Price Changed $254,900 Daytona MLS
• 2025-08-23 Listed $259,000 Daytona MLS
• 2014-08-18 Sold (MLS) $72,500 Daytona MLS
• 2014-03-27 Listed $72,500 Daytona MLS
• 2010-06-19 Listed $79,900 Daytona MLS

Property tax history

-4.6%/yr

Latest (2025): $810 · +4.4% YoY. Source: county tax records.