222 Eagle Harbor Way · Daytona Beach, FL 32124

$379,900

3 bd · 2.0 ba · 1,808 sqft · SingleFamily public records · 2 Days on market

Built 2023 6,000 sqft lot $88/mo HOA · 3% 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).

• Cash flow +7.5/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Appreciation +4.0/10.0
• Rent growth +3.9/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.7/10.0

Listing remarks

Located in Eagle Crest off LPGA Blvd in Daytona Beach, this 2023 built home is located in a smaller, more quaint community offering a quieter setting compared to larger high traffic neighborhoods. It's an excellent option for newer construction in a relaxed environment while still being close to everything including Tanger Outlets, shopping, restaurants, hospitals, doctor offices, Embry Riddle, Daytona State College, Father Lopez Catholic High School, and quick access to I-95 and I-4, with the beach and Speedway just a short drive away. The home sits on a nice lakefront lot with deep water views and a fully fenced yard offering privacy and a peaceful outdoor space. An upgraded elevation wit

Key facts

• Lakefront lot
• Upgraded elevation
• Nature preserve area

Tags

• LAKEFRONT LOT
• FULLY FENCED YARD
• PRIVATE WALKING TRAIL
• NATURE PRESERVE AREA
• UPGRADED ELEVATION
• UPGRADED CABINETRY STYLES

Property features AI

Finance

• HOA & community: Has homeowners association; Quarterly association fee of $265 (about $88.33/month)

Exterior

• Parking: 2-car garage
• Utilities: Public water; Sewer connected; Electricity connected; Cable available and connected
• Home design: Single-family residence; One level; Faces west
• Construction: Slab foundation
• Exterior features: Lakefront/pond waterfront; Waterfront lot

Interior

• Kitchen: Refrigerator; Microwave; Electric range; Electric oven; Dishwasher; Garbage disposal; Electric water heater
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heat pump; Central air conditioning; Electric cooling
• Interior features: Breakfast bar
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $380k.

Deal economics

• At list price, monthly cash flow is $-466 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (21.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $282k (25.7% below list).
• Recommended offer: $282k (25.7% 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 rising fast (+5.5%/yr); 333 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 37% of the median local income ($93k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-2.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $8k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $278k; 37% 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; severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $282,118 (25.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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 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: 0.74% ✗
• Cap rate: 4.82%
• Cash-on-cash: -5.26%
• DSCR: 0.77
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.99% appreciation · 5.46% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.36×
• Total profit: $-67,723
• Equity at exit: $73,972

10-year hold

• IRR: -5.8%
• Equity multiple: 0.52×
• Total profit: $-51,447
• Equity at exit: $63,397

Cash invested: $106,372 (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 32124

• Home prices YoY: -0.6%
• Rents YoY: 5.5%
• Active inventory: 333
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,821 high
• Mortgage (P&I): −$1,992
• Tax from tax record: −$456 /mo · $5,476/yr
• Insurance: −$158
• HOA: −$88
• Vacancy / Maint / Mgmt: −$592
• Net cashflow: $-466

Break-even live

Break-even rent $3,411

Max offer price $297,551

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: $94,975
• Closing costs: $11,397
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1122 Cabot Cliffs Dr Daytona Beach, FL	3.0	2.0	1432	$3,200	$2.23	14d	1	0.46mi
1153 Sand Trap Ct Daytona Beach, FL	4.0	2.0	1936	$2,395	$1.24	21d	1	0.59mi
1100 Sand Trap Ct Daytona Beach, FL	4.0	2.0	1935	$2,600	$1.34	23d	1	0.69mi
1142 Pacific Dunes Ct Daytona Beach, FL	4.0	3.0	2010	$2,599	$1.29	23d	1	0.72mi
1098 Pacific Dunes Ct Daytona Beach, FL	4.0	2.5	2576	$3,000	$1.16	23d	1	0.81mi
1139 Belle Isle Ln Daytona Beach, FL	3.0	2.0	1429	$2,195	$1.54	14d	1	0.99mi
2220 Green Valley St Daytona Beach, FL	3.0	2.0	1540	$2,300	$1.49	23d	1	1.16mi
5135 Magnolia Palm Dr Daytona Beach, FL	3.0	2.0	1487	$2,250	$1.51	11d	1	1.18mi
1347 Belle Isle Ln Daytona Beach, FL	4.0	2.0	1846	$2,400	$1.30	23d	1	1.29mi
207 Wentworth Grande Dr Daytona Beach, FL	2.0	2.5	1288	$2,100	$1.63	23d	1	1.49mi

HOA detail

• Monthly dues: $88 · $1,056/yr
• Likely covers: water

Listing history 5 events

1. 2026-06-18
   days on market $379,900 Active 2 DOM
2. 2026-06-17
   price $379,900 Active 1 DOM
3. 2026-06-17
   pricelisting id $349,900 Active 1 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $379,900 Active 1 DOM

ⓘ 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: $5,476 · $456/mo
• Projected year-2 tax: $5,476 · $456/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 19 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: $33,854
• − Mortgage interest: −$21,280
• − Property taxes: −$5,476
• − Insurance: −$1,900
• − Repairs & maintenance: −$2,708
• − Management: −$2,708
• − HOA: −$1,056
• − Depreciation: −$11,052
• Taxable loss: −$12,326
• Est. tax savings @ 24.0%: +$2,958
• After-tax cash flow: $-2,636/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): 11,409
• Household income: $92,616
• Rent vs Own: 5.8% rent · 94.2% own
• Severe rent burden: 54.0

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 (71%)
• Race & ethnicity: White 71% Black 20% Hispanic / Latino 5% Asian 2% Two or more races 1%
• Common ancestry: Romanian 3% Italian 2% Portuguese 1%
• Foreign-born: 10% · Canada, Mexico, South Korea
• Languages at home: 91% English-only · Spanish 4% Other Asian/Pacific 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: ▼ -1.99%
• Current HPI: 311.7456
• Rent YoY: ▲ 5.46%
• 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

+36.6% since first listed

2 events — show timeline

• 2026-06-15 Listed $379,900 Daytona MLS
• 2023-09-21 Sold (Public Records) $278,191 Public Records

Property tax history

+192.1%/yr

Latest (2025): $5,476 · -13.7% YoY. Source: county tax records.