646 Whitehall St · Daytona Beach, FL 32114

$225,000

4 bd · 2.0 ba · 1,530 sqft · SingleFamily public records · 12 Days on market

Built 1999

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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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a spacious home in a quiet neighborhood? Are you ready for a change but want to avoid overpriced properties? This 4 bed, 2 bath, 2 car garage home on a large lot in Daytona Beach can be your safe haven! It has plenty of room for a full family (pup children included). Master Bedroom offers a luxurious primary suite with a walk-in closet, en-suite bath with large step in shower! Motivated Seller, submit your best offer while it lasts!

Key facts

• 2 garage spots
• Built 1999
• Listed 12 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).

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 (+3.6%/yr); 310 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• At $2,272/mo this rent would consume 65% of the median local household income ($42k/yr) (locally 2772% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $225,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.96%
• DSCR: 1.40
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.57% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.79×
• Total profit: $-13,198
• Equity at exit: $33,548

10-year hold

• IRR: 4.7%
• Equity multiple: 1.35×
• Total profit: $22,130
• Equity at exit: $19,454

Cash invested: $63,000 (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 32114

• Home prices YoY: -21.8%
• Rents YoY: 3.6%
• Active inventory: 310
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,272 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$51 /mo · $610/yr
• Insurance: −$94
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $345

Break-even live

Break-even rent $1,835

Max offer price $225,000

Occupancy floor 80%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
920 Lockhart St Daytona Beach, FL	4.0	2.0	1248	$2,250	$1.80	14d	1	0.52mi
940 Lockhart St Daytona Beach, FL	3.0	2.0	1071	$1,850	$1.73	19d	1	0.58mi
808 Valencia Ave Daytona Beach, FL	3.0	2.0	1222	$2,200	$1.80	23d	1	0.59mi
1174 Margina Ave Daytona Beach, FL	3.0	2.0	1190	$2,340	$1.97	23d	1	0.86mi
1229 S Beach St Daytona Beach, FL	1.0–3.0	1.0–2.0	906	$2,125	$2.34	19d	1	0.93mi
204 S Keech St Daytona Beach, FL	3.0	2.0	1641	$2,250	$1.37	23d	1	0.97mi
1436 Suwanee Rd Daytona Beach, FL	4.0	2.0	1823	$2,500	$1.37	23d	1	1.24mi
1505 Edgewater Rd Daytona Beach, FL	3.0	2.0	1209	$1,800	$1.49	23d	1	1.39mi
602 Temko Ter Daytona Beach, FL	3.0	2.0	1642	$3,500	$2.13	23d	1	1.46mi
422 N Lincoln St Daytona Beach, FL	3.0	2.0	1354	$2,150	$1.59	23d	1	1.49mi
2037 Schulte Ave Daytona Beach, FL	3.0	1.5	1170	$2,600	$2.22	23d	1	1.50mi

Listing history 9 events

1. 2026-04-27
   status Pending
2. 2026-04-27
   price $225,000
3. 2026-04-14
   listed $240,000 Active
4. 2021-07-30
   soldstatus $203,000
5. 2020-08-10
   historical
6. 2020-06-12
   status Active
7. 2020-05-29
   historical Active Contingent
8. 2020-03-12
   price $179,000
9. 2020-01-09
   listed $185,000 Active

ⓘ 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: $610 · $51/mo
• Projected year-2 tax: $1,868 · $156/mo
• Expected delta: +$1,258/yr (+$105/mo · 206.3%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone A · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°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: $27,263
• − Mortgage interest: −$12,603
• − Property taxes: −$610
• − Insurance: −$2,628
• − Repairs & maintenance: −$2,181
• − Management: −$2,181
• − Depreciation: −$6,545
• Taxable income: $515
• Est. tax owed @ 24.0%: −$124
• After-tax cash flow: $4,018/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): 37,747
• Household income: $41,736
• Rent vs Own: 68.5% rent · 31.5% own
• Severe rent burden: 2772.0

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 0.65)
• Race & ethnicity: Black 45% White 36% Hispanic / Latino 11% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4%
• Common ancestry: Romanian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 7% Arabic 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: ▼ -75.93%
• Current HPI: 272.5149
• Rent YoY: ▲ 3.57%
• 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

+21.6% since first listed

9 events — show timeline

• 2026-04-27 Pending — realMLS
• 2026-04-27 Price Changed $225,000 realMLS
• 2026-04-14 Listed $240,000 realMLS
• 2021-07-30 Sold (Public Records) $203,000 Public Records
• 2020-08-10 Listing Removed — Daytona MLS
• 2020-06-12 Relisted — Daytona MLS
• 2020-05-29 Contingent — Daytona MLS
• 2020-03-12 Price Changed $179,000 Daytona MLS
• 2020-01-09 Listed $185,000 Daytona MLS

Property tax history

-1.8%/yr

Latest (2021): $610 · +0.5% YoY. Source: county tax records.