146 Kingston Ave · Daytona Beach, FL 32114

$144,900

1 bd · 1.0 ba · 720 sqft · SingleFamily public records · 169 Days on market

Built 1959 4,800 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 +11.3/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +3.4/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2/1 bungalow in a peaceful North Daytona neighborhood, close to the river and ideally situated between US-1 and Beach Street. Cozy, convenient and a great fresh start or easy downsize.

Key facts

• Close to the river
• 4,800 sq ft lot
• Garage

Tags

• NORTH DAYTONA NEIGHBORHOOD
• CLOSE TO THE RIVER
• BETWEEN US-1 AND BEACH STREET

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-119 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $124k (14.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (17.2% below list).
• Recommended offer: $120k (17.2% 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 (+3.6%/yr); 310 active listings in the ZIP; 40 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).
• This rent runs 35% of the median local income ($42k/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 $4k 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 169 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 24y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; list at $145k implies a 168% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,042 (17.2% 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. It's been on market 169 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 0.83% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.55%
• DSCR: 0.93
• GRM: 10.1

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: -21.5%
• Equity multiple: 0.25×
• Total profit: $-30,301
• Equity at exit: $21,605

10-year hold

• IRR: -13.6%
• Equity multiple: 0.19×
• Total profit: $-33,023
• Equity at exit: $12,528

Cash invested: $40,572 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,200 high
• Mortgage (P&I): −$760
• Tax from tax record: −$181 /mo · $2,166/yr
• Insurance: −$60
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $-119

Break-even live

Break-even rent $1,351

Max offer price $123,899

Occupancy floor —

Sensitivity live

Price	-10% $-37	-5% $-78	+0% $-119	+5% $-160	+10% $-201
Rent	-10% $-214	-5% $-166	+0% $-119	+5% $-71	+10% $-24
Rate	-1.0pp $-46	-0.5pp $-82	base $-119	+0.5pp $-156	+1.0pp $-195

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Kingston Ave Daytona Beach, FL	1.0	1.0	600	$1,195	$1.99	24d	1	0.09mi
635 Tanglewood St Unit 4 Daytona Beach, FL	1.0	1.0	507	$1,295	$2.55	24d	1	0.17mi
119 High St Holly Hill, FL	1.0	1.0	456	$900	$1.97	22d	1	0.21mi
503 N Ridgewood Ave Unit 1 Daytona Beach, FL	—	1.0	400	$700	$1.75	24d	1	0.43mi
418 Daytona St Daytona Beach, FL	1.0	1.0	400	$1,600	$4.00	24d	1	0.50mi
416 Daytona St Daytona Beach, FL	1.0	1.0	425	$1,495	$3.52	15d	1	0.50mi
430 N Charles St Unit 2 Daytona Beach, FL	2.0	1.0	650	$1,000	$1.54	15d	1	0.59mi
430 N Charles St Unit 2 Daytona Beach, FL	2.0	1.0	650	$1,000	$1.54	22d	1	0.59mi
430 N Charles St Unit 2 Daytona Beach, FL	2.0	1.0	650	$1,000	$1.54	24d	1	0.59mi
424 N Charles St Daytona Beach, FL	2.0	1.0	650	$1,000	$1.54	24d	1	0.61mi
100 Navigator DR Daytona Beach, FL	1.0–3.0	1.0–2.0	1029	$1,108	$1.08	12d	25	0.67mi
522 Ridgewood Ave Unit 3 Holly Hill, FL	1.0	1.0	400	$360	$0.90	15d	1	0.80mi
411 N Oleander Ave Unit 3 Daytona Beach, FL	1.0	1.0	525	$1,100	$2.10	24d	1	0.89mi
411 N Oleander Ave #5 Daytona Beach, FL	2.0	1.0	481	$1,200	$2.49	24d	1	0.89mi
732 N Halifax Ave Daytona Beach, FL	1.0–2.0	1.0–2.0	862	$1,000	$1.16	24d	2	0.90mi
731 Florence St Daytona Beach, FL	1.0	1.0	500	$1,150	$2.30	24d	1	0.91mi
417 Jefferson St #1 Daytona Beach, FL	2.0	1.0	700	$1,890	$2.70	24d	1	0.93mi
236 N Oleander Ave Unit 2 Daytona Beach, FL	2.0	1.0	528	$1,450	$2.75	24d	1	0.94mi
228 N Oleander Ave Daytona Beach, FL	1.0	1.0	400	$1,050	$2.62	24d	1	0.94mi
222 N Oleander Ave Unit 3 Daytona Beach, FL	1.0	1.0	425	$895	$2.11	24d	1	0.95mi
102 S Peninsula Dr Daytona Beach, FL	1.0	1.0	608	$1,195	$1.97	24d	1	0.98mi
431 N Grandview Ave Daytona Beach, FL	2.0	1.0	500	$1,300	$2.60	15d	1	1.04mi
127 S Peninsula Dr Unit 3 Daytona Beach, FL	1.0	1.0	588	$1,290	$2.19	24d	1	1.04mi
901 N Peninsula Dr Unit 901 Daytona Beach, FL	1.0	1.0	650	$1,250	$1.92	24d	1	1.04mi
901 N Peninsula Dr #227 Daytona Beach, FL	1.0	1.0	640	$1,295	$2.02	24d	1	1.04mi
438 N Grandview Ave Daytona Beach, FL	—	1.0	624	$1,250	$2.00	24d	1	1.07mi
709 Ora St Unit 6 Daytona Beach, FL	1.0	1.0	695	$1,000	$1.44	24d	1	1.08mi
117 S Wild Olive Ave Daytona Beach, FL	1.0	1.0	650	$1,400	$2.15	24d	1	1.15mi
820 State Ave Unit 2 Daytona Beach, FL	2.0	1.0	690	$1,250	$1.81	24d	1	1.16mi
124 S Noble St Unit 3 Daytona Beach, FL	1.0	1.0	600	$1,300	$2.17	12d	1	1.17mi
600 Riverview Blvd Unit 6 Daytona Beach, FL	—	1.0	400	$1,300	$3.25	22d	1	1.18mi
706 Harvey Ave Daytona Beach, FL	2.0	1.0	450	$1,600	$3.56	24d	1	1.19mi
117 S Grandview Ave Apt 8 Daytona Beach, FL	1.0	1.0	400	$975	$2.44	24d	1	1.21mi
117 S Grandview Ave Apt 6 Daytona Beach, FL	1.0	1.0	600	$1,100	$1.83	24d	1	1.21mi
828 N Grandview Ave Unit 4 Daytona Beach, FL	1.0	1.0	528	$1,200	$2.27	24d	1	1.21mi
851 State Ave Daytona Beach, FL	2.0	1.0	682	$1,495	$2.19	24d	1	1.23mi
929 N Grandview Ave Unit 3 Daytona Beach, FL	2.0	1.0	576	$1,200	$2.08	24d	1	1.25mi
506 University Blvd #3 Daytona Beach, FL	2.0	1.0	750	$1,750	$2.33	24d	1	1.25mi
912 N Grandview Ave Daytona Beach, FL	—	1.5	600	$1,300	$2.17	24d	1	1.26mi
800 N Atlantic Ave Daytona Beach, FL	1.0	1.0	440	$1,995	$4.53	24d	4	1.26mi

Listing history 44 events

1. 2026-06-18
   days on market $144,900 Active 169 DOM
2. 2026-06-17
   days on market $144,900 Active 168 DOM
3. 2026-06-16
   days on market $144,900 Active 167 DOM
4. 2026-06-15
   days on market $144,900 Active 166 DOM
5. 2026-06-14
   days on market $144,900 Active 164 DOM
6. 2026-06-10
   days on market $144,900 Active 161 DOM
7. 2026-06-09
   days on market $144,900 Active 160 DOM
8. 2026-06-08
   days on market $144,900 Active 159 DOM
9. 2026-06-07
   days on market $144,900 Active 158 DOM
10. 2026-06-05
    days on market $144,900 Active 155 DOM
11. 2026-06-03
    days on market $144,900 Active 154 DOM
12. 2026-06-03
    days on market $144,900 Active 153 DOM
13. 2026-06-01
    days on market $144,900 Active 152 DOM
14. 2026-05-31
    days on market $144,900 Active 151 DOM
15. 2026-05-31
    days on market $144,900 Active 150 DOM
16. 2026-05-06
    price $144,900 184-char remark

    Show marketing remark (184 chars)

    2/1 bungalow in a peaceful North Daytona neighborhood, close to the river and ideally situated between US-1 and Beach Street. Cozy, convenient and a great fresh start or easy downsize.

17. 2026-05-06
    price $144,900 184-char remark

    Show marketing remark (184 chars)

    2/1 bungalow in a peaceful North Daytona neighborhood, close to the river and ideally situated between US-1 and Beach Street. Cozy, convenient and a great fresh start or easy downsize.

18. 2026-04-01
    price $149,900 184-char remark

    Show marketing remark (184 chars)

    2/1 bungalow in a peaceful North Daytona neighborhood, close to the river and ideally situated between US-1 and Beach Street. Cozy, convenient and a great fresh start or easy downsize.

19. 2026-04-01
    price $149,900 184-char remark

    Show marketing remark (184 chars)

    2/1 bungalow in a peaceful North Daytona neighborhood, close to the river and ideally situated between US-1 and Beach Street. Cozy, convenient and a great fresh start or easy downsize.

20. 2026-03-10
    price $155,000 184-char remark

    Show marketing remark (184 chars)

    2/1 bungalow in a peaceful North Daytona neighborhood, close to the river and ideally situated between US-1 and Beach Street. Cozy, convenient and a great fresh start or easy downsize.

21. 2026-03-10
    price $155,000 184-char remark

    Show marketing remark (184 chars)

    2/1 bungalow in a peaceful North Daytona neighborhood, close to the river and ideally situated between US-1 and Beach Street. Cozy, convenient and a great fresh start or easy downsize.

22. 2026-02-12
    price $157,000 184-char remark

    Show marketing remark (184 chars)

    2/1 bungalow in a peaceful North Daytona neighborhood, close to the river and ideally situated between US-1 and Beach Street. Cozy, convenient and a great fresh start or easy downsize.

23. 2026-02-12
    price $157,000 184-char remark

    Show marketing remark (184 chars)

    2/1 bungalow in a peaceful North Daytona neighborhood, close to the river and ideally situated between US-1 and Beach Street. Cozy, convenient and a great fresh start or easy downsize.

24. 2025-12-31
    listed $160,000 Active 184-char remark

    Show marketing remark (184 chars)

    2/1 bungalow in a peaceful North Daytona neighborhood, close to the river and ideally situated between US-1 and Beach Street. Cozy, convenient and a great fresh start or easy downsize.

25. 2025-12-31
    listed $160,000 Active 184-char remark

    Show marketing remark (184 chars)

    2/1 bungalow in a peaceful North Daytona neighborhood, close to the river and ideally situated between US-1 and Beach Street. Cozy, convenient and a great fresh start or easy downsize.

26. 2025-06-25
    historical $1,450
27. 2025-06-13
    listed $1,450
28. 2004-04-20
    soldstatus $54,000
29. 2004-03-05
    listed $59,900
30. 2004-03-01
    historical
31. 2004-01-02
    listed $63,900
32. 2003-12-18
    historical
33. 2003-11-18
    listed $55,000
34. 2003-11-16
    historical
35. 2003-08-18
    listed $55,000
36. 2002-06-26
    soldstatus $43,000
37. 2002-06-18
    soldstatus $43,000
38. 2002-06-18
    soldstatus $43,000
39. 2002-06-18
    soldstatus $43,000
40. 2002-05-20
    listed $45,000
41. 2002-05-20
    listed $45,000
42. 2002-05-20
    listed $45,000
43. 1988-03-01
    soldstatus $20,000
44. 1986-07-01
    soldstatus $18,000

ⓘ 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: $2,166 · $181/mo
• Projected year-2 tax: $2,166 · $181/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,405
• − Mortgage interest: −$8,117
• − Property taxes: −$2,166
• − Insurance: −$1,522
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$4,215
• Taxable loss: −$3,920
• Est. tax savings @ 24.0%: +$941
• After-tax cash flow: $-486/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

+705.0% since first listed

29 events — show timeline

• 2026-05-06 Price Changed $144,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Price Changed $144,900 Daytona MLS
• 2026-04-01 Price Changed $149,900 Daytona MLS
• 2026-04-01 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-10 Price Changed $155,000 Daytona MLS
• 2026-03-10 Price Changed $155,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-12 Price Changed $157,000 Daytona MLS
• 2026-02-12 Price Changed $157,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-31 Listed $160,000 Daytona MLS
• 2025-12-31 Listed $160,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-25 Rental Removed $1,450 STELLARMLS
• 2025-06-13 Listed for Rent $1,450 STELLARMLS
• 2004-04-20 Sold (MLS) $54,000 Daytona MLS
• 2004-03-05 Listed $59,900 Daytona MLS
• 2004-03-01 Listing Removed — Daytona MLS
• 2004-01-02 Listed $63,900 Daytona MLS
• 2003-12-18 Listing Removed — Daytona MLS
• 2003-11-18 Listed $55,000 Daytona MLS
• 2003-11-16 Listing Removed — Daytona MLS
• 2003-08-18 Listed $55,000 Daytona MLS
• 2002-06-26 Sold (Public Records) $43,000 Public Records
• 2002-06-18 Sold (MLS) $43,000 Stellar MLS as Distributed by MLS Grid
• 2002-06-18 Sold (MLS) $43,000 NSBMLS
• 2002-06-18 Sold (MLS) $43,000 Daytona MLS
• 2002-05-20 Listed $45,000 Stellar MLS as Distributed by MLS Grid
• 2002-05-20 Listed $45,000 NSBMLS
• 2002-05-20 Listed $45,000 Daytona MLS
• 1988-03-01 Sold (Public Records) $20,000 Public Records
• 1986-07-01 Sold (Public Records) $18,000 Public Records

Property tax history

+10.2%/yr

Latest (2025): $2,166 · +5.2% YoY. Source: county tax records.