22 Sutter Ct · Daytona Beach, FL 32119

$77,900

3 bd · 2.0 ba · 1,179 sqft · Manufactured · 42 Days on market

Built 2025 Good condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Key facts

• Hardwood flooring
• Updated appliances
• Island kitchen

Tags

• HARDWOOD FLOORING
• UPDATED APPLIANCES
• SMART HVAC TECHNOLOGY
• TRAY CEILINGS
• CROWN MOLDING
• ISLAND KITCHEN

Property features AI

Finance

• Financial info: List price $77,900

Exterior

• Home design: Spec inventory home; Plan name Kendall 44'

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area approximately 1179

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $78k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $790 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $78k).
• Recommended offer: $76k (3.0% below list) — sets the bar for market timing.

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 soft (-2.0%/yr); 280 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $539 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($76k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 4→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,563 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 2.16% ✓
• Cap rate: 18.46%
• Cash-on-cash: 43.46%
• DSCR: 2.93
• GRM: 3.9

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: 36.9%
• Equity multiple: 2.50×
• Total profit: $32,789
• Equity at exit: $11,615

10-year hold

• IRR: 42.0%
• Equity multiple: 4.41×
• Total profit: $74,400
• Equity at exit: $6,735

Cash invested: $21,812 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,681 high
• Mortgage (P&I): −$409
• Tax est. 1.5%: −$97 /mo · $1,168/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $790

Break-even live

Break-even rent $681

Max offer price $77,900

Occupancy floor 48%

Sensitivity live

Price	-10% $844	-5% $817	+0% $790	+5% $763	+10% $736
Rent	-10% $657	-5% $724	+0% $790	+5% $856	+10% $923
Rate	-1.0pp $829	-0.5pp $810	base $790	+0.5pp $770	+1.0pp $749

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: $19,475
• Closing costs: $2,337
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 Kimberly Ct Daytona Beach, FL	2.0	2.0	896	$1,299	$1.45	24d	1	0.07mi
10 Harbor Cove Ct Daytona Beach, FL	3.0	2.0	1456	$1,499	$1.03	24d	1	0.12mi
1017 June Ter Lot 6 Daytona Beach, FL	2.0	1.0	700	$1,350	$1.93	24d	1	0.24mi
2208 Flourescent Way South Daytona, FL	3.0	2.5	1400	$2,300	$1.64	24d	1	0.45mi
900 Boulder Dr South Daytona, FL	2.0	1.0	939	$1,850	$1.97	24d	1	0.46mi
2313 Incandescent Way Unit 1 South Daytona, FL	3.0	2.5	1500	$1,900	$1.27	15d	1	0.51mi
1505 Edgewater Rd Daytona Beach, FL	3.0	2.0	1209	$1,800	$1.49	24d	1	0.64mi
793 Aspen Dr South Daytona, FL	2.0	2.0	1300	$1,940	$1.49	24d	1	0.66mi
716 Boston Ave South Daytona, FL	2.0	2.0	1373	$2,100	$1.53	15d	1	0.75mi
1757 S Clyde Morris Blvd Daytona Beach, FL	2.0	1.0	850	$1,392	$1.64	15d	3	0.76mi
1756 S Clyde Morris Blvd Daytona Beach, FL	1.0–2.0	1.0–2.0	850	$1,650	$1.94	24d	8	0.85mi
1822 S Clyde Morris Blvd Unit 1822-1 Daytona Beach, FL	2.0	2.0	850	$1,325	$1.56	15d	1	0.92mi
1400 Hancock Blvd Daytona Beach, FL	1.0–2.0	1.0–2.0	800	$1,483	$1.85	12d	11	0.98mi
1200 Floral Springs Blvd Port Orange, FL	1.0–3.0	1.0–2.0	1047	$2,175	$2.08	12d	81	1.00mi
1420 New Bellevue Ave Daytona Beach, FL	1.0–2.0	1.0–2.0	800	$1,554	$1.94	12d	9	1.05mi
132 Forest Lake Blvd Daytona Beach, FL	1.0–2.0	1.0–2.0	706	$1,421	$2.01	15d	13	1.09mi
110 Dolphin Fleet Cir Daytona Beach, FL	1.0–3.0	1.0–2.5	1125	$2,124	$1.89	12d	20	1.11mi
535 Olive St South Daytona, FL	2.0	1.0	1024	$1,725	$1.68	12d	1	1.13mi
100 Lakewood Village Cir Daytona Beach, FL	2.0	1.5	1212	$1,800	$1.49	15d	1	1.17mi
1270 Reed Canal Rd Port Orange, FL	1.0–3.0	1.0–2.0	1001	$2,137	$2.13	12d	29	1.18mi
1174 Margina Ave Daytona Beach, FL	3.0	2.0	1190	$2,340	$1.97	24d	1	1.20mi
886 S Nova Rd Daytona Beach, FL	1.0–2.0	1.0	685	$1,260	$1.84	12d	10	1.25mi
1601 Big Tree Rd #1107 South Daytona, FL	2.0	2.0	864	$1,500	$1.74	15d	1	1.33mi
3537 Forest Branch Dr Unit A Port Orange, FL	3.0	2.0	1352	$1,950	$1.44	12d	1	1.33mi
1401 Reed Canal Rd Port Orange, FL	1.0–3.0	1.0–2.0	1045	$2,125	$2.03	15d	25	1.39mi
2050 S Ridgewood Ave South Daytona, FL	1.0–2.0	1.0–1.5	818	$1,450	$1.77	24d	1	1.40mi
940 Lockhart St Daytona Beach, FL	3.0	2.0	1071	$1,850	$1.73	20d	1	1.46mi
1504 Virginia Ave Daytona Beach, FL	1.0–2.0	1.0–2.0	842	$1,650	$1.96	24d	3	1.49mi
1500 Virginia Ave Daytona Beach, FL	2.0	2.0	910	$1,475	$1.62	24d	1	1.49mi

Listing history 15 events

1. 2026-06-18
   days on market $77,900 Active 42 DOM
2. 2026-06-17
   days on market $77,900 Active 41 DOM
3. 2026-06-16
   days on market $77,900 Active 40 DOM
4. 2026-06-15
   days on market $77,900 Active 39 DOM
5. 2026-06-14
   days on market $77,900 Active 37 DOM
6. 2026-06-10
   days on market $77,900 Active 34 DOM
7. 2026-06-09
   days on market $77,900 Active 33 DOM
8. 2026-06-08
   days on market $77,900 Active 32 DOM
9. 2026-06-07
   days on market $77,900 Active 31 DOM
10. 2026-06-05
    days on market $77,900 Active 28 DOM
11. 2026-06-03
    days on market $77,900 Active 27 DOM
12. 2026-06-03
    days on market $77,900 Active 26 DOM
13. 2026-06-01
    days on market $77,900 Active 25 DOM
14. 2026-05-31
    days on market $77,900 Active 24 DOM
15. 2026-05-31
    days on market $77,900 Active 23 DOM

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 56% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 4 d/yr ≥105°F today · 11 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: $20,177
• − Mortgage interest: −$4,364
• − Property taxes: −$1,168
• − Insurance: −$390
• − Repairs & maintenance: −$1,614
• − Management: −$1,614
• − Depreciation: −$2,266
• Taxable income: $8,761
• Est. tax owed @ 24.0%: −$2,103
• After-tax cash flow: $7,377/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with recent updates, making it move-in ready and suitable for both resale and rental.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both New roof — Long-term durability and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both New roof — Long-term durability and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 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