None · Daytona Beach Shores, FL 32118

$195,000

2 bd · 1.0 ba · 1,012 sqft · Condo public records · 45 Days on market

Built 1972 $695/mo HOA · 28% 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 +10.5/30.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Under contract-accepting backup offers. Here is the private and peaceful beach escape you've been looking for! Enjoy beautiful ocean views and a welcoming and well-cared-for interior that includes LVT flooring, an updated kitchen, and an updated bathroom. A private walkway leads to the ''World Famous'' sands of Daytona Beach Shores, where you can walk to a popular restaurant on the Sunglow Pier or relax on a traffic-free area of beach just to the south. There are just 12 units in this two-story complex with a shared two car garage. Enjoy the peace of mind of an A/C that is just 3 years old. This property can be perfect for full-time living, a vacation getaway, or an investment property. Come check it out today!

Key facts

• Private walkway
• Updated kitchen
• Updated bathroom

Tags

• UPDATED KITCHEN
• UPDATED BATHROOM
• PRIVATE WALKWAY
• A/C THAT IS JUST 3 YEARS OLD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $195k.

Deal economics

• At list price, monthly cash flow is $-101 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (9.2% below list).
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $177k (9.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 77/100 on livability (#201 in FL, #3,146 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, health & safety A; Watch: schools C-, cost of living C-, amenities 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 (-0.2%/yr); 920 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• At $2,489/mo this rent would consume 49% of the median local household income ($61k/yr) (locally 937% 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 $1k of loan paydown is wiped out by about $6k 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 45 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $14k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $122k; list at $195k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,082 (9.2% 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 45 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.28% ✓
• Cap rate: 5.67%
• Cash-on-cash: -2.23%
• DSCR: 0.90
• GRM: 6.5

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: -25.2%
• Equity multiple: 0.18×
• Total profit: $-44,872
• Equity at exit: $29,075

10-year hold

• IRR: -48.3%
• Equity multiple: -0.35×
• Total profit: $-73,630
• Equity at exit: $16,860

Cash invested: $54,600 (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 32118

• Rents YoY: -0.2%
• Active inventory: 920
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,489 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$269 /mo · $3,225/yr
• Insurance: −$81
• HOA: −$695
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $-101

Break-even live

Break-even rent $2,617

Max offer price $177,082

Occupancy floor 99%

Sensitivity live

Price	-10% $9	-5% $-46	+0% $-101	+5% $-157	+10% $-212
Rent	-10% $-298	-5% $-200	+0% $-101	+5% $-3	+10% $95
Rate	-1.0pp $-3	-0.5pp $-52	base $-101	+0.5pp $-152	+1.0pp $-203

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3800 S Atlantic Ave #1070 Daytona Beach, FL	2.0	2.0	1013	$2,000	$1.97	24d	1	0.10mi
3747 S Atlantic Ave Unit 1545744P Daytona Beach Shores, FL	2.0	2.0	1033	$3,226	$3.12	11d	1	0.10mi
3750 S Atlantic Ave #20 Daytona Beach Shores, FL	2.0	2.5	1140	$1,700	$1.49	21d	1	0.11mi
3831 S Atlantic Ave Unit 1545662P Port Orange, FL	2.0	2.0	1291	$2,965	$2.30	14d	1	0.21mi
3831 S Atlantic Ave #205 Daytona Beach, FL	2.0	2.0	1130	$3,500	$3.10	11d	1	0.21mi
3855 S Atlantic Ave Unit 1546012P Daytona Beach Shores, FL	2.0	2.0	1496	$4,838	$3.23	14d	1	0.34mi
3859 S Atlantic Ave Unit 1309070P Daytona Beach Shores, FL	2.0	2.0	1367	$4,467	$3.27	14d	1	0.34mi
2 Talo Cir Unit 1531033P Port Orange, FL	3.0	1.5	979	$3,060	$3.13	14d	1	1.07mi
130 Glen Myra Ave Unit 1 Daytona Beach Shores, FL	1.0	1.0	775	$1,400	$1.81	24d	1	1.19mi
122 Esmeralda Ave Daytona Beach, FL	3.0	1.0	1180	$2,600	$2.20	24d	1	1.27mi
302 Fox Pl Port Orange, FL	3.0	2.5	1392	$2,300	$1.65	14d	1	1.43mi

HOA detail condo

• Monthly dues: $695 · $8,340/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-05-18
   status Pending 720-char remark

   Show marketing remark (720 chars)

   Under contract-accepting backup offers. Here is the private and peaceful beach escape you've been looking for! Enjoy beautiful ocean views and a welcoming and well-cared-for interior that includes LVT flooring, an updated kitchen, and an updated bathroom. A private walkway leads to the ''World Famous'' sands of Daytona Beach Shores, where you can walk to a popular restaurant on the Sunglow Pier or relax on a traffic-free area of beach just to the south. There are just 12 units in this two-story complex with a shared two car garage. Enjoy the peace of mind of an A/C that is just 3 years old. This property can be perfect for full-time living, a vacation getaway, or an investment property. Come check it out today!

2. 2026-04-14
   price $195,000 720-char remark

   Show marketing remark (720 chars)

   Under contract-accepting backup offers. Here is the private and peaceful beach escape you've been looking for! Enjoy beautiful ocean views and a welcoming and well-cared-for interior that includes LVT flooring, an updated kitchen, and an updated bathroom. A private walkway leads to the ''World Famous'' sands of Daytona Beach Shores, where you can walk to a popular restaurant on the Sunglow Pier or relax on a traffic-free area of beach just to the south. There are just 12 units in this two-story complex with a shared two car garage. Enjoy the peace of mind of an A/C that is just 3 years old. This property can be perfect for full-time living, a vacation getaway, or an investment property. Come check it out today!

3. 2026-04-03
   listed $209,000 Active 720-char remark

   Show marketing remark (720 chars)

   Under contract-accepting backup offers. Here is the private and peaceful beach escape you've been looking for! Enjoy beautiful ocean views and a welcoming and well-cared-for interior that includes LVT flooring, an updated kitchen, and an updated bathroom. A private walkway leads to the ''World Famous'' sands of Daytona Beach Shores, where you can walk to a popular restaurant on the Sunglow Pier or relax on a traffic-free area of beach just to the south. There are just 12 units in this two-story complex with a shared two car garage. Enjoy the peace of mind of an A/C that is just 3 years old. This property can be perfect for full-time living, a vacation getaway, or an investment property. Come check it out today!

4. 2025-07-31
   historical
5. 2025-07-31
   historical
6. 2025-04-07
   price $249,000
7. 2025-04-05
   price $249,000
8. 2025-03-17
   listed $259,000 Active
9. 2025-01-03
   listed $259,000 Active
10. 2025-01-01
    historical
11. 2024-06-25
    price $259,000
12. 2024-05-23
    price $262,900
13. 2024-04-12
    listed $272,000 Active
14. 2024-04-02
    historical
15. 2024-02-06
    listed $274,000 Active
16. 2015-05-19
    soldstatus $122,000
17. 1979-03-01
    soldstatus $38,300
18. 1972-11-01
    soldstatus $26,300

ⓘ 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: $3,225 · $269/mo
• Projected year-2 tax: $3,225 · $269/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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 18 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: $29,866
• − Mortgage interest: −$10,923
• − Property taxes: −$3,225
• − Insurance: −$975
• − Repairs & maintenance: −$2,389
• − Management: −$2,389
• − HOA: −$8,340
• − Depreciation: −$5,673
• Taxable loss: −$4,048
• Est. tax savings @ 24.0%: +$972
• After-tax cash flow: $-246/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 Shores

• Score: 77/100
• State rank: #201
• US rank: #3146

Category grades

Amenities D- Commute A+ Cost of living C- Crime A+ Employment C+ Housing C+ Health & safety A User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Daytona Beach Shores, FL
• County: Volusia County · 556,871 people
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• Population (ZIP): 18,383
• Household income: $61,266
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 937.0

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 (81%)
• Race & ethnicity: White 81% Two or more races 7% Hispanic / Latino 7% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 12% · Canada, Vietnam, Dominican Republic
• Languages at home: 85% English-only · Spanish 5% Other Indo-European 3% Russian/Polish/Slavic 2%

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: ▼ -534.90%
• Current HPI: 262.3757
• Rent YoY: ▼ -0.21%
• 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

+641.4% since first listed

18 events — show timeline

• 2026-05-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Price Changed $195,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-03 Listed $209,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-31 Listing Removed — Daytona MLS
• 2025-04-07 Price Changed $249,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-05 Price Changed $249,000 Daytona MLS
• 2025-03-17 Listed $259,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-03 Listed $259,000 Daytona MLS
• 2025-01-01 Listing Removed — Daytona MLS
• 2024-06-25 Price Changed $259,000 Daytona MLS
• 2024-05-23 Price Changed $262,900 Daytona MLS
• 2024-04-12 Listed $272,000 Daytona MLS
• 2024-04-02 Listing Removed — Daytona MLS
• 2024-02-06 Listed $274,000 Daytona MLS
• 2015-05-19 Sold (Public Records) $122,000 Public Records
• 1979-03-01 Sold (Public Records) $38,300 Public Records
• 1972-11-01 Sold (Public Records) $26,300 Public Records

Property tax history

+0.6%/yr

Latest (2025): $3,225 · -1.8% YoY. Source: county tax records.