280 Catriona Dr · Daytona Beach, FL 32124

$354,900

2 bd · 2.0 ba · 1,454 sqft · SingleFamily public records · 109 Days on market

Built 2018 4,928 sqft lot $177/mo HOA · 7% 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 +7.7/30.0
• 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
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0

Listing remarks MLS

Welcome to easy Florida living in Eagle Marsh at LPGA! This beautifully maintained 3-bedroom, 2-bath home, built in 2018, shines with pride of ownership. The open layout offers a bright living space, spacious kitchen, and split-bedroom plan for added privacy. The home is partially furnished, making your move simple. Relax on the fully screened back patio and enjoy the peaceful setting. The HOA handles lawn care, hedge trimming, leaf blowing, and common areas for low-maintenance living. Added features include a solar attic fan, whole-house surge protector, whole-house water filter, and hurricane shutters with both accordion panels and a roll-down. Convenient to shopping, dining, and major roads. Move-in ready and waiting for you!

Key facts

• Spacious kitchen
• Open layout
• Conveniently located

Tags

• OPEN LAYOUT
• SPACIOUS KITCHEN
• SPLIT-BEDROOM FLOOR PLAN
• FULLY SCREENED BACK PATIO
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $355k.

Deal economics

• At list price, monthly cash flow is $-407 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $283k (20.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $271k (23.5% below list).
• Recommended offer: $271k (23.5% 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: 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.
• Zoned schools: Champion Elementary School (math 39% / reading 44%, grade F, #1,437 of 2,144 statewide, top 68%, 584 students, 70% FRL); David C. Hinson Sr. Middle School (math 52% / reading 49%, grade C, #246 of 571 statewide, top 44%, 950 students, 52% FRL); Mainland High School (math 30% / reading 37%, grade F, #400 of 667 statewide, top 61%, 1,855 students, 64% FRL).
• Market conditions: Rents rising fast (+5.5%/yr); 335 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 35% 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 $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

• It's been on market 109 days — a 9% lower offer ($323k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $271,492 (23.5% 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 109 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 0.76% ✗
• Cap rate: 4.92%
• Cash-on-cash: -4.92%
• DSCR: 0.78
• GRM: 10.9

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: -15.5%
• Equity multiple: 0.38×
• Total profit: $-61,244
• Equity at exit: $69,104

10-year hold

• IRR: -5.1%
• Equity multiple: 0.57×
• Total profit: $-43,026
• Equity at exit: $59,225

Cash invested: $99,372 (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: 335
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,715 high
• Mortgage (P&I): −$1,861
• Tax from tax record: −$366 /mo · $4,392/yr
• Insurance: −$148
• HOA: −$177
• Vacancy / Maint / Mgmt: −$570
• Net cashflow: $-407

Break-even live

Break-even rent $3,230

Max offer price $282,957

Occupancy floor —

Sensitivity live

Price	-10% $-206	-5% $-307	+0% $-407	+5% $-508	+10% $-608
Rent	-10% $-622	-5% $-514	+0% $-407	+5% $-300	+10% $-193
Rate	-1.0pp $-229	-0.5pp $-317	base $-407	+0.5pp $-499	+1.0pp $-593

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: $88,725
• Closing costs: $10,647
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Integra TC Blvd Daytona Beach, FL	3.0	1.0–2.0	942	$2,184	$2.32	13d	28	0.31mi
402 Tiki Ter Daytona Beach, FL	2.0	2.0	1608	$2,800	$1.74	25d	1	0.50mi
1016 Sea Shell Ct Daytona Beach, FL	2.0	2.0	1563	$2,700	$1.73	25d	1	0.76mi
819 Coral Reef Way Daytona Beach, FL	2.0	2.0	1778	$3,000	$1.69	23d	1	1.07mi
1131 Fins Up Ct Daytona Beach, FL	3.0	2.0	1848	$3,000	$1.62	25d	1	1.08mi
243 Hang Loose Way Daytona Beach, FL	2.0	2.0	1308	$3,449	$2.64	25d	1	1.14mi
250 Latitude Dr Daytona Beach, FL	2.0	2.0	1488	$3,000	$2.02	25d	1	1.16mi
261 Hang Loose Way Daytona Beach, FL	2.0	2.0	1464	$2,850	$1.95	25d	1	1.18mi
136 Links Terrace Blvd Daytona Beach, FL	3.0	2.0	1483	$2,500	$1.69	21d	1	1.24mi
132 Lost Ball Dr Daytona Beach, FL	3.0	2.0	1484	$2,300	$1.55	25d	1	1.27mi
109 Salt Shaker St Daytona Beach, FL	2.0	2.0	1563	$2,900	$1.86	16d	1	1.32mi
579 High Tide Ln Daytona Beach, FL	2.0	2.0	1464	$2,500	$1.71	25d	1	1.33mi
357 Hang Loose Way Daytona Beach, FL	2.0	2.0	1308	$2,500	$1.91	13d	1	1.33mi
513 High Tide Ln Daytona Beach, FL	2.0	2.0	1200	$2,000	$1.67	25d	1	1.36mi
208 Ocean Hammock Loop Daytona Beach, FL	2.0	2.0	1466	$2,900	$1.98	25d	1	1.39mi
255 Ocean Hammock Loop Daytona Beach, FL	2.0	2.0	1464	$2,600	$1.78	25d	1	1.44mi
375 Latitude Dr Daytona Beach, FL	2.0	2.0	1308	$3,000	$2.29	25d	1	1.47mi
402 Parrot Ln Daytona Beach, FL	2.0	2.0	1308	$2,800	$2.14	25d	1	1.47mi
1310 Tomoka Town Center Dr Daytona Beach, FL	1.0–3.0	1.0–2.0	1003	$1,703	$1.70	13d	24	1.47mi

HOA detail

• Monthly dues: $177 · $2,124/yr
• Likely covers: waterlandscaping

Listing history 18 events

1. 2026-06-22
   days on market $354,900 Active 109 DOM
2. 2026-06-18
   days on market $354,900 Active 106 DOM
3. 2026-06-17
   days on market $354,900 Active 105 DOM
4. 2026-06-16
   days on market $354,900 Active 104 DOM
5. 2026-06-15
   days on market $354,900 Active 103 DOM
6. 2026-06-14
   days on market $354,900 Active 101 DOM
7. 2026-06-10
   days on market $354,900 Active 98 DOM
8. 2026-06-09
   days on market $354,900 Active 97 DOM
9. 2026-06-08
   days on market $354,900 Active 96 DOM
10. 2026-06-07
    days on market $354,900 Active 95 DOM
11. 2026-06-05
    days on market $354,900 Active 92 DOM
12. 2026-06-03
    days on market $354,900 Active 91 DOM
13. 2026-06-03
    days on market $354,900 Active 90 DOM
14. 2026-06-01
    pricedays on market $354,900 Active 89 DOM
15. 2026-05-31
    days on market $365,000 Active 88 DOM
16. 2026-05-31
    days on market $365,000 Active 87 DOM
17. 2026-03-04
    listed $365,000 Active 738-char remark

    Show marketing remark (738 chars)

    Welcome to easy Florida living in Eagle Marsh at LPGA! This beautifully maintained 3-bedroom, 2-bath home, built in 2018, shines with pride of ownership. The open layout offers a bright living space, spacious kitchen, and split-bedroom plan for added privacy. The home is partially furnished, making your move simple. Relax on the fully screened back patio and enjoy the peaceful setting. The HOA handles lawn care, hedge trimming, leaf blowing, and common areas for low-maintenance living. Added features include a solar attic fan, whole-house surge protector, whole-house water filter, and hurricane shutters with both accordion panels and a roll-down. Convenient to shopping, dining, and major roads. Move-in ready and waiting for you!

18. 2026-03-04
    listed $365,000 Active 738-char remark

    Show marketing remark (738 chars)

    Welcome to easy Florida living in Eagle Marsh at LPGA! This beautifully maintained 3-bedroom, 2-bath home, built in 2018, shines with pride of ownership. The open layout offers a bright living space, spacious kitchen, and split-bedroom plan for added privacy. The home is partially furnished, making your move simple. Relax on the fully screened back patio and enjoy the peaceful setting. The HOA handles lawn care, hedge trimming, leaf blowing, and common areas for low-maintenance living. Added features include a solar attic fan, whole-house surge protector, whole-house water filter, and hurricane shutters with both accordion panels and a roll-down. Convenient to shopping, dining, and major roads. Move-in ready and waiting for you!

ⓘ 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: $4,392 · $366/mo
• Projected year-2 tax: $4,392 · $366/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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,579
• − Mortgage interest: −$19,880
• − Property taxes: −$4,392
• − Insurance: −$1,774
• − Repairs & maintenance: −$2,606
• − Management: −$2,606
• − HOA: −$2,124
• − Depreciation: −$10,324
• Taxable loss: −$11,129
• Est. tax savings @ 24.0%: +$2,671
• After-tax cash flow: $-2,216/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

+0.0% since first listed

2 events — show timeline

• 2026-03-04 Listed $365,000 Daytona MLS
• 2026-03-04 Listed $365,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+12.7%/yr

Latest (2025): $4,392 · +2.2% YoY. Source: county tax records.