400 Oakridge Blvd #60 · Daytona Beach, FL 32118

$125,000

2 bd · 1.0 ba · 864 sqft · Condo public records · 133 Days on market

Built 1969 $425/mo HOA · 27% 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 +10.2/30.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Summer Winds Condominium, location, location, location! Looking for the ideal beachside retreat, cozy snowbird nest or affordable home near the ocean? Look no further! This move-in-ready, fully furnished two-bedroom, one-bath condominium in the sought-after Summer Winds Condominium community offers the ultimate Daytona Beach lifestyle, just three blocks from the beach, Main Street, Daytona Lagoon, Ocean Walk restaurants and the cinema. Between the Atlantic Ocean and Halifax River, you'll enjoy peaceful visits on soft sand beaches, fishing by the river and convenient access to all of Daytona's top attractions. Inside, this clean and comfortable ground-floor unit is ready for you to move in or start renting immediately. The condominium includes one assigned parking space and comes fully furnished, so you can start living the beach life right away. HOA fees cover it all, including water, sewer, trash, monthly pest control, building insurance, cable/satellite, common area maintenance, exterior paint, lawn care, roof maintenance and more, making it low-maintenance and budget-friendly.

Key facts

• Move-in-ready
• Low-maintenance
• Fully furnished

Tags

• MOVE-IN-READY
• FULLY FURNISHED
• THREE BLOCKS FROM THE BEACH
• GROUND-FLOOR UNIT
• ASSIGNED PARKING SPACE
• LOW-MAINTENANCE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $-71 ($-858/yr) — negative.
• To cash-flow at today's rent, offer at most $112k (10.1% below list).
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% 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 (-0.2%/yr); 920 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); 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 31% of the median local income ($61k/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 $864 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 133 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask is 8829% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• Climate carrying-cost: moderate flood risk; 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 $110,000 (12.0% 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 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.26% ✓
• Cap rate: 5.61%
• Cash-on-cash: -2.45%
• DSCR: 0.89
• GRM: 6.6

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: -25.5%
• Equity multiple: 0.17×
• Total profit: $-29,115
• Equity at exit: $18,638

10-year hold

• IRR: -49.2%
• Equity multiple: -0.37×
• Total profit: $-47,797
• Equity at exit: $10,808

Cash invested: $35,000 (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 32118

• Rents YoY: -0.2%
• Active inventory: 920
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,572 high
• Mortgage (P&I): −$656
• Tax from tax record: −$180 /mo · $2,165/yr
• Insurance: −$52
• HOA: −$425
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $-71

Break-even live

Break-even rent $1,662

Max offer price $112,370

Occupancy floor 100%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 Oakridge Blvd #180 Daytona Beach, FL	2.0	1.0	864	$1,550	$1.79	23d	1	0.04mi
436 N Grandview Ave Daytona Beach, FL	2.0	1.5	795	$1,850	$2.33	23d	1	0.11mi
515 Butler Blvd Unit B Daytona Beach, FL	2.0	2.5	1064	$2,000	$1.88	23d	1	0.11mi
515 Butler Blvd Unit A Daytona Beach, FL	2.0	2.0	1064	$2,000	$1.88	23d	1	0.11mi
411 N Oleander Ave Unit 3 Daytona Beach, FL	1.0	1.0	525	$1,100	$2.10	23d	1	0.12mi
309 Oakridge Blvd #6 Daytona Beach, FL	2.0	1.0	904	$1,500	$1.66	23d	1	0.12mi
709 Ora St Unit 6 Daytona Beach, FL	1.0	1.0	695	$1,000	$1.44	23d	1	0.20mi
236 N Oleander Ave Unit 2 Daytona Beach, FL	2.0	1.0	528	$1,450	$2.75	23d	1	0.21mi
415 N Halifax Ave Daytona Beach, FL	2.0	1.0–2.0	811	$1,438	$1.77	21d	2	0.24mi
411 N Halifax Ave #200 Daytona Beach, FL	2.0	2.0	766	$1,250	$1.63	23d	1	0.25mi
215 N Oleander Ave Daytona Beach, FL	3.0	1.0	1026	$1,550	$1.51	21d	1	0.26mi
215 N Oleander Ave Daytona Beach, FL	3.0	1.0	1026	$1,550	$1.51	23d	1	0.26mi
625 N Halifax Ave Daytona Beach, FL	2.0	1.5–2.0	1153	$1,488	$1.29	19d	2	0.31mi
600 Riverview Blvd Unit 2 Daytona Beach, FL	2.0	1.0	950	$1,750	$1.84	23d	1	0.38mi
732 N Halifax Ave Daytona Beach, FL	1.0–2.0	1.0–2.0	862	$1,200	$1.39	23d	2	0.40mi
828 N Grandview Ave Unit 4 Daytona Beach, FL	1.0	1.0	528	$1,200	$2.27	23d	1	0.46mi
901 N Peninsula Dr Unit 901 Daytona Beach, FL	1.0	1.0	650	$1,250	$1.92	23d	1	0.54mi
901 N Peninsula Dr #227 Daytona Beach, FL	1.0	1.0	640	$1,295	$2.02	23d	1	0.54mi
929 N Grandview Ave Unit 3 Daytona Beach, FL	2.0	1.0	576	$1,200	$2.08	23d	1	0.58mi
19 S Hollywood Ave Unit 4 Daytona Beach, FL	3.0	1.0	1000	$1,800	$1.80	23d	1	0.58mi
21 S Hollywood Ave Unit 6 Daytona Beach, FL	2.0	1.0	800	$1,500	$1.88	14d	1	0.58mi
506 University Blvd #3 Daytona Beach, FL	2.0	1.0	750	$1,750	$2.33	23d	1	0.61mi
935 N Halifax Ave #404 Daytona Beach, FL	1.0	1.5	822	$1,550	$1.89	23d	1	0.65mi
935 N Halifax Ave #410 Daytona Beach, FL	1.0	1.5	822	$1,695	$2.06	23d	1	0.65mi
102 S Peninsula Dr Daytona Beach, FL	1.0	1.0	608	$1,195	$1.97	23d	1	0.68mi
117 S Grandview Ave Apt 6 Daytona Beach, FL	1.0	1.0	600	$1,100	$1.83	23d	1	0.71mi
117 S Wild Olive Ave Daytona Beach, FL	1.0	1.0	650	$1,400	$2.15	23d	1	0.71mi
124 S Noble St Unit 3 Daytona Beach, FL	1.0	1.0	600	$1,300	$2.17	11d	1	0.72mi
127 S Peninsula Dr Unit 3 Daytona Beach, FL	1.0	1.0	588	$1,290	$2.19	23d	1	0.72mi
244 Lexington Dr Daytona Beach, FL	3.0	1.0	1099	$2,550	$2.32	14d	1	0.72mi
149 S Hollywood Ave Unit 6 Daytona Beach, FL	1.0	1.0	850	$1,250	$1.47	23d	1	0.78mi
145 S Halifax Ave Unit 2 Daytona Beach, FL	2.0	1.0	1000	$2,400	$2.40	23d	1	0.78mi
115 Kingston Ave Daytona Beach, FL	1.0	1.0	600	$1,195	$1.99	23d	1	0.89mi
219 S Atlantic Ave Daytona Beach, FL	1.0	1.0	650	$1,600	$2.46	14d	2	0.90mi
138 Kingston Ave Daytona Beach, FL	3.0	2.0	996	$1,900	$1.91	23d	1	0.92mi
400 S Peninsula Dr Unit 2 Daytona Beach, FL	2.0	1.0	754	$1,300	$1.72	14d	1	0.96mi
1216 N Atlantic Ave Daytona Beach, FL	1.0–2.0	1.0–2.0	973	$3,159	$3.25	11d	10	0.97mi
1216 N Atlantic Ave Daytona Beach, FL	1.0–3.0	1.0–2.0	1112	$2,985	$2.68	19d	99	0.97mi
171 Daytona Ave Daytona Beach, FL	2.0	2.0	835	$1,650	$1.98	23d	1	1.00mi
416 Goodall Ave Daytona Beach, FL	2.0	1.0	900	$1,600	$1.78	23d	1	1.03mi

HOA detail condo

• Monthly dues: $425 · $5,100/yr
• Likely covers: watersewertrashcablelandscapingroofinsuranceparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $125,000 Active 133 DOM
2. 2026-06-17
   days on market $125,000 Active 132 DOM
3. 2026-06-16
   days on market $125,000 Active 131 DOM
4. 2026-06-15
   days on market $125,000 Active 130 DOM
5. 2026-06-14
   days on market $125,000 Active 128 DOM
6. 2026-06-10
   days on market $125,000 Active 125 DOM
7. 2026-06-09
   days on market $125,000 Active 124 DOM
8. 2026-06-08
   days on market $125,000 Active 123 DOM
9. 2026-06-07
   days on market $125,000 Active 122 DOM
10. 2026-06-05
    days on market $125,000 Active 119 DOM
11. 2026-06-03
    days on market $125,000 Active 118 DOM
12. 2026-06-03
    days on market $125,000 Active 117 DOM
13. 2026-06-01
    days on market $125,000 Active 116 DOM
14. 2026-05-31
    days on market $125,000 Active 115 DOM
15. 2026-05-31
    days on market $125,000 Active 114 DOM
16. 2026-04-03
    price $1,100
17. 2026-04-02
    price $125,000 1096-char remark

    Show marketing remark (1096 chars)

    Summer Winds Condominium, location, location, location! Looking for the ideal beachside retreat, cozy snowbird nest or affordable home near the ocean? Look no further! This move-in-ready, fully furnished two-bedroom, one-bath condominium in the sought-after Summer Winds Condominium community offers the ultimate Daytona Beach lifestyle, just three blocks from the beach, Main Street, Daytona Lagoon, Ocean Walk restaurants and the cinema. Between the Atlantic Ocean and Halifax River, you'll enjoy peaceful visits on soft sand beaches, fishing by the river and convenient access to all of Daytona's top attractions. Inside, this clean and comfortable ground-floor unit is ready for you to move in or start renting immediately. The condominium includes one assigned parking space and comes fully furnished, so you can start living the beach life right away. HOA fees cover it all, including water, sewer, trash, monthly pest control, building insurance, cable/satellite, common area maintenance, exterior paint, lawn care, roof maintenance and more, making it low-maintenance and budget-friendly.

18. 2026-03-13
    listed $1,400
19. 2026-02-19
    price $140,000 1096-char remark

    Show marketing remark (1096 chars)

    Summer Winds Condominium, location, location, location! Looking for the ideal beachside retreat, cozy snowbird nest or affordable home near the ocean? Look no further! This move-in-ready, fully furnished two-bedroom, one-bath condominium in the sought-after Summer Winds Condominium community offers the ultimate Daytona Beach lifestyle, just three blocks from the beach, Main Street, Daytona Lagoon, Ocean Walk restaurants and the cinema. Between the Atlantic Ocean and Halifax River, you'll enjoy peaceful visits on soft sand beaches, fishing by the river and convenient access to all of Daytona's top attractions. Inside, this clean and comfortable ground-floor unit is ready for you to move in or start renting immediately. The condominium includes one assigned parking space and comes fully furnished, so you can start living the beach life right away. HOA fees cover it all, including water, sewer, trash, monthly pest control, building insurance, cable/satellite, common area maintenance, exterior paint, lawn care, roof maintenance and more, making it low-maintenance and budget-friendly.

20. 2026-02-05
    listed $150,000 Active 1096-char remark

    Show marketing remark (1096 chars)

    Summer Winds Condominium, location, location, location! Looking for the ideal beachside retreat, cozy snowbird nest or affordable home near the ocean? Look no further! This move-in-ready, fully furnished two-bedroom, one-bath condominium in the sought-after Summer Winds Condominium community offers the ultimate Daytona Beach lifestyle, just three blocks from the beach, Main Street, Daytona Lagoon, Ocean Walk restaurants and the cinema. Between the Atlantic Ocean and Halifax River, you'll enjoy peaceful visits on soft sand beaches, fishing by the river and convenient access to all of Daytona's top attractions. Inside, this clean and comfortable ground-floor unit is ready for you to move in or start renting immediately. The condominium includes one assigned parking space and comes fully furnished, so you can start living the beach life right away. HOA fees cover it all, including water, sewer, trash, monthly pest control, building insurance, cable/satellite, common area maintenance, exterior paint, lawn care, roof maintenance and more, making it low-maintenance and budget-friendly.

21. 2022-03-11
    soldstatus $139,900
22. 2020-10-01
    historical
23. 2020-08-07
    status Active
24. 2020-04-07
    historical
25. 2020-03-14
    price $136,500
26. 2020-02-23
    listed $144,500 Active
27. 2010-11-30
    soldstatus $47,000
28. 2006-02-07
    soldstatus $122,000
29. 1979-07-01
    soldstatus $29,500

ⓘ 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: $2,165 · $180/mo
• Projected year-2 tax: $2,165 · $180/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 5/10 Major FEMA zone X (unshaded) · 26% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°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: $18,858
• − Mortgage interest: −$7,002
• − Property taxes: −$2,165
• − Insurance: −$625
• − Repairs & maintenance: −$1,509
• − Management: −$1,509
• − HOA: −$5,100
• − Depreciation: −$3,636
• Taxable loss: −$2,687
• Est. tax savings @ 24.0%: +$645
• After-tax cash flow: $-213/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): 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

-96.3% since first listed

14 events — show timeline

• 2026-04-03 Price Changed $1,100 STELLARMLS
• 2026-04-02 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Listed for Rent $1,400 STELLARMLS
• 2026-02-19 Price Changed $140,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-05 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2022-03-11 Sold (Public Records) $139,900 Public Records
• 2020-10-01 Listing Removed — Daytona MLS
• 2020-08-07 Relisted — Daytona MLS
• 2020-04-07 Listing Removed — Daytona MLS
• 2020-03-14 Price Changed $136,500 Daytona MLS
• 2020-02-23 Listed $144,500 Daytona MLS
• 2010-11-30 Sold (Public Records) $47,000 Public Records
• 2006-02-07 Sold (Public Records) $122,000 Public Records
• 1979-07-01 Sold (Public Records) $29,500 Public Records

Property tax history

+11.3%/yr

Latest (2025): $2,165 · -6.5% YoY. Source: county tax records.