2030 Magnolia Ave · South Daytona, FL 32119

$175,000

3 bd · 2.0 ba · 1,144 sqft · SingleFamily public records · 97 Days on market

Built 1958 0.52 ac lot

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Why this score? — see what drove the C 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 +24.6/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for your next project? This 3 bedroom, 2 bath ranch sits on a deep . 5 acre lot in the Palm Grove neighborhood of South Daytona. The potential is unlimited. There is tons of room for expansion, or a giant pool on this awesome lot. Centrally located this home is convenient to everything the area has to offer. Offers are subject to seller's addendums. There are no warranties expressed or implied. All measurements are approximate. Sq. footage received from the tax rolls. All information recorded in the MLS is intended to be accurate but can not be guaranteed. Buyer should check zoning for rental restrictions.

Key facts

• Room for expansion
• Deep .5 acre lot
• Giant pool

Tags

• DEEP .5 ACRE LOT
• ROOM FOR EXPANSION
• GIANT POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $159k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#114 in FL, #1,755 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: schools D, employment D, commute F.
• 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; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 37% 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 $1k of loan paydown is wiped out by about $5k 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 97 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $159,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.01% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.88%
• DSCR: 1.40
• GRM: 8.2

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: -6.0%
• Equity multiple: 0.78×
• Total profit: $-10,545
• Equity at exit: $26,093

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $145
• Equity at exit: $15,131

Cash invested: $49,000 (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 32119

• Rents YoY: -2.0%
• Active inventory: 280
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,773 high
• Mortgage (P&I): −$918
• Tax from tax record: −$48 /mo · $573/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $363

Break-even live

Break-even rent $1,314

Max offer price $175,000

Occupancy floor 75%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2313 Incandescent Way Unit 1 South Daytona, FL	3.0	2.5	1500	$1,900	$1.27	14d	1	0.16mi
2208 Flourescent Way South Daytona, FL	3.0	2.5	1400	$2,300	$1.64	23d	1	0.20mi
900 Boulder Dr South Daytona, FL	2.0	1.0	939	$1,850	$1.97	23d	1	0.38mi
793 Aspen Dr South Daytona, FL	2.0	2.0	1300	$1,940	$1.49	23d	1	0.43mi
17 Kimberly Ct Daytona Beach, FL	2.0	2.0	896	$1,299	$1.45	23d	1	0.60mi
10 Harbor Cove Ct Daytona Beach, FL	3.0	2.0	1456	$1,499	$1.03	23d	1	0.68mi
535 Olive St South Daytona, FL	2.0	1.0	1024	$1,725	$1.68	11d	1	0.73mi
716 Boston Ave South Daytona, FL	2.0	2.0	1373	$2,100	$1.53	14d	1	0.74mi
1017 June Ter Lot 6 Daytona Beach, FL	2.0	1.0	700	$1,350	$1.93	23d	1	0.84mi
2050 S Ridgewood Ave South Daytona, FL	1.0–2.0	1.0–1.5	818	$1,450	$1.77	23d	1	0.86mi
1505 Edgewater Rd Daytona Beach, FL	3.0	2.0	1209	$1,800	$1.49	23d	1	0.93mi
1200 Floral Springs Blvd Port Orange, FL	1.0–3.0	1.0–2.0	1047	$2,175	$2.08	11d	81	0.99mi
301 Ridge Blvd #1020 South Daytona, FL	2.0	1.0	810	$1,375	$1.70	23d	1	0.99mi
2275 Granada Dr Unit 1 South Daytona, FL	2.0	2.0	1000	$1,600	$1.60	23d	1	0.99mi
2140 S Palmetto Ave South Daytona, FL	2.0	1.5	1100	$1,499	$1.36	23d	1	1.07mi
2250 S Palmetto Ave South Daytona, FL	2.0	2.5	1386	$1,600	$1.15	23d	1	1.08mi
1270 Reed Canal Rd Port Orange, FL	1.0–3.0	1.0–2.0	1001	$2,137	$2.13	11d	29	1.08mi
205 Kost Rd South Daytona, FL	2.0	1.0	850	$1,500	$1.76	23d	1	1.12mi
1888 S Palmetto Ave South Daytona, FL	2.0	1.0	850	$1,199	$1.41	23d	1	1.13mi
201 Kost Rd South Daytona, FL	2.0	1.0	850	$1,149	$1.35	11d	2	1.13mi
1830 S Palmetto Ave Unit 4 South Daytona, FL	2.0	1.0	900	$1,450	$1.61	23d	1	1.14mi
480 Reed Canal Rd #57 South Daytona, FL	2.0	1.5	1024	$1,550	$1.51	23d	1	1.17mi
1757 S Clyde Morris Blvd Daytona Beach, FL	2.0	1.0	850	$1,392	$1.64	14d	3	1.29mi
1620 S Palmetto Ave Unit 206 South Daytona, FL	2.0	1.0	850	$1,295	$1.52	21d	1	1.31mi
1504 Virginia Ave Daytona Beach, FL	1.0–2.0	1.0–2.0	842	$1,650	$1.96	23d	3	1.37mi
1822 S Clyde Morris Blvd Unit 1822-1 Daytona Beach, FL	2.0	2.0	850	$1,325	$1.56	14d	1	1.38mi
1756 S Clyde Morris Blvd Daytona Beach, FL	1.0–2.0	1.0–2.0	850	$1,650	$1.94	23d	8	1.39mi
1500 Virginia Ave Daytona Beach, FL	2.0	2.0	910	$1,475	$1.62	23d	1	1.39mi
110 Dolphin Fleet Cir Daytona Beach, FL	1.0–3.0	1.0–2.5	1125	$2,124	$1.89	11d	20	1.41mi
1350 Virginia Ave Apt 17 Daytona Beach, FL	2.0	2.0	950	$1,399	$1.47	23d	1	1.43mi
1401 Reed Canal Rd Port Orange, FL	1.0–3.0	1.0–2.0	1045	$2,125	$2.03	14d	25	1.45mi
488 Autumn Trl Port Orange, FL	3.0	2.0	1393	$1,499	$1.08	23d	1	1.49mi

Listing history 17 events

1. 2026-06-03
   status $175,000 Pending 97 DOM
2. 2026-06-01
   days on market $175,000 Active 97 DOM
3. 2026-05-31
   days on market $175,000 Active 96 DOM
4. 2026-05-31
   days on market $175,000 Active 95 DOM
5. 2026-05-19
   price $175,000 621-char remark

   Show marketing remark (603 chars)

   Looking for your next project? This 3 bedroom, 2 bath ranch sits on a deep . 5 acre lot in the Palm Grove neighborhood of South Daytona. The potential is unlimited. There is tons of room for expansion on the awesome lot. Centrally located this home is convenient to everything the area has to offer. Offers are subject to seller's addendums. There are no warranties expressed or implied. All measurements are approximate. Sq. footage received from the tax rolls. All information recorded in the MLS is intended to be accurate but can not be guaranteed. Buyer should check zoning for rental restriction.

6. 2026-05-19
   price $175,000 603-char remark

   Show marketing remark (603 chars)

   Looking for your next project? This 3 bedroom, 2 bath ranch sits on a deep . 5 acre lot in the Palm Grove neighborhood of South Daytona. The potential is unlimited. There is tons of room for expansion on the awesome lot. Centrally located this home is convenient to everything the area has to offer. Offers are subject to seller's addendums. There are no warranties expressed or implied. All measurements are approximate. Sq. footage received from the tax rolls. All information recorded in the MLS is intended to be accurate but can not be guaranteed. Buyer should check zoning for rental restriction.

7. 2026-04-03
   price $185,000 603-char remark

   Show marketing remark (621 chars)

   Looking for your next project? This 3 bedroom, 2 bath ranch sits on a deep . 5 acre lot in the Palm Grove neighborhood of South Daytona. The potential is unlimited. There is tons of room for expansion, or a giant pool on this awesome lot. Centrally located this home is convenient to everything the area has to offer. Offers are subject to seller's addendums. There are no warranties expressed or implied. All measurements are approximate. Sq. footage received from the tax rolls. All information recorded in the MLS is intended to be accurate but can not be guaranteed. Buyer should check zoning for rental restrictions.

8. 2026-04-03
   price $185,000 621-char remark

   Show marketing remark (621 chars)

   Looking for your next project? This 3 bedroom, 2 bath ranch sits on a deep . 5 acre lot in the Palm Grove neighborhood of South Daytona. The potential is unlimited. There is tons of room for expansion, or a giant pool on this awesome lot. Centrally located this home is convenient to everything the area has to offer. Offers are subject to seller's addendums. There are no warranties expressed or implied. All measurements are approximate. Sq. footage received from the tax rolls. All information recorded in the MLS is intended to be accurate but can not be guaranteed. Buyer should check zoning for rental restrictions.

9. 2026-02-24
   listed $195,000 Active 621-char remark

   Show marketing remark (621 chars)

   Looking for your next project? This 3 bedroom, 2 bath ranch sits on a deep . 5 acre lot in the Palm Grove neighborhood of South Daytona. The potential is unlimited. There is tons of room for expansion, or a giant pool on this awesome lot. Centrally located this home is convenient to everything the area has to offer. Offers are subject to seller's addendums. There are no warranties expressed or implied. All measurements are approximate. Sq. footage received from the tax rolls. All information recorded in the MLS is intended to be accurate but can not be guaranteed. Buyer should check zoning for rental restrictions.

10. 2026-02-23
    listed $195,000 Active 603-char remark

    Show marketing remark (603 chars)

    Looking for your next project? This 3 bedroom, 2 bath ranch sits on a deep . 5 acre lot in the Palm Grove neighborhood of South Daytona. The potential is unlimited. There is tons of room for expansion on the awesome lot. Centrally located this home is convenient to everything the area has to offer. Offers are subject to seller's addendums. There are no warranties expressed or implied. All measurements are approximate. Sq. footage received from the tax rolls. All information recorded in the MLS is intended to be accurate but can not be guaranteed. Buyer should check zoning for rental restriction.

11. 2006-05-23
    soldstatus $175,000
12. 2006-04-03
    soldstatus $175,000
13. 2006-02-17
    listed $182,900
14. 2005-05-17
    soldstatus $150,000
15. 2005-01-04
    historical
16. 2004-10-21
    listed $174,900
17. 2004-05-10
    soldstatus $60,000

ⓘ 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: $573 · $48/mo
• Projected year-2 tax: $1,452 · $121/mo
• Expected delta: +$879/yr (+$73/mo · 153.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 58% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $21,280
• − Mortgage interest: −$9,803
• − Property taxes: −$573
• − Insurance: −$875
• − Repairs & maintenance: −$1,702
• − Management: −$1,702
• − Depreciation: −$5,091
• Taxable income: $1,533
• Est. tax owed @ 24.0%: −$368
• After-tax cash flow: $3,982/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 — South Daytona

• Score: 80/100
• State rank: #114
• US rank: #1755

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Daytona, FL
• County: Volusia County · 556,871 people
• City population: 22,348
• 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

Price history

+191.7% since first listed

13 events — show timeline

• 2026-05-19 Price Changed $175,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-19 Price Changed $175,000 Daytona MLS
• 2026-04-03 Price Changed $185,000 Daytona MLS
• 2026-04-03 Price Changed $185,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-24 Listed $195,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-23 Listed $195,000 Daytona MLS
• 2006-05-23 Sold (Public Records) $175,000 Public Records
• 2006-04-03 Sold (MLS) $175,000 Daytona MLS
• 2006-02-17 Listed $182,900 Daytona MLS
• 2005-05-17 Sold (Public Records) $150,000 Public Records
• 2005-01-04 Listing Removed — Daytona MLS
• 2004-10-21 Listed $174,900 Daytona MLS
• 2004-05-10 Sold (Public Records) $60,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $573 · +1.4% YoY. Source: county tax records.