521 Margaritaville Ave · Daytona Beach, FL 32124

$375,000

2 bd · 2.0 ba · 1,308 sqft · SingleFamily public records · 102 Days on market

Built 2021 3,761 sqft lot $375/mo HOA · 13% of rent ↓ 1% since listing

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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 +7.9/30.0
• 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 +2.0/10.0

Listing remarks MLS

Welcome to the good life — and it doesn't get easier than this. Perfectly positioned in the nation's most celebrated 55+ active adult community, this immaculate Conch Cottage delivers the ideal combination of smart sizing and effortless living. At 1,308 square feet, the layout is thoughtfully right-sized — easy to maintain, easy to love, and designed to maximize every square foot with zero wasted space. Whether you're downsizing or simply choosing to live smarter, this is the floor plan you've been waiting for. Step inside and you'll immediately notice this home has been kept in pristine, move-in-ready condition. The open-concept living and kitchen area features gorgeous granite countertops, white shaker cabinetry, stainless steel appliances, and stylish pendant lighting over a breakfast bar — the kind of kitchen that looks like a model home because it's been treated like one. Light-toned flooring flows throughout, keeping the space bright, airy, and coastal-cool. The real showstopper? Two private bedrooms, each bathroom with its own walk-in shower. No compromises, no shared bathrooms — just intelligent design that treats every occupant like a primary resident. The screened front porch adds additional outdoor living space with that signature Margaritaville charm, and the paver walkway and manicured landscaping deliver serious curb appeal. Now let's talk about the lifestyle. Latitude Margaritaville Daytona Beach — the community sold out faster than any 55+ development in the country, and for good reason. Residents enjoy an extraordinary array of amenities including the lagoon-style Paradise Pool with beach-entry and Tiki Island, The Sand Bar second pool and deck, Fins Up! Fitness Center, Last Mango Theater, Latitude Bar & Chill restaurant, Changes in Attitude poolside bar, a thatched-roof Town Square concert stage with jumbo screen for live music and movies, Barkaritaville Pet Spa, Workin' N' Playin' Center with business hub, Arts & Crafts room, Clayground pottery studio, Hangar workshop, tennis courts, pickleball courts, bocce ball, walking and biking trails, and a private oceanfront beach club accessible via a complimentary community shuttle. Golf cart-accessible Latitude Landings retail center with Publix is right outside the gates. HOA covers lawn care, irrigation, and all amenity access — so you spend less time on maintenance and more time living. This community is SOLD OUT of new construction. Resale opportunities like this Cottage — in move-in condition, priced right at $380,000 — are rare. Don't miss your chance to own a piece of paradise without the wait. Schedule your private showing today. Paradise has an address.

Key facts

• Walk-in shower
• Granite countertops
• Open-concept living

Tags

• OPEN-CONCEPT LIVING
• GRANITE COUNTERTOPS
• WHITE SHAKER CABINETRY
• STAINLESS STEEL APPLIANCES
• TWO PRIVATE EN-SUITE BEDROOMS
• WALK-IN SHOWER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-393 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $306k (18.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $283k (24.5% below list).
• Recommended offer: $283k (24.5% 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: 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 rising fast (+5.5%/yr); 333 active listings in the ZIP; 22 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 37% 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 $3k 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 102 days — a 9% lower offer ($341k) 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; severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $283,226 (24.5% 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 102 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: 5.03%
• Cash-on-cash: -4.50%
• DSCR: 0.80
• GRM: 11.0

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: -14.9%
• Equity multiple: 0.40×
• Total profit: $-62,495
• Equity at exit: $73,018

10-year hold

• IRR: -4.6%
• Equity multiple: 0.61×
• Total profit: $-41,068
• Equity at exit: $62,579

Cash invested: $105,000 (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 32124

• Home prices YoY: -0.6%
• Rents YoY: 5.5%
• Active inventory: 333
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,832 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$133 /mo · $1,597/yr
• Insurance: −$156
• HOA: −$375
• Vacancy / Maint / Mgmt: −$595
• Net cashflow: $-393

Break-even live

Break-even rent $3,330

Max offer price $305,504

Occupancy floor —

Sensitivity live

Price	-10% $-181	-5% $-287	+0% $-393	+5% $-500	+10% $-606
Rent	-10% $-617	-5% $-505	+0% $-393	+5% $-282	+10% $-170
Rate	-1.0pp $-205	-0.5pp $-298	base $-393	+0.5pp $-491	+1.0pp $-589

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
903 Coral Reef Way Daytona Beach, FL	3.0	2.0	1848	$3,250	$1.76	24d	1	0.05mi
487 Margaritaville Ave Daytona Beach, FL	2.0	2.0	1464	$2,900	$1.98	24d	1	0.08mi
255 Ocean Hammock Loop Daytona Beach, FL	2.0	2.0	1464	$2,600	$1.78	24d	1	0.08mi
402 Parrot Ln Daytona Beach, FL	2.0	2.0	1308	$2,800	$2.14	24d	1	0.12mi
349 High Tide Ln Daytona Beach, FL	2.0	2.0	1771	$3,200	$1.81	24d	1	0.15mi
513 High Tide Ln Daytona Beach, FL	2.0	2.0	1200	$2,000	$1.67	24d	1	0.16mi
579 High Tide Ln Daytona Beach, FL	2.0	2.0	1464	$2,500	$1.71	24d	1	0.17mi
208 Ocean Hammock Loop Daytona Beach, FL	2.0	2.0	1466	$2,900	$1.98	24d	1	0.18mi
375 Latitude Dr Daytona Beach, FL	2.0	2.0	1308	$3,000	$2.29	24d	1	0.34mi
819 Coral Reef Way Daytona Beach, FL	2.0	2.0	1778	$3,000	$1.69	22d	1	0.45mi
600 Beach Bum Blvd Daytona Beach, FL	2.0	2.0	1684	$2,800	$1.66	24d	1	0.46mi
250 Latitude Dr Daytona Beach, FL	2.0	2.0	1488	$3,000	$2.02	24d	1	0.47mi
567 Daiquiri Pl Daytona Beach, FL	2.0	2.0	1300	$3,250	$2.50	24d	1	0.54mi
531 Daiquiri Pl Daytona Beach, FL	2.0	2.0	1160	$2,500	$2.16	22d	1	0.55mi
1131 Fins Up Ct Daytona Beach, FL	3.0	2.0	1848	$3,000	$1.62	24d	1	0.71mi
109 Salt Shaker St Daytona Beach, FL	2.0	2.0	1563	$2,900	$1.86	15d	1	0.96mi
402 Tiki Ter Daytona Beach, FL	2.0	2.0	1608	$2,800	$1.74	24d	1	1.00mi
1016 Sea Shell Ct Daytona Beach, FL	2.0	2.0	1563	$2,700	$1.73	24d	1	1.09mi
243 Hang Loose Way Daytona Beach, FL	2.0	2.0	1308	$3,449	$2.64	24d	1	1.21mi
100 Integra TC Blvd Daytona Beach, FL	3.0	1.0–2.0	942	$2,184	$2.32	12d	28	1.21mi
357 Hang Loose Way Daytona Beach, FL	2.0	2.0	1308	$2,500	$1.91	12d	1	1.22mi
261 Hang Loose Way Daytona Beach, FL	2.0	2.0	1464	$2,850	$1.95	24d	1	1.23mi

HOA detail

• Monthly dues: $375 · $4,500/yr
• Likely covers: landscapingpoolgym

Listing history 5 events

1. 2026-05-31
   days on market $375,000 Active 102 DOM
2. 2026-05-31
   days on market $375,000 Active 101 DOM
3. 2026-03-30
   price $375,000 2731-char remark

   Show marketing remark (2731 chars)

   Welcome to the good life — and it doesn't get easier than this. Perfectly positioned in the nation's most celebrated 55+ active adult community, this immaculate Conch Cottage delivers the ideal combination of smart sizing and effortless living. At 1,308 square feet, the layout is thoughtfully right-sized — easy to maintain, easy to love, and designed to maximize every square foot with zero wasted space. Whether you're downsizing or simply choosing to live smarter, this is the floor plan you've been waiting for. Step inside and you'll immediately notice this home has been kept in pristine, move-in-ready condition. The open-concept living and kitchen area features gorgeous granite countertops, white shaker cabinetry, stainless steel appliances, and stylish pendant lighting over a breakfast bar — the kind of kitchen that looks like a model home because it's been treated like one. Light-toned flooring flows throughout, keeping the space bright, airy, and coastal-cool. The real showstopper? Two private bedrooms, each bathroom with its own walk-in shower. No compromises, no shared bathrooms — just intelligent design that treats every occupant like a primary resident. The screened front porch adds additional outdoor living space with that signature Margaritaville charm, and the paver walkway and manicured landscaping deliver serious curb appeal. Now let's talk about the lifestyle. Latitude Margaritaville Daytona Beach — the community sold out faster than any 55+ development in the country, and for good reason. Residents enjoy an extraordinary array of amenities including the lagoon-style Paradise Pool with beach-entry and Tiki Island, The Sand Bar second pool and deck, Fins Up! Fitness Center, Last Mango Theater, Latitude Bar & Chill restaurant, Changes in Attitude poolside bar, a thatched-roof Town Square concert stage with jumbo screen for live music and movies, Barkaritaville Pet Spa, Workin' N' Playin' Center with business hub, Arts & Crafts room, Clayground pottery studio, Hangar workshop, tennis courts, pickleball courts, bocce ball, walking and biking trails, and a private oceanfront beach club accessible via a complimentary community shuttle. Golf cart-accessible Latitude Landings retail center with Publix is right outside the gates. HOA covers lawn care, irrigation, and all amenity access — so you spend less time on maintenance and more time living. This community is SOLD OUT of new construction. Resale opportunities like this Cottage — in move-in condition, priced right at $380,000 — are rare. Don't miss your chance to own a piece of paradise without the wait. Schedule your private showing today. Paradise has an address.

4. 2026-02-28
   listed $375,000 Active 987-char remark

   Show marketing remark (987 chars)

   Welcome to the good life. Perfectly positioned in the nation's most celebrated 55+ active adult community, this immaculate Conch Cottage delivers smart sizing and effortless living. At 1,308 square feet, the layout is thoughtfully right-sized easy to maintain, easy to love, with zero wasted space. Step inside to an open-concept living and kitchen area featuring granite countertops, white shaker cabinetry, stainless appliances, and pendant lighting over a breakfast bar. Light-toned flooring flows throughout bright, airy, and coastal-cool. Two private bedrooms, each with its own walk-in shower. No compromises just intelligent design. The screened front porch and paver walkway deliver signature Margaritaville charm. latitude Margaritaville Daytona Beach sold out faster than any 55+ development in the country. Residents enjoy the Paradise Pool, fitness center, pickleball, live music, a private oceanfront beach club, and much more. HOA covers lawn care and all amenity access.

5. 2026-02-18
   listed $380,000 Active 2731-char remark

   Show marketing remark (2731 chars)

   Welcome to the good life — and it doesn't get easier than this. Perfectly positioned in the nation's most celebrated 55+ active adult community, this immaculate Conch Cottage delivers the ideal combination of smart sizing and effortless living. At 1,308 square feet, the layout is thoughtfully right-sized — easy to maintain, easy to love, and designed to maximize every square foot with zero wasted space. Whether you're downsizing or simply choosing to live smarter, this is the floor plan you've been waiting for. Step inside and you'll immediately notice this home has been kept in pristine, move-in-ready condition. The open-concept living and kitchen area features gorgeous granite countertops, white shaker cabinetry, stainless steel appliances, and stylish pendant lighting over a breakfast bar — the kind of kitchen that looks like a model home because it's been treated like one. Light-toned flooring flows throughout, keeping the space bright, airy, and coastal-cool. The real showstopper? Two private bedrooms, each bathroom with its own walk-in shower. No compromises, no shared bathrooms — just intelligent design that treats every occupant like a primary resident. The screened front porch adds additional outdoor living space with that signature Margaritaville charm, and the paver walkway and manicured landscaping deliver serious curb appeal. Now let's talk about the lifestyle. Latitude Margaritaville Daytona Beach — the community sold out faster than any 55+ development in the country, and for good reason. Residents enjoy an extraordinary array of amenities including the lagoon-style Paradise Pool with beach-entry and Tiki Island, The Sand Bar second pool and deck, Fins Up! Fitness Center, Last Mango Theater, Latitude Bar & Chill restaurant, Changes in Attitude poolside bar, a thatched-roof Town Square concert stage with jumbo screen for live music and movies, Barkaritaville Pet Spa, Workin' N' Playin' Center with business hub, Arts & Crafts room, Clayground pottery studio, Hangar workshop, tennis courts, pickleball courts, bocce ball, walking and biking trails, and a private oceanfront beach club accessible via a complimentary community shuttle. Golf cart-accessible Latitude Landings retail center with Publix is right outside the gates. HOA covers lawn care, irrigation, and all amenity access — so you spend less time on maintenance and more time living. This community is SOLD OUT of new construction. Resale opportunities like this Cottage — in move-in condition, priced right at $380,000 — are rare. Don't miss your chance to own a piece of paradise without the wait. Schedule your private showing today. Paradise has an address.

ⓘ 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: $1,597 · $133/mo
• Projected year-2 tax: $3,112 · $259/mo
• Expected delta: +$1,515/yr (+$126/mo · 94.9%)

ⓘ 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 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $33,987
• − Mortgage interest: −$21,006
• − Property taxes: −$1,597
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,719
• − Management: −$2,719
• − HOA: −$4,500
• − Depreciation: −$10,909
• Taxable loss: −$11,338
• Est. tax savings @ 24.0%: +$2,721
• After-tax cash flow: $-2,000/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

-1.3% since first listed

3 events — show timeline

• 2026-03-30 Price Changed $375,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-28 Listed $375,000 realMLS
• 2026-02-18 Listed $380,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+79.6%/yr

Latest (2025): $1,597 · +3.5% YoY. Source: county tax records.