232 Thornberry Branch Ln · Daytona Beach, FL 32124

$355,000

3 bd · 2.0 ba · 1,537 sqft · SingleFamily public records · 9 Days on market

Built 2011 9,423 sqft lot $52/mo HOA · 2% of rent

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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 +16.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Livability +4.2/5.0
• Appreciation +4.0/10.0
• Rent growth +3.9/5.0
• Schools +3.9/10.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Fully remodeled and move-in ready, this stunning 3-bedroom, 2-bath home in the desirable Bayberry community offers modern upgrades and peaceful waterfront living. Enjoy scenic pond views from your screened in back patio. This home combines style, comfort, and privacy in one exceptional package. Inside, you'll find luxury vinyl flooring throughout, an open and inviting layout, and a beautifully updated kitchen featuring elegant quartz waterfall countertops, new solid wood cabinetry and stainless steel appliance package. Bathrooms have been updated with granite vanity tops, undermount sinks and spa-like tile showers. Other updates include a brand-new A/C and water heater installed in 2026 and roof replacement in 2018 for added peace of mind. Conveniently located just minutes from the renowned LPGA International golf courses, shopping, dining, parks, and easy access to I-4, this home delivers the perfect blend of tranquility and convenience. Enjoy the best of Central Florida living in a beautifully upgraded lakefront retreat.

Key facts

• Waterfront living
• Scenic pond views
• Updated kitchen

Tags

• WATERFRONT LIVING
• SCENIC POND VIEWS
• SCREENED IN BACK PATIO
• LUXURY VINYL FLOORING
• UPDATED KITCHEN
• QUARTZ WATERFALL COUNTERTOPS

Property features AI

Finance

• Other: Property is homesteaded; Lease restrictions apply
• HOA & community: BayBerry Lakes HOA with annual fee ($625); Monthly HOA approximately $52.08; HOA includes pool; Community features: pool, clubhouse, basketball court, playground, sidewalks; Pets allowed (cats and dogs)

Exterior

• Parking: Covered parking; Driveway; Attached 2-car garage with garage door opener
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water connected; Sewer connected
• Home design: Single family residence; Residential property; One story; Northeast facing; Completed condition
• Construction: Concrete and stucco construction; Shingle roof; Slab foundation; Built with durable materials (concrete/stucco)
• Exterior features: Enclosed rear porch; Porch; Sliding doors; Private mailbox; Sidewalk; Mature landscaping with trees

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Solid surface counters; Solid wood cabinets; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Solid surface countertops; Solid wood cabinets; Split bedroom floor plan; Walk-in closet(s); Florida room
• Laundry & utility: Inside laundry room with washer and dryer hookups; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $355k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $304k (14.5% below list).
• Recommended offer: $304k (14.5% 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); Mainland High School (math 30% / reading 37%, grade F, #400 of 667 statewide, top 61%, 1,855 students, 64% FRL) — zoned schools average 67% FRL vs 51% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.5%/yr); 333 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 39% 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $303,555 (14.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.39%
• DSCR: 1.11
• GRM: 9.7

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: -5.4%
• Equity multiple: 0.78×
• Total profit: $-22,090
• Equity at exit: $69,124

10-year hold

• IRR: 4.8%
• Equity multiple: 1.44×
• Total profit: $43,379
• Equity at exit: $59,242

Cash invested: $99,400 (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: 9.7×

Monthly cashflow live

• Estimated rent: $3,036 high
• Mortgage (P&I): −$1,862
• Tax from tax record: −$138 /mo · $1,659/yr
• Insurance: −$148
• HOA: −$52
• Vacancy / Maint / Mgmt: −$637
• Net cashflow: $198

Break-even live

Break-even rent $2,785

Max offer price $355,000

Occupancy floor 88%

Sensitivity live

Price	-10% $399	-5% $299	+0% $198	+5% $98	+10% $-3
Rent	-10% $-42	-5% $78	+0% $198	+5% $318	+10% $438
Rate	-1.0pp $377	-0.5pp $289	base $198	+0.5pp $106	+1.0pp $13

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: $88,750
• Closing costs: $10,650
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
402 Tiki Ter Daytona Beach, FL	2.0	2.0	1608	$2,800	$1.74	24d	1	0.56mi
100 Integra TC Blvd Daytona Beach, FL	3.0	1.0–2.0	942	$2,544	$2.70	12d	28	0.70mi
1250 Champions Dr Daytona Beach, FL	3.0	2.0	2004	$2,650	$1.32	24d	1	0.78mi
424 Tropics Ave Daytona Beach, FL	2.0	2.5	2080	$3,400	$1.63	24d	1	0.78mi
819 Coral Reef Way Daytona Beach, FL	2.0	2.0	1778	$3,000	$1.69	22d	1	0.84mi
102 Carnival Dr Daytona Beach, FL	3.0	2.0	1998	$2,650	$1.33	24d	1	1.04mi
208 Ocean Hammock Loop Daytona Beach, FL	2.0	2.0	1466	$2,900	$1.98	24d	1	1.10mi
579 High Tide Ln Daytona Beach, FL	2.0	2.0	1464	$2,500	$1.71	24d	1	1.10mi
1016 Sea Shell Ct Daytona Beach, FL	2.0	2.0	1563	$2,700	$1.73	24d	1	1.13mi
250 Latitude Dr Daytona Beach, FL	2.0	2.0	1488	$3,000	$2.02	24d	1	1.15mi
255 Ocean Hammock Loop Daytona Beach, FL	2.0	2.0	1464	$2,600	$1.78	24d	1	1.19mi
513 High Tide Ln Daytona Beach, FL	2.0	2.0	1200	$2,000	$1.67	24d	1	1.19mi
1131 Fins Up Ct Daytona Beach, FL	3.0	2.0	1848	$3,000	$1.62	24d	1	1.21mi
531 Daiquiri Pl Daytona Beach, FL	2.0	2.0	1160	$2,500	$2.16	22d	1	1.22mi
567 Daiquiri Pl Daytona Beach, FL	2.0	2.0	1300	$3,250	$2.50	24d	1	1.27mi
903 Coral Reef Way Daytona Beach, FL	3.0	2.0	1848	$3,250	$1.76	24d	1	1.28mi
402 Parrot Ln Daytona Beach, FL	2.0	2.0	1308	$2,800	$2.14	24d	1	1.29mi
487 Margaritaville Ave Daytona Beach, FL	2.0	2.0	1464	$2,900	$1.98	24d	1	1.32mi
284 Links Terrace Blvd Daytona Beach, FL	4.0	2.5	2200	$2,850	$1.30	24d	1	1.35mi
818 Bama Breeze Dr Daytona Beach, FL	2.0	2.5	2067	$3,000	$1.45	24d	1	1.35mi
375 Latitude Dr Daytona Beach, FL	2.0	2.0	1308	$3,000	$2.29	24d	1	1.40mi
349 High Tide Ln Daytona Beach, FL	2.0	2.0	1771	$3,200	$1.81	24d	1	1.42mi
853 Bama Breeze Dr Daytona Beach, FL	2.0	3.0	2139	$3,600	$1.68	15d	1	1.44mi
600 Beach Bum Blvd Daytona Beach, FL	2.0	2.0	1684	$2,800	$1.66	24d	1	1.45mi

HOA detail

• Monthly dues: $52 · $624/yr
• Likely covers: water

Listing history 4 events

1. 2026-05-31
   status $355,000 Pending 9 DOM
2. 2026-05-20
   listed $355,000 Active

   Show marketing remark (1038 chars)

   Fully remodeled and move-in ready, this stunning 3-bedroom, 2-bath home in the desirable Bayberry community offers modern upgrades and peaceful waterfront living. Enjoy scenic pond views from your screened in back patio. This home combines style, comfort, and privacy in one exceptional package. Inside, you'll find luxury vinyl flooring throughout, an open and inviting layout, and a beautifully updated kitchen featuring elegant quartz waterfall countertops, new solid wood cabinetry and stainless steel appliance package. Bathrooms have been updated with granite vanity tops, undermount sinks and spa-like tile showers. Other updates include a brand-new A/C and water heater installed in 2026 and roof replacement in 2018 for added peace of mind. Conveniently located just minutes from the renowned LPGA International golf courses, shopping, dining, parks, and easy access to I-4, this home delivers the perfect blend of tranquility and convenience. Enjoy the best of Central Florida living in a beautifully upgraded lakefront retreat.

3. 2026-05-20
   listed $355,000 Active 1038-char remark

   Show marketing remark (1038 chars)

   Fully remodeled and move-in ready, this stunning 3-bedroom, 2-bath home in the desirable Bayberry community offers modern upgrades and peaceful waterfront living. Enjoy scenic pond views from your screened in back patio. This home combines style, comfort, and privacy in one exceptional package. Inside, you'll find luxury vinyl flooring throughout, an open and inviting layout, and a beautifully updated kitchen featuring elegant quartz waterfall countertops, new solid wood cabinetry and stainless steel appliance package. Bathrooms have been updated with granite vanity tops, undermount sinks and spa-like tile showers. Other updates include a brand-new A/C and water heater installed in 2026 and roof replacement in 2018 for added peace of mind. Conveniently located just minutes from the renowned LPGA International golf courses, shopping, dining, parks, and easy access to I-4, this home delivers the perfect blend of tranquility and convenience. Enjoy the best of Central Florida living in a beautifully upgraded lakefront retreat.

4. 2006-03-01
   soldstatus $5,176,000

ⓘ 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: $1,659 · $138/mo
• Projected year-2 tax: $2,946 · $246/mo
• Expected delta: +$1,287/yr (+$107/mo · 77.6%)

ⓘ 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: $36,427
• − Mortgage interest: −$19,886
• − Property taxes: −$1,659
• − Insurance: −$1,775
• − Repairs & maintenance: −$2,914
• − Management: −$2,914
• − HOA: −$624
• − Depreciation: −$10,327
• Taxable loss: −$3,673
• Est. tax savings @ 24.0%: +$881
• After-tax cash flow: $3,260/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

-93.1% since first listed

3 events — show timeline

• 2026-05-20 Listed $355,000 Daytona MLS
• 2026-05-20 Listed $355,000 Stellar MLS as Distributed by MLS Grid
• 2006-03-01 Sold (Public Records) $5,176,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $1,659 · +3.3% YoY. Source: county tax records.