165 Aston Grande Dr · Daytona Beach, FL 32124

$250,500

3 bd · 2.5 ba · 1,288 sqft · SingleFamily public records · 100 Days on market

Built 2014 1,995 sqft lot $275/mo HOA · 10% of rent ↓ 48% since listing

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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 +14.4/30.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• DSCR +4.4/10.0
• Livability +4.2/5.0
• Appreciation +4.0/10.0
• Rent growth +3.9/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Lakefront Townhouse in Grande Champion – Daytona Beach! Discover this beautiful 3-bedroom, 2.5-bath townhouse in the highly desirable Grande Champion community in Daytona Beach. Enjoy peaceful lake views from your home, offering a relaxing backdrop to your daily life. This move-in ready home features a Brand New A/C system and Brand New Water Heater, giving you comfort and peace of mind. The spacious layout is perfect for everyday living, while being conveniently located just minutes from shopping, dining, and all of Daytona Beach’s amenities. Whether you’re seeking a full-time residence, a seasonal retreat, or a smart investment, this townhouse delivers the perfect combination of location, comfort, and style. Experience the Florida lifestyle at its finest in Grande Champion — a home you’ll love coming back to every day!

Key facts

• Lakefront townhouse
• Peaceful lake views
• Brand new a/c system

Tags

• LAKEFRONT TOWNHOUSE
• PEACEFUL LAKE VIEWS
• BRAND NEW A/C SYSTEM
• BRAND NEW WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $49 ($592/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $228k (9.0% 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 rising fast (+5.5%/yr); 333 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $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 100 days — a 9% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago 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.
• Current owner paid $175k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $227,955 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.08% ✓
• Cap rate: 6.53%
• Cash-on-cash: 0.84%
• DSCR: 1.04
• GRM: 7.7

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: -6.8%
• Equity multiple: 0.72×
• Total profit: $-19,598
• Equity at exit: $48,776

10-year hold

• IRR: 4.2%
• Equity multiple: 1.39×
• Total profit: $27,182
• Equity at exit: $41,803

Cash invested: $70,140 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,702 high
• Mortgage (P&I): −$1,314
• Tax from tax record: −$392 /mo · $4,703/yr
• Insurance: −$104
• HOA: −$275
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $49

Break-even live

Break-even rent $2,639

Max offer price $250,500

Occupancy floor 93%

Sensitivity live

Price	-10% $191	-5% $120	+0% $49	+5% $-22	+10% $-92
Rent	-10% $-164	-5% $-57	+0% $49	+5% $156	+10% $263
Rate	-1.0pp $176	-0.5pp $113	base $49	+0.5pp $-16	+1.0pp $-82

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: $62,625
• Closing costs: $7,515
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 Wentworth Grande Dr Daytona Beach, FL	2.0	2.5	1288	$2,100	$1.63	24d	1	0.15mi
604 Champion Ridge Dr Daytona Beach, FL	3.0	2.0	1761	$2,299	$1.31	15d	1	0.20mi
2220 Green Valley St Daytona Beach, FL	3.0	2.0	1540	$2,300	$1.49	24d	1	0.69mi
1139 Belle Isle Ln Daytona Beach, FL	3.0	2.0	1429	$2,195	$1.54	15d	1	0.78mi
5135 Magnolia Palm Dr Daytona Beach, FL	3.0	2.0	1487	$2,250	$1.51	11d	1	0.78mi
1347 Belle Isle Ln Daytona Beach, FL	4.0	2.0	1846	$2,400	$1.30	24d	1	0.94mi
1122 Cabot Cliffs Dr Daytona Beach, FL	3.0	2.0	1432	$3,200	$2.23	15d	1	1.22mi

HOA detail

• Monthly dues: $275 · $3,300/yr
• Likely covers: water

Listing history 30 events

1. 2026-06-18
   days on market $250,500 Active 100 DOM
2. 2026-06-17
   days on market $250,500 Active 99 DOM
3. 2026-06-16
   days on market $250,500 Active 98 DOM
4. 2026-06-15
   days on market $250,500 Active 97 DOM
5. 2026-06-14
   days on market $250,500 Active 95 DOM
6. 2026-06-10
   days on market $250,500 Active 92 DOM
7. 2026-06-09
   days on market $250,500 Active 91 DOM
8. 2026-06-08
   days on market $250,500 Active 90 DOM
9. 2026-06-07
   days on market $250,500 Active 89 DOM
10. 2026-06-05
    days on market $250,500 Active 86 DOM
11. 2026-06-03
    days on market $250,500 Active 85 DOM
12. 2026-06-03
    days on market $250,500 Active 84 DOM
13. 2026-06-01
    days on market $250,500 Active 83 DOM
14. 2026-05-31
    days on market $250,500 Active 82 DOM
15. 2026-05-31
    days on market $250,500 Active 81 DOM
16. 2026-03-10
    listed $250,500 Active 863-char remark

    Show marketing remark (863 chars)

    Lakefront Townhouse in Grande Champion – Daytona Beach! Discover this beautiful 3-bedroom, 2.5-bath townhouse in the highly desirable Grande Champion community in Daytona Beach. Enjoy peaceful lake views from your home, offering a relaxing backdrop to your daily life. This move-in ready home features a Brand New A/C system and Brand New Water Heater, giving you comfort and peace of mind. The spacious layout is perfect for everyday living, while being conveniently located just minutes from shopping, dining, and all of Daytona Beach’s amenities. Whether you’re seeking a full-time residence, a seasonal retreat, or a smart investment, this townhouse delivers the perfect combination of location, comfort, and style. Experience the Florida lifestyle at its finest in Grande Champion — a home you’ll love coming back to every day!

17. 2019-07-15
    soldstatus $175,000
18. 2019-06-28
    soldstatus $175,000 Sold 733-char remark

    Show marketing remark (733 chars)

    Must see waterfront townhouse in the beautiful community of Grande Champion, located just minutes from all that Daytona Beach has to offer! Just minutes to the famous Daytona Beach and pier, Daytona Speedway, Daytona International Airport, Embry Riddle, outlet centers, and much more, what a location! This unit offers tile throughout the first floor, a beautiful and contemporary kitchen with granite counters, wood cabinets, stainless steel appliances and a water view. The second floor features 3 bedrooms, 2 baths with a private master bedroom overlooking the beautiful pond. Enjoy relaxing on the private covered patio or catching some sun at the community pool just steps away, either way nothing beats this fantastic location!

19. 2019-05-22
    status Pending 733-char remark

    Show marketing remark (733 chars)

    Must see waterfront townhouse in the beautiful community of Grande Champion, located just minutes from all that Daytona Beach has to offer! Just minutes to the famous Daytona Beach and pier, Daytona Speedway, Daytona International Airport, Embry Riddle, outlet centers, and much more, what a location! This unit offers tile throughout the first floor, a beautiful and contemporary kitchen with granite counters, wood cabinets, stainless steel appliances and a water view. The second floor features 3 bedrooms, 2 baths with a private master bedroom overlooking the beautiful pond. Enjoy relaxing on the private covered patio or catching some sun at the community pool just steps away, either way nothing beats this fantastic location!

20. 2019-04-05
    price $180,000 733-char remark

    Show marketing remark (733 chars)

    Must see waterfront townhouse in the beautiful community of Grande Champion, located just minutes from all that Daytona Beach has to offer! Just minutes to the famous Daytona Beach and pier, Daytona Speedway, Daytona International Airport, Embry Riddle, outlet centers, and much more, what a location! This unit offers tile throughout the first floor, a beautiful and contemporary kitchen with granite counters, wood cabinets, stainless steel appliances and a water view. The second floor features 3 bedrooms, 2 baths with a private master bedroom overlooking the beautiful pond. Enjoy relaxing on the private covered patio or catching some sun at the community pool just steps away, either way nothing beats this fantastic location!

21. 2019-03-13
    price $182,000 733-char remark

    Show marketing remark (733 chars)

    Must see waterfront townhouse in the beautiful community of Grande Champion, located just minutes from all that Daytona Beach has to offer! Just minutes to the famous Daytona Beach and pier, Daytona Speedway, Daytona International Airport, Embry Riddle, outlet centers, and much more, what a location! This unit offers tile throughout the first floor, a beautiful and contemporary kitchen with granite counters, wood cabinets, stainless steel appliances and a water view. The second floor features 3 bedrooms, 2 baths with a private master bedroom overlooking the beautiful pond. Enjoy relaxing on the private covered patio or catching some sun at the community pool just steps away, either way nothing beats this fantastic location!

22. 2018-12-07
    listed $185,000 Active 733-char remark

    Show marketing remark (733 chars)

    Must see waterfront townhouse in the beautiful community of Grande Champion, located just minutes from all that Daytona Beach has to offer! Just minutes to the famous Daytona Beach and pier, Daytona Speedway, Daytona International Airport, Embry Riddle, outlet centers, and much more, what a location! This unit offers tile throughout the first floor, a beautiful and contemporary kitchen with granite counters, wood cabinets, stainless steel appliances and a water view. The second floor features 3 bedrooms, 2 baths with a private master bedroom overlooking the beautiful pond. Enjoy relaxing on the private covered patio or catching some sun at the community pool just steps away, either way nothing beats this fantastic location!

23. 2015-01-13
    historical
24. 2015-01-12
    listed $153,381
25. 2015-01-05
    soldstatus $135,000
26. 2014-09-24
    listed $153,381
27. 2013-03-04
    soldstatus $143,000
28. 2012-05-29
    soldstatus $920,000
29. 2010-03-03
    soldstatus $524,900
30. 2010-02-18
    soldstatus $483,400

ⓘ 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: $4,703 · $392/mo
• Projected year-2 tax: $4,703 · $392/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 3/10 Moderate
• 🌡 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: $32,420
• − Mortgage interest: −$14,032
• − Property taxes: −$4,703
• − Insurance: −$1,252
• − Repairs & maintenance: −$2,594
• − Management: −$2,594
• − HOA: −$3,300
• − Depreciation: −$7,287
• Taxable loss: −$3,342
• Est. tax savings @ 24.0%: +$802
• After-tax cash flow: $1,394/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

-48.2% since first listed

15 events — show timeline

• 2026-03-10 Listed $250,500 Stellar MLS as Distributed by MLS Grid
• 2019-07-15 Sold (Public Records) $175,000 Public Records
• 2019-06-28 Sold (MLS) $175,000 Stellar MLS as Distributed by MLS Grid
• 2019-05-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-04-05 Price Changed $180,000 Stellar MLS as Distributed by MLS Grid
• 2019-03-13 Price Changed $182,000 Stellar MLS as Distributed by MLS Grid
• 2018-12-07 Listed $185,000 Stellar MLS as Distributed by MLS Grid
• 2015-01-13 Listing Removed — Daytona MLS
• 2015-01-12 Listed $153,381 Daytona MLS
• 2015-01-05 Sold (MLS) $135,000 Daytona MLS
• 2014-09-24 Listed $153,381 Daytona MLS
• 2013-03-04 Sold (Public Records) $143,000 Public Records
• 2012-05-29 Sold (Public Records) $920,000 Public Records
• 2010-03-03 Sold (Public Records) $524,900 Public Records
• 2010-02-18 Sold (Public Records) $483,400 Public Records

Property tax history

+14.7%/yr

Latest (2025): $4,703 · +1.5% YoY. Source: county tax records.