922 Lewis Dr · Daytona Beach, FL 32117

$184,900

3 bd · 1.0 ba · 874 sqft · SingleFamily public records · 15 Days on market

Built 1958 6,500 sqft lot

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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 +16.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Livability +4.2/5.0
• 1% rule +3.9/10.0
• Schools +3.9/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable and move-in ready! This 3-bedroom, 1-bath home with a spacious den and 1-car garage features fresh paint inside and out, new carpet in all bedrooms, and beautiful tile flooring throughout the main living areas. The kitchen features newer cabinets, newer countertops, a range, and a refrigerator. The bathroom has also been updated with a new cabinet and countertop. This might be the one for you! All information recorded in the MLS is intended to be accurate but cannot be guaranteed.

Key facts

• Move-in ready
• Newer cabinets
• Fresh paint

Tags

• MOVE-IN READY
• SPACIOUS DEN
• FRESH PAINT
• NEW CARPET
• BEAUTIFUL TILE FLOORING
• NEWER CABINETS

Property features AI

Finance

• Other: Lot dimensions approximately 65 x 100; Zoned for single-family

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Sewer connected; Electricity connected; Water connected
• Home design: Single family residence; One story
• Construction: Block construction; Block foundation; Shingle roof; Built as residential single-family
• Exterior features: Patio; City street frontage; Publicly maintained road

Interior

• Kitchen: Refrigerator; Electric oven
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric, heat pump); Central air conditioning (electric)
• Interior features: Unfurnished; 6 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/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 $164k (11.3% below list).
• Recommended offer: $164k (11.3% 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 (+1.0%/yr); 332 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 35% of the median local income ($56k/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 $6k 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 15 days — a 2% lower offer ($182k) 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.
• Current owner paid $31k; list at $185k implies a 496% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $163,975 (11.3% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
5. 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.
6. 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.
7. 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: 0.89% ✗
• Cap rate: 7.08%
• Cash-on-cash: 2.82%
• DSCR: 1.13
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.01% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.51×
• Total profit: $-25,473
• Equity at exit: $27,569

10-year hold

• IRR: -8.5%
• Equity multiple: 0.52×
• Total profit: $-25,059
• Equity at exit: $15,987

Cash invested: $51,772 (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 32117

• Home prices YoY: -8.2%
• Rents YoY: 1.0%
• Active inventory: 332
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,640 high
• Mortgage (P&I): −$970
• Tax from tax record: −$127 /mo · $1,525/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $122

Break-even live

Break-even rent $1,486

Max offer price $184,900

Occupancy floor 88%

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
922 Lewis Dr Daytona Beach, FL	3.0	1.0	1034	$1,750	$1.69	23d	1	0.01mi
875 Derbyshire Rd Daytona Beach, FL	3.0	1.0–2.0	835	$1,299	$1.56	11d	11	0.34mi
736 White St Daytona Beach, FL	3.0	2.0	1092	$1,799	$1.65	23d	1	0.40mi
1216 Kennedy Rd Unit 10 Daytona Beach, FL	2.0	1.0	900	$975	$1.08	23d	1	0.65mi
1216 Kennedy Rd Unit 4 Daytona Beach, FL	2.0	1.0	900	$975	$1.08	14d	1	0.65mi
1217 Kennedy Rd Unit 56 Daytona Beach, FL	2.0	1.0	800	$1,000	$1.25	23d	1	0.66mi
1225 Kennedy Rd Daytona Beach, FL	2.0	1.0	800	$825	$1.03	11d	1	0.68mi
1229 Kennedy Rd Daytona Beach, FL	2.0	1.0	800	$950	$1.19	14d	1	0.70mi
736 Kentucky St Unit 3 Daytona Beach, FL	2.0	1.0	850	$1,300	$1.53	14d	1	0.74mi
625 Holmes Ave Daytona Beach, FL	2.0	1.0	768	$995	$1.30	21d	1	0.91mi
550 Ruth St Daytona Beach, FL	3.0	2.0	1114	$1,995	$1.79	11d	1	1.10mi
100 Windflower LN Daytona Beach, FL	1.0–3.0	1.0–2.0	1021	$2,516	$2.46	11d	63	1.15mi
101 Claysburg LN Holly Hill, FL	1.0–3.0	1.0–2.0	1163	$2,800	$2.41	14d	25	1.15mi
512 Fulton St Daytona Beach, FL	2.0	1.0	963	$1,600	$1.66	23d	1	1.18mi
601 Vera St Unit 601 Daytona Beach, FL	2.0	1.0	1113	$1,700	$1.53	23d	1	1.20mi
660 8th St Daytona Beach, FL	2.0	1.0	900	$1,375	$1.53	23d	1	1.31mi
840 Center Ave Apt 75 Holly Hill, FL	2.0	1.0	900	$1,250	$1.39	23d	1	1.37mi
430 Dorothy Ave Daytona Beach, FL	3.0	1.0	1103	$1,700	$1.54	14d	1	1.38mi
417 Jefferson St #1 Daytona Beach, FL	2.0	1.0	700	$1,890	$2.70	23d	1	1.38mi
464 Brentwood Dr Daytona Beach, FL	1.0–2.0	1.0	850	$1,365	$1.61	11d	8	1.41mi
1600 Lpga Blvd Daytona Beach, FL	1.0–3.0	1.0–2.0	1045	$2,622	$2.51	11d	21	1.42mi
1851 Lpga Blvd Daytona Beach, FL	1.0–3.0	1.0–3.0	966	$2,516	$2.60	11d	49	1.42mi

Listing history 11 events

1. 2026-06-18
   days on market $184,900 Active 15 DOM
2. 2026-06-17
   days on market $184,900 Active 14 DOM
3. 2026-06-16
   days on market $184,900 Active 13 DOM
4. 2026-06-15
   days on market $184,900 Active 12 DOM
5. 2026-06-14
   days on market $184,900 Active 10 DOM
6. 2026-06-10
   days on market $184,900 Active 7 DOM
7. 2026-06-09
   days on market $184,900 Active 6 DOM
8. 2026-06-08
   days on market $184,900 Active 5 DOM
9. 2026-06-07
   days on market $184,900 Active 4 DOM
10. 2026-06-05
    remarks 497-char remark
11. 2026-06-05
    listed $184,900 Active 1 DOM

ⓘ 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: $1,525 · $127/mo
• Projected year-2 tax: $1,535 · $128/mo
• Expected delta: +$10/yr (+$1/mo · 0.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 10/10 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: $19,677
• − Mortgage interest: −$10,357
• − Property taxes: −$1,525
• − Insurance: −$924
• − Repairs & maintenance: −$1,574
• − Management: −$1,574
• − Depreciation: −$5,379
• Taxable loss: −$1,657
• Est. tax savings @ 24.0%: +$398
• After-tax cash flow: $1,857/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): 30,955
• Household income: $56,419
• Rent vs Own: 52.3% rent · 47.7% own
• Severe rent burden: 1781.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 53% Black 27% Hispanic / Latino 10% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 8% · Canada, Vietnam, Jamaica
• Languages at home: 86% English-only · Spanish 8% Vietnamese 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: ▼ -96.62%
• Current HPI: 1084.54
• Rent YoY: ▲ 1.01%
• 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

+496.5% since first listed

5 events — show timeline

• 2026-06-03 Listed $184,900 Daytona MLS
• 2026-05-23 Price Changed $1,750 BUILDIUM
• 2026-04-04 Price Changed $1,800 BUILDIUM
• 2026-03-13 Listed for Rent $1,750 BUILDIUM
• 1998-02-23 Sold (Public Records) $31,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $1,525 · +8.4% YoY. Source: county tax records.