712 Westmoreland Rd · Daytona Beach, FL 32114

$210,000

3 bd · 2.0 ba · 1,122 sqft · SingleFamily public records · 74 Days on market

Built 1954 7,405 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 +15.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +3.4/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Lovely 3-bedroom, 2-bath home perfectly positioned in the heart of Daytona. Enjoy quick access to the beach, shopping, dining, and everyday essentials. This well-maintained home sits in an established community with a welcoming, lived-in feel. Whether you're commuting, relaxing, or chasing sunsets, everything you need is just minutes away. Live where others book a weekend getaway.

Key facts

• Minutes away
• 7,405 sq ft lot
• Garage

Tags

• QUICK ACCESS TO THE BEACH
• ESTABLISHED COMMUNITY
• MINUTES AWAY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $81 ($976/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 $166k (21.0% below list).
• Recommended offer: $166k (21.0% 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 (+3.6%/yr); 310 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• At $1,659/mo this rent would consume 48% of the median local household income ($42k/yr) (locally 2772% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 74 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $210k implies a 924% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $165,914 (21.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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. 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?
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: 0.79% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.66%
• DSCR: 1.07
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.57% rent growth · sell at horizon

5-year hold

• IRR: -13.2%
• Equity multiple: 0.52×
• Total profit: $-28,004
• Equity at exit: $31,312

10-year hold

• IRR: -3.6%
• Equity multiple: 0.76×
• Total profit: $-14,195
• Equity at exit: $18,157

Cash invested: $58,800 (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 32114

• Home prices YoY: -21.8%
• Rents YoY: 3.6%
• Active inventory: 310
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,659 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$41 /mo · $488/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $81

Break-even live

Break-even rent $1,556

Max offer price $210,000

Occupancy floor 90%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
736 White St Daytona Beach, FL	3.0	2.0	1092	$1,799	$1.65	23d	1	0.11mi
802 Lewis Dr Daytona Beach, FL	3.0	1.0	1223	$1,700	$1.39	23d	1	0.25mi
519 Colfax Dr Daytona Beach, FL	3.0	1.5	1288	$1,700	$1.32	23d	1	0.34mi
922 Lewis Dr Daytona Beach, FL	3.0	1.0	1034	$1,750	$1.69	23d	1	0.47mi
1013 Lewis Dr Daytona Beach, FL	3.0	1.5	1475	$1,850	$1.25	23d	1	0.61mi
625 Holmes Ave Daytona Beach, FL	2.0	1.0	768	$995	$1.30	21d	1	0.62mi
704 Tennessee St Unit 1 Daytona Beach, FL	2.0	1.0	1479	$1,250	$0.85	23d	1	0.65mi
736 Kentucky St Unit 3 Daytona Beach, FL	2.0	1.0	850	$1,300	$1.53	14d	1	0.69mi
875 Derbyshire Rd Daytona Beach, FL	3.0	1.0–2.0	835	$1,299	$1.56	11d	11	0.72mi
1012 Cadillac Dr Daytona Beach, FL	3.0	2.0	1353	$1,650	$1.22	23d	1	0.79mi
550 Ruth St Daytona Beach, FL	3.0	2.0	1114	$1,995	$1.79	11d	1	0.80mi
512 Fulton St Daytona Beach, FL	2.0	1.0	963	$1,600	$1.66	23d	1	0.86mi
1217 Kennedy Rd Unit 56 Daytona Beach, FL	2.0	1.0	800	$1,000	$1.25	23d	1	0.92mi
1216 Kennedy Rd Unit 10 Daytona Beach, FL	2.0	1.0	900	$975	$1.08	23d	1	0.92mi
1216 Kennedy Rd Unit 4 Daytona Beach, FL	2.0	1.0	900	$975	$1.08	14d	1	0.93mi
601 Vera St Unit 601 Daytona Beach, FL	2.0	1.0	1113	$1,700	$1.53	23d	1	0.94mi
1225 Kennedy Rd Daytona Beach, FL	2.0	1.0	800	$825	$1.03	11d	1	0.95mi
165 White Fawn Dr Unit BR2 Daytona Beach, FL	2.0	2.5	1278	$850	$0.67	14d	1	0.96mi
165 White Fawn Dr Unit MB Daytona Beach, FL	2.0	2.5	1278	$895	$0.70	14d	1	0.96mi
1229 Kennedy Rd Daytona Beach, FL	2.0	1.0	800	$950	$1.19	14d	1	0.97mi
155 White Fawn Dr Daytona Beach, FL	2.0	2.5	1278	$1,600	$1.25	23d	1	0.98mi
142 White Fawn Dr Daytona Beach, FL	2.0	2.5	1140	$1,495	$1.31	23d	1	1.00mi
417 Jefferson St #1 Daytona Beach, FL	2.0	1.0	700	$1,890	$2.70	23d	1	1.05mi
1262 Essex Rd Daytona Beach, FL	3.0	2.0	1500	$1,900	$1.27	23d	1	1.10mi
422 N Lincoln St Daytona Beach, FL	3.0	2.0	1354	$2,150	$1.59	23d	1	1.11mi
218 Center St Daytona Beach, FL	3.0	2.0	1234	$2,190	$1.77	21d	1	1.11mi
520 Zinfandel Dr Unit 1 Daytona Beach, FL	3.0	2.5	1463	$2,500	$1.71	23d	1	1.19mi
450 Jimmy Ann Dr Daytona Beach, FL	2.0	2.0	1170	$1,632	$1.39	19d	5	1.20mi
249 College Park Dr Daytona Beach, FL	2.0	1.0	1000	$1,425	$1.43	21d	1	1.22mi
331 Clifton Ave Daytona Beach, FL	3.0	2.0	1355	$2,050	$1.51	23d	1	1.33mi
464 Brentwood Dr Daytona Beach, FL	1.0–2.0	1.0	850	$1,365	$1.61	11d	8	1.35mi
860 Magnolia Ave Unit 3 Daytona Beach, FL	2.0	1.0	800	$1,300	$1.62	19d	1	1.36mi
1224 10th St Daytona Beach, FL	3.0	1.0	1284	$1,550	$1.21	14d	1	1.42mi
119 Thomasson Ave Daytona Beach, FL	2.0	1.0	851	$1,199	$1.41	11d	2	1.42mi
430 Dorothy Ave Daytona Beach, FL	3.0	1.0	1103	$1,700	$1.54	14d	1	1.43mi

Listing history 4 events

1. 2026-04-24
   status Pending
2. 2026-04-22
   price $210,000
3. 2026-02-09
   listed $220,000 Active
4. 1974-08-01
   soldstatus $20,500

ⓘ 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: $488 · $41/mo
• Projected year-2 tax: $1,743 · $145/mo
• Expected delta: +$1,255/yr (+$105/mo · 257.5%)

ⓘ 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 10/10 Extreme 7 d/yr ≥104°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: $19,910
• − Mortgage interest: −$11,763
• − Property taxes: −$488
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,593
• − Management: −$1,593
• − Depreciation: −$6,109
• Taxable loss: −$2,686
• Est. tax savings @ 24.0%: +$645
• After-tax cash flow: $1,621/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): 37,747
• Household income: $41,736
• Rent vs Own: 68.5% rent · 31.5% own
• Severe rent burden: 2772.0

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 0.65)
• Race & ethnicity: Black 45% White 36% Hispanic / Latino 11% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4%
• Common ancestry: Romanian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 7% Arabic 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: ▼ -75.93%
• Current HPI: 272.5149
• Rent YoY: ▲ 3.57%
• 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

+924.4% since first listed

4 events — show timeline

• 2026-04-24 Pending — Daytona MLS
• 2026-04-22 Price Changed $210,000 Daytona MLS
• 2026-02-09 Listed $220,000 Daytona MLS
• 1974-08-01 Sold (Public Records) $20,500 Public Records

Property tax history

+0.2%/yr

Latest (2025): $488 · +1.3% YoY. Source: county tax records.