141 Pitching Wedge Dr · Daytona Beach, FL 32124

$360,000

4 bd · 2.5 ba · 2,360 sqft · SingleFamily public records · 171 Days on market

Built 2023 Good condition 5,000 sqft lot $153/sqft · 14% below area Est $420k · 14% under $76/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).

• ARV discount +13.9/15.0
• Cash flow +13.2/30.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• 1% rule +4.1/10.0
• DSCR +4.0/10.0
• Appreciation +4.0/10.0
• Condition / age +4.0/5.0
• Rent growth +3.9/5.0

Listing remarks MLS

Want to Take Life Easy? Then this beautifully upgraded 4-bedroom, 2 1/2-bath townhome is just what you've been waiting for. The open-concept Living Room, Dining Room, and Kitchen were designed for togetherness and effortless entertaining--perfect for the cook who wants to stay connected with family and guests. Upstairs, you'll find a versatile retreat ideal for a TV lounge, home gym, pool table, ping-pong, darts, or relaxed family fun. The Primary Bedroom is a private haven where you'll wake up to peaceful lake views, featuring a separate dressing area, walk-in closet, and double vanity. Built in 2022, the home features 2,360 square feet under air, and 2,900 total square feet, and solar panels designed to reduce energy costs during Florida's warm summers. Step outside to your patio and unwind while overlooking the lake on cool summer evenings. Set within the LPGA Community, you'll enjoy maintenance-free living with resort-style amenities including swimming, golf, and a state-of- the-art fitness center. Just minutes to beaches, shopping, dining, and easy access to I-95 and I-4--this is the townhome that truly lets you enjoy life. There are no warranties expressed or implied. All measurements are approximate. Square footage received from tax rolls. All information recorded in the MLS intended to be accurate but cannot be guaranteed.

Key facts

• Double vanity
• Lake views
• Walk-in closet

Tags

• UPGRADED TOWNHOME
• OPEN-CONCEPT LIVING ROOM
• PRIVATE HAVEN
• LAKE VIEWS
• WALK-IN CLOSET
• DOUBLE VANITY

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $360k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-8 ($-97/yr) — negative.
• To cash-flow at today's rent, offer at most $359k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $328k (9.0% below list).
• Recommended offer: $317k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 3.7% in Daytona Beach — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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); David C. Hinson Sr. Middle School (math 52% / reading 49%, grade C, #246 of 571 statewide, top 44%, 950 students, 52% FRL); Mainland High School (math 30% / reading 37%, grade F, #400 of 667 statewide, top 61%, 1,855 students, 64% FRL).
• Market conditions: Rents rising fast (+5.5%/yr); 397 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 42d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 42% 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

• It's been on market 171 days — a 12% lower offer ($317k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $39k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $316,800 (12.0% 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 171 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 0.91% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.10%
• DSCR: 1.00
• GRM: 9.2

CMA / ARV

• ARV (median comp): $420,000
• List price: $360,000
• Delta: -14.29%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1072 Morfontaine St	0.60mi	4/3.0	2,336 (-1%)	0mo	$433,990	$186	68
1217 Pampus Dr	0.92mi	4/2.5	2,574 (+9%)	0mo	$420,000	$163	50
1129 British Cir	0.90mi	4/2.5	2,574 (+9%)	0mo	$420,000	$163	50
121 Dockside Pl	1.66mi	3/3.0 (-1)	2,067 (-12%)	0mo	$630,000	$305	37
985 Champion Rdg Dr	0.94mi	3/2.0 (-1)	1,672 (-29%)	0mo	$368,125	$220	33
135 Azure Ct	1.99mi	3/2.0 (-1)	1,661 (-30%)	0mo	$525,000	$316	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.99% appreciation · 5.46% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.65×
• Total profit: $-34,991
• Equity at exit: $70,097

10-year hold

• IRR: 2.1%
• Equity multiple: 1.19×
• Total profit: $18,967
• Equity at exit: $60,076

Cash invested: $100,800 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 55 active · 26 under contract
• Months of supply: 110.0 mo (1%/mo absorbed)
• Median asking: $423,990 ($191/sqft)
• Median days on market: 122 d
• This list price: 9% of active listings are priced below it
• ARV vs active asking: -6.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32124

• Home prices YoY: -0.6%
• Rents YoY: 5.5%
• Active inventory: 397
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $3,276 high
• Mortgage (P&I): −$1,888
• Tax from tax record: −$482 /mo · $5,787/yr
• Insurance: −$150
• HOA: −$76
• Vacancy / Maint / Mgmt: −$688
• Net cashflow: $-8

Break-even live

Break-even rent $3,286

Max offer price $358,576

Occupancy floor 95%

Sensitivity live

Price	-10% $196	-5% $94	+0% $-8	+5% $-110	+10% $-212
Rent	-10% $-267	-5% $-137	+0% $-8	+5% $121	+10% $251
Rate	-1.0pp $173	-0.5pp $84	base $-8	+0.5pp $-101	+1.0pp $-196

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: $90,000
• Closing costs: $10,800
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
284 Links Terrace Blvd Daytona Beach, FL	4.0	2.5	2200	$2,850	$1.30	72d	1	0.17mi
137 Lost Ball Dr Daytona Beach, FL	4.0	2.5	2168	$2,950	$1.36	60d	1	0.17mi
111 Lost Ball Dr Daytona Beach, FL	4.0	2.0	1708	$2,500	$1.46	32d	1	0.18mi
1250 Champions Dr Daytona Beach, FL	3.0	2.0	2004	$2,595	$1.29	41d	1	0.72mi
1009 Champion Ridge Dr Daytona Beach, FL	4.0	2.0	1828	$2,720	$1.49	32d	1	0.86mi
1008 British Cir Daytona Beach, FL	4.0	2.0	1908	$2,650	$1.39	16d	1	0.99mi

HOA detail $76/mo · $912/yr

• Likely covers: poolgym

Listing history 50 events

1. 2026-08-08
   days on market $360,000 Active 171 DOM
2. 2026-08-07
   days on market $360,000 Active 170 DOM
3. 2026-08-06
   days on market $360,000 Active 169 DOM
4. 2026-08-05
   days on market $360,000 Active 168 DOM
5. 2026-08-04
   days on market $360,000 Active 167 DOM
6. 2026-08-03
   days on market $360,000 Active 166 DOM
7. 2026-07-31
   days on market $360,000 Active 163 DOM
8. 2026-07-30
   days on market $360,000 Active 161 DOM
9. 2026-07-28
   days on market $360,000 Active 160 DOM
10. 2026-07-26
    days on market $360,000 Active 158 DOM
11. 2026-07-25
    days on market $360,000 Active 157 DOM
12. 2026-07-24
    days on market $360,000 Active 156 DOM
13. 2026-07-23
    days on market $360,000 Active 155 DOM
14. 2026-07-22
    days on market $360,000 Active 154 DOM
15. 2026-07-21
    days on market $360,000 Active 153 DOM
16. 2026-07-16
    days on market $360,000 Active 148 DOM
17. 2026-07-16
    days on market $360,000 Active 147 DOM
18. 2026-07-14
    days on market $360,000 Active 146 DOM
19. 2026-07-14
    days on market $360,000 Active 145 DOM
20. 2026-07-12
    days on market $360,000 Active 144 DOM
21. 2026-07-11
    days on market $360,000 Active 143 DOM
22. 2026-07-10
    days on market $360,000 Active 142 DOM
23. 2026-07-09
    days on market $360,000 Active 141 DOM
24. 2026-07-07
    days on market $360,000 Active 139 DOM
25. 2026-07-06
    days on market $360,000 Active 138 DOM
26. 2026-07-05
    days on market $360,000 Active 137 DOM
27. 2026-07-03
    days on market $360,000 Active 135 DOM
28. 2026-07-02
    days on market $360,000 Active 134 DOM
29. 2026-07-01
    days on market $360,000 Active 133 DOM
30. 2026-06-30
    days on market $360,000 Active 132 DOM
31. 2026-06-29
    days on market $360,000 Active 131 DOM
32. 2026-06-28
    days on market $360,000 Active 130 DOM
33. 2026-06-28
    days on market $360,000 Active 129 DOM
34. 2026-06-27
    days on market $360,000 Active 128 DOM
35. 2026-06-25
    days on market $360,000 Active 126 DOM
36. 2026-06-23
    days on market $360,000 Active 124 DOM
37. 2026-06-22
    days on market $360,000 Active 123 DOM
38. 2026-06-18
    days on market $360,000 Active 120 DOM
39. 2026-06-17
    days on market $360,000 Active 119 DOM
40. 2026-06-16
    days on market $360,000 Active 118 DOM
41. 2026-06-15
    days on market $360,000 Active 117 DOM
42. 2026-06-14
    days on market $360,000 Active 115 DOM
43. 2026-06-10
    days on market $360,000 Active 112 DOM
44. 2026-06-09
    days on market $360,000 Active 111 DOM
45. 2026-06-08
    days on market $360,000 Active 110 DOM
46. 2026-06-07
    days on market $360,000 Active 109 DOM
47. 2026-06-05
    days on market $360,000 Active 106 DOM
48. 2026-06-03
    days on market $360,000 Active 105 DOM
49. 2026-06-03
    days on market $360,000 Active 104 DOM
50. 2026-06-01
    days on market $360,000 Active 103 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: $5,787 · $482/mo
• Projected year-2 tax: $5,787 · $482/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 4/10 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: $39,312
• − Mortgage interest: −$20,166
• − Property taxes: −$5,787
• − Insurance: −$1,800
• − Repairs & maintenance: −$3,145
• − Management: −$3,145
• − HOA: −$912
• − Depreciation: −$10,473
• Taxable loss: −$6,115
• Est. tax savings @ 24.0%: +$1,468
• After-tax cash flow: $1,371/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $11,800–$35,400 screening

This well-maintained, recently built single-family home is move-in ready with good condition and minimal repairs needed. Upgrades to paint, flooring, and appliances can further enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Updating flooring in living areas — New flooring can improve the look and feel of the home ↑
• Both Upgrading kitchen appliances — Modern appliances can increase the home's appeal and functionality ↑
• Both Renovating bathrooms — Fresh bathrooms can significantly boost the home's value and appeal ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Champion Elementary School F FL #1,437/2,144 Nat'l #18,859/41,679 Middle David C. Hinson Sr. Middle School C FL #246/571 Nat'l #3,367/14,009 High Mainland High School F FL #400/667 Nat'l #10,191/17,239

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

A Composite livability gradescore 83/100

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 · 572,749 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

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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%

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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%

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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

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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

+8544.4% since first listed

5 events — show timeline

• 2026-04-18 Price Changed $389,000 Daytona MLS
• 2026-02-18 Listed $399,000 Daytona MLS
• 2024-05-01 Rental Removed $3,500 STELLARMLS
• 2024-01-23 Price Changed $3,500 STELLARMLS
• 2024-01-05 Listed for Rent $4,500 STELLARMLS

Property tax history

+109.5%/yr

Latest (2025): $5,787 · -5.3% YoY. Source: county tax records.