2016 Oak Meadow Cir · South Daytona, FL 32119

$189,000

2 bd · 2.0 ba · 1,321 sqft · SingleFamily public records · 161 Days on market

Built 1984 3,446 sqft lot $75/mo HOA · 4% 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 +20.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.7/10.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious Two-Bedroom Townhome with Open Living & Outdoor Space This inviting two-bedroom townhome offers a bright, open floor plan designed for comfortable living. The airy living room seamlessly flows into a large eat-in kitchen, complete with abundant cabinetry and storage space—perfect for everyday living and entertaining alike. Step outside to a generous second-floor deck, ideal for relaxing, hosting guests, or enjoying your morning coffee. A convenient 4x7 storage room adds valuable extra space. Don’t miss the opportunity to make this beautiful, well-maintained home yours!

Key facts

• Large eat-in kitchen
• Open living
• Abundant cabinetry

Tags

• OPEN LIVING
• OUTDOOR SPACE
• LARGE EAT-IN KITCHEN
• ABUNDANT CABINETRY
• GENEROUS SECOND-FLOOR DECK
• 4X7 STORAGE ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/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 $183k (3.3% below list).
• Recommended offer: $166k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#114 in FL, #1,755 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: employment D, commute F.
• 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: South Daytona Elementary School (math 43% / reading 44%, grade F, #1,345 of 2,144 statewide, top 64%, 779 students, 77% FRL); Campbell Middle School (math 28% / reading 30%, grade F, #479 of 571 statewide, top 84%, 855 students, 80% FRL); Atlantic High School (math 24% / reading 46%, grade F, #379 of 667 statewide, top 58%, 1,266 students, 52% FRL) — zoned schools average 70% FRL vs 51% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.0%/yr); 280 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 39% of the median local income ($57k/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 161 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $47k; list at $189k implies a 302% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $166,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
7. 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.
8. 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: 0.97% ✗
• Cap rate: 7.88%
• Cash-on-cash: 5.69%
• DSCR: 1.25
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.7%
• Equity multiple: 0.62×
• Total profit: $-20,057
• Equity at exit: $28,181

10-year hold

• IRR: -6.0%
• Equity multiple: 0.66×
• Total profit: $-17,776
• Equity at exit: $16,341

Cash invested: $52,920 (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 32119

• Rents YoY: -2.0%
• Active inventory: 280
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,828 high
• Mortgage (P&I): −$991
• Tax from tax record: −$49 /mo · $582/yr
• Insurance: −$79
• HOA: −$75
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $251

Break-even live

Break-even rent $1,511

Max offer price $189,000

Occupancy floor 81%

Sensitivity live

Price	-10% $358	-5% $304	+0% $251	+5% $197	+10% $144
Rent	-10% $106	-5% $179	+0% $251	+5% $323	+10% $395
Rate	-1.0pp $346	-0.5pp $299	base $251	+0.5pp $202	+1.0pp $152

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2085 Oak Meadow Cir South Daytona, FL	3.0	2.0	1632	$1,900	$1.16	15d	1	0.08mi
2208 Flourescent Way South Daytona, FL	3.0	2.5	1400	$2,300	$1.64	25d	1	0.08mi
2313 Incandescent Way Unit 1 South Daytona, FL	3.0	2.5	1500	$1,900	$1.27	15d	1	0.10mi
900 Boulder Dr South Daytona, FL	2.0	1.0	939	$1,850	$1.97	25d	1	0.27mi
793 Aspen Dr South Daytona, FL	2.0	2.0	1300	$1,940	$1.49	25d	1	0.39mi
1952 Menger Cir South Daytona, FL	3.0	2.0	1600	$2,300	$1.44	25d	1	0.43mi
17 Kimberly Ct Daytona Beach, FL	2.0	2.0	896	$1,299	$1.45	25d	1	0.46mi
10 Harbor Cove Ct Daytona Beach, FL	3.0	2.0	1456	$1,499	$1.03	25d	1	0.54mi
910 Carey Dr South Daytona, FL	3.0	2.0	1529	$2,500	$1.64	25d	1	0.59mi
716 Boston Ave South Daytona, FL	2.0	2.0	1373	$2,100	$1.53	15d	1	0.67mi
535 Olive St South Daytona, FL	2.0	1.0	1024	$1,725	$1.68	12d	1	0.77mi
1505 Edgewater Rd Daytona Beach, FL	3.0	2.0	1209	$1,800	$1.49	25d	1	0.81mi
2050 S Ridgewood Ave South Daytona, FL	1.0–2.0	1.0–1.5	818	$1,450	$1.77	25d	1	0.95mi
1200 Floral Springs Blvd Port Orange, FL	1.0–3.0	1.0–2.0	1047	$1,780	$1.70	12d	81	0.98mi
1270 Reed Canal Rd Port Orange, FL	1.0–3.0	1.0–2.0	1001	$1,746	$1.74	12d	29	1.10mi
2275 Granada Dr Unit 1 South Daytona, FL	2.0	2.0	1000	$1,600	$1.60	25d	1	1.10mi
2140 S Palmetto Ave South Daytona, FL	2.0	1.5	1100	$1,499	$1.36	25d	1	1.16mi
1830 S Palmetto Ave Unit 4 South Daytona, FL	2.0	1.0	900	$1,450	$1.61	25d	1	1.18mi
2250 S Palmetto Ave South Daytona, FL	2.0	2.5	1386	$1,600	$1.15	25d	1	1.19mi
1756 S Clyde Morris Blvd Daytona Beach, FL	1.0–2.0	1.0–2.0	850	$1,650	$1.94	25d	8	1.28mi
480 Reed Canal Rd #57 South Daytona, FL	2.0	1.5	1024	$1,550	$1.51	25d	1	1.31mi
1504 Virginia Ave Daytona Beach, FL	1.0–2.0	1.0–2.0	842	$1,650	$1.96	25d	3	1.34mi
110 Dolphin Fleet Cir Daytona Beach, FL	1.0–3.0	1.0–2.5	1125	$1,736	$1.54	12d	20	1.35mi
1500 Virginia Ave Daytona Beach, FL	2.0	2.0	910	$1,475	$1.62	25d	1	1.36mi
1350 Virginia Ave Apt 17 Daytona Beach, FL	2.0	2.0	950	$1,399	$1.47	25d	1	1.40mi
1174 Margina Ave Daytona Beach, FL	3.0	2.0	1190	$2,340	$1.97	25d	1	1.41mi
1401 Reed Canal Rd Port Orange, FL	1.0–3.0	1.0–2.0	1045	$1,856	$1.78	15d	25	1.44mi
329 Wilder Blvd Daytona Beach, FL	2.0	2.0	1161	$1,900	$1.64	25d	1	1.47mi
121 Westwood Dr Daytona Beach, FL	3.0	2.0	1548	$2,300	$1.49	15d	1	1.47mi
1400 Hancock Blvd Daytona Beach, FL	1.0–2.0	1.0–2.0	800	$1,483	$1.85	12d	11	1.48mi

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 25 events

1. 2026-06-18
   days on market $189,000 Active 161 DOM
2. 2026-06-17
   days on market $189,000 Active 160 DOM
3. 2026-06-16
   days on market $189,000 Active 159 DOM
4. 2026-06-15
   days on market $189,000 Active 158 DOM
5. 2026-06-14
   pricedays on market $189,000 Active 156 DOM
6. 2026-06-10
   days on market $195,000 Active 153 DOM
7. 2026-06-09
   days on market $195,000 Active 152 DOM
8. 2026-06-08
   days on market $195,000 Active 151 DOM
9. 2026-06-07
   days on market $195,000 Active 150 DOM
10. 2026-06-05
    days on market $195,000 Active 147 DOM
11. 2026-06-03
    days on market $195,000 Active 146 DOM
12. 2026-06-03
    days on market $195,000 Active 145 DOM
13. 2026-06-01
    days on market $195,000 Active 144 DOM
14. 2026-05-31
    days on market $195,000 Active 143 DOM
15. 2026-05-31
    days on market $195,000 Active 142 DOM
16. 2026-04-14
    price $195,000 603-char remark

    Show marketing remark (603 chars)

    Spacious Two-Bedroom Townhome with Open Living & Outdoor Space This inviting two-bedroom townhome offers a bright, open floor plan designed for comfortable living. The airy living room seamlessly flows into a large eat-in kitchen, complete with abundant cabinetry and storage space—perfect for everyday living and entertaining alike. Step outside to a generous second-floor deck, ideal for relaxing, hosting guests, or enjoying your morning coffee. A convenient 4x7 storage room adds valuable extra space. Don’t miss the opportunity to make this beautiful, well-maintained home yours!

17. 2026-01-03
    listed $199,000 Active 603-char remark

    Show marketing remark (603 chars)

    Spacious Two-Bedroom Townhome with Open Living & Outdoor Space This inviting two-bedroom townhome offers a bright, open floor plan designed for comfortable living. The airy living room seamlessly flows into a large eat-in kitchen, complete with abundant cabinetry and storage space—perfect for everyday living and entertaining alike. Step outside to a generous second-floor deck, ideal for relaxing, hosting guests, or enjoying your morning coffee. A convenient 4x7 storage room adds valuable extra space. Don’t miss the opportunity to make this beautiful, well-maintained home yours!

18. 2012-10-24
    soldstatus $47,000
19. 2012-10-19
    soldstatus $47,000 403-char remark

    Show marketing remark (403 chars)

    Great 2 bedroom, 2.5 bath townhome located in the middle of South Daytona. Tree lined streets, lots of shade and very well maintained community. This unit is open & spacious with plenty of parking for all. Outside is a 6x7 utility room. HOA fees of only $52.00 monthly covers lawn care & common areas. Centrally located, close to shopping, schools, beaches, I-95, bus routes and the airport.

20. 2012-08-07
    listed $53,900 403-char remark

    Show marketing remark (403 chars)

    Great 2 bedroom, 2.5 bath townhome located in the middle of South Daytona. Tree lined streets, lots of shade and very well maintained community. This unit is open & spacious with plenty of parking for all. Outside is a 6x7 utility room. HOA fees of only $52.00 monthly covers lawn care & common areas. Centrally located, close to shopping, schools, beaches, I-95, bus routes and the airport.

21. 2012-05-25
    listed $53,900
22. 2007-03-02
    soldstatus $155,000
23. 1997-05-01
    soldstatus $49,800
24. 1992-04-01
    soldstatus $50,000
25. 1984-07-01
    soldstatus $47,500

ⓘ 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: $582 · $49/mo
• Projected year-2 tax: $1,569 · $131/mo
• Expected delta: +$986/yr (+$82/mo · 169.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 40% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,936
• − Mortgage interest: −$10,587
• − Property taxes: −$582
• − Insurance: −$945
• − Repairs & maintenance: −$1,755
• − Management: −$1,755
• − HOA: −$900
• − Depreciation: −$5,498
• Taxable loss: −$86
• Est. tax savings @ 24.0%: +$21
• After-tax cash flow: $3,029/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 — South Daytona

• Score: 80/100
• State rank: #114
• US rank: #1755

Category grades

Amenities A+ Commute F Cost of living A+ Crime C+ Employment D Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Daytona, FL
• County: Volusia County · 556,871 people
• City population: 22,348
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• Population (ZIP): 22,348
• Household income: $56,862
• Rent vs Own: 36.6% rent · 63.4% own
• Severe rent burden: 1158.0

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 (75%)
• Race & ethnicity: White 75% Black 10% Hispanic / Latino 9% Two or more races 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 2%
• Foreign-born: 9% · Canada, South Korea, Jamaica
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 2% German/W. Germanic 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: ▼ -247.99%
• Current HPI: 309.304
• Rent YoY: ▼ -2.01%
• 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

+310.5% since first listed

10 events — show timeline

• 2026-04-14 Price Changed $195,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-03 Listed $199,000 Stellar MLS as Distributed by MLS Grid
• 2012-10-24 Sold (Public Records) $47,000 Public Records
• 2012-10-19 Sold (MLS) $47,000 Daytona MLS
• 2012-08-07 Listed $53,900 Daytona MLS
• 2012-05-25 Listed $53,900 Daytona MLS
• 2007-03-02 Sold (Public Records) $155,000 Public Records
• 1997-05-01 Sold (Public Records) $49,800 Public Records
• 1992-04-01 Sold (Public Records) $50,000 Public Records
• 1984-07-01 Sold (Public Records) $47,500 Public Records

Property tax history

-5.3%/yr

Latest (2025): $582 · +1.4% YoY. Source: county tax records.