3011 N Oleander Ave · Daytona Beach, FL 32118

$365,000

3 bd · 2.0 ba · 1,358 sqft · SingleFamily public records · 63 Days on market

Built 1966 9,350 sqft lot

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Why this score? — see what drove the F 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 +9.3/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Best price beachside pool home in the area and a motivated seller! Just one block from the Atlantic Ocean, this well-maintained 3-bedroom, 2-bath concrete block home features a metal roof, timeless terrazzo floors, and a bright split-bedroom layout. Enjoy a spacious Florida room overlooking your private fenced backyard and in-ground pool--perfect for relaxing or entertaining. 2-car garage and circular driveway adds plenty of parking. Side gate to park your boat in the backyard. Not in a flood zone and with no HOA. Walk to Bellair Plaza, Publix, dining, schools and parks. Ideal as a full-time home, vacation retreat, or investment--this Daytona Beach gem offers coastal living with exceptional value!

Key facts

• 9,350 sq ft lot
• 2 garage spots
• Pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $-265 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $318k (12.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (28.8% below list).
• Recommended offer: $260k (28.8% 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 soft (-0.2%/yr); 920 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• At $2,597/mo this rent would consume 51% of the median local household income ($61k/yr) (locally 937% 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 $3k of loan paydown is wiped out by about $11k 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 63 days — a 6% lower offer ($343k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 11y 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 $200k; list at $365k implies a 83% gain — meaningful room to come down on a strong offer.

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 $259,727 (28.8% 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 63 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.71% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.12%
• DSCR: 0.86
• GRM: 11.7

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: -24.6%
• Equity multiple: 0.18×
• Total profit: $-83,742
• Equity at exit: $54,423

10-year hold

• IRR: -31.0%
• Equity multiple: -0.22×
• Total profit: $-124,449
• Equity at exit: $31,559

Cash invested: $102,200 (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 32118

• Rents YoY: -0.2%
• Active inventory: 920
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,597 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$251 /mo · $3,012/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $-265

Break-even live

Break-even rent $2,933

Max offer price $318,132

Occupancy floor —

Sensitivity live

Price	-10% $-59	-5% $-162	+0% $-265	+5% $-369	+10% $-472
Rent	-10% $-470	-5% $-368	+0% $-265	+5% $-163	+10% $-60
Rate	-1.0pp $-81	-0.5pp $-172	base $-265	+0.5pp $-360	+1.0pp $-456

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2609 N Oleander Ave Unit 17 Daytona Beach, FL	2.0	1.5	950	$1,180	$1.24	15d	1	0.20mi
2900 N Atlantic Ave Apt 702 Daytona Beach, FL	2.0	2.0	1360	$3,300	$2.43	22d	1	0.21mi
2828 N Atlantic Ave #1601 Daytona Beach, FL	2.0	2.0	1295	$4,350	$3.36	24d	1	0.24mi
2828 N Atlantic Ave #1104 Daytona Beach, FL	2.0	2.0	1178	$2,500	$2.12	24d	1	0.24mi
2828 N Atlantic Ave #1504 Daytona Beach, FL	2.0	2.0	1240	$2,800	$2.26	12d	1	0.24mi
2900 N Atlantic Ave #1401 Daytona Beach, FL	2.0	2.0	1360	$3,500	$2.57	24d	1	0.24mi
2900 N Atlantic Ave #1805 Daytona Beach, FL	2.0	2.0	1360	$3,000	$2.21	24d	1	0.24mi
2900 N Atlantic Ave Unit 703 Daytona Beach, FL	2.0	2.0	1274	$3,150	$2.47	24d	1	0.24mi
400 Auburn Dr #3 Daytona Beach, FL	2.0	1.0	945	$1,350	$1.43	24d	1	0.42mi
288 Boylston Ave Daytona Beach, FL	3.0	2.0	1320	$2,200	$1.67	24d	1	0.45mi
432 Auburn Dr #204 Daytona Beach, FL	2.0	1.0	992	$1,350	$1.36	24d	1	0.49mi
56 Chippingwood Ln Ormond Beach, FL	2.0	2.5	1292	$2,200	$1.70	24d	1	0.79mi
497 Grandview Ave Ormond Beach, FL	3.0	2.0	1590	$2,800	$1.76	24d	1	0.92mi
462 Magnolia St Ormond Beach, FL	3.0	2.0	1502	$2,100	$1.40	15d	1	0.99mi
335 Seaview Ave Daytona Beach, FL	2.0	2.0	1075	$2,350	$2.19	24d	1	1.00mi
733 Buena Vista Ave Ormond Beach, FL	3.0	2.0	1485	$2,400	$1.62	24d	1	1.05mi
424 Manhattan Ave Daytona Beach, FL	2.0	2.0	1082	$2,200	$2.03	15d	1	1.19mi
1437 N Atlantic Ave #408 Daytona Beach, FL	2.0	2.5	1195	$3,000	$2.51	24d	1	1.21mi
122 Magnolia Dr Ormond Beach, FL	3.0	2.0	1484	$2,275	$1.53	24d	1	1.24mi

Listing history 38 events

1. 2026-06-18
   days on market $365,000 Active 63 DOM
2. 2026-06-17
   days on market $365,000 Active 62 DOM
3. 2026-06-16
   days on market $365,000 Active 61 DOM
4. 2026-06-15
   days on market $365,000 Active 60 DOM
5. 2026-06-14
   days on market $365,000 Active 58 DOM
6. 2026-06-10
   days on market $365,000 Active 55 DOM
7. 2026-06-09
   days on market $365,000 Active 54 DOM
8. 2026-06-08
   days on market $365,000 Active 53 DOM
9. 2026-06-07
   days on market $365,000 Active 52 DOM
10. 2026-06-05
    days on market $365,000 Active 49 DOM
11. 2026-06-03
    days on market $365,000 Active 48 DOM
12. 2026-06-03
    days on market $365,000 Active 47 DOM
13. 2026-06-01
    days on market $365,000 Active 46 DOM
14. 2026-05-31
    days on market $365,000 Active 45 DOM
15. 2026-05-31
    days on market $365,000 Active 44 DOM
16. 2026-05-12
    historical Active Under Contract 706-char remark

    Show marketing remark (706 chars)

    Best price beachside pool home in the area and a motivated seller! Just one block from the Atlantic Ocean, this well-maintained 3-bedroom, 2-bath concrete block home features a metal roof, timeless terrazzo floors, and a bright split-bedroom layout. Enjoy a spacious Florida room overlooking your private fenced backyard and in-ground pool--perfect for relaxing or entertaining. 2-car garage and circular driveway adds plenty of parking. Side gate to park your boat in the backyard. Not in a flood zone and with no HOA. Walk to Bellair Plaza, Publix, dining, schools and parks. Ideal as a full-time home, vacation retreat, or investment--this Daytona Beach gem offers coastal living with exceptional value!

17. 2026-05-02
    price $365,000 706-char remark

    Show marketing remark (706 chars)

    Best price beachside pool home in the area and a motivated seller! Just one block from the Atlantic Ocean, this well-maintained 3-bedroom, 2-bath concrete block home features a metal roof, timeless terrazzo floors, and a bright split-bedroom layout. Enjoy a spacious Florida room overlooking your private fenced backyard and in-ground pool--perfect for relaxing or entertaining. 2-car garage and circular driveway adds plenty of parking. Side gate to park your boat in the backyard. Not in a flood zone and with no HOA. Walk to Bellair Plaza, Publix, dining, schools and parks. Ideal as a full-time home, vacation retreat, or investment--this Daytona Beach gem offers coastal living with exceptional value!

18. 2026-05-01
    price $365,000 706-char remark

    Show marketing remark (706 chars)

    Best price beachside pool home in the area and a motivated seller! Just one block from the Atlantic Ocean, this well-maintained 3-bedroom, 2-bath concrete block home features a metal roof, timeless terrazzo floors, and a bright split-bedroom layout. Enjoy a spacious Florida room overlooking your private fenced backyard and in-ground pool--perfect for relaxing or entertaining. 2-car garage and circular driveway adds plenty of parking. Side gate to park your boat in the backyard. Not in a flood zone and with no HOA. Walk to Bellair Plaza, Publix, dining, schools and parks. Ideal as a full-time home, vacation retreat, or investment--this Daytona Beach gem offers coastal living with exceptional value!

19. 2026-04-10
    listed $375,000 Active 706-char remark

    Show marketing remark (706 chars)

    Best price beachside pool home in the area and a motivated seller! Just one block from the Atlantic Ocean, this well-maintained 3-bedroom, 2-bath concrete block home features a metal roof, timeless terrazzo floors, and a bright split-bedroom layout. Enjoy a spacious Florida room overlooking your private fenced backyard and in-ground pool--perfect for relaxing or entertaining. 2-car garage and circular driveway adds plenty of parking. Side gate to park your boat in the backyard. Not in a flood zone and with no HOA. Walk to Bellair Plaza, Publix, dining, schools and parks. Ideal as a full-time home, vacation retreat, or investment--this Daytona Beach gem offers coastal living with exceptional value!

20. 2026-04-07
    listed $375,000 Active 706-char remark

    Show marketing remark (706 chars)

    Best price beachside pool home in the area and a motivated seller! Just one block from the Atlantic Ocean, this well-maintained 3-bedroom, 2-bath concrete block home features a metal roof, timeless terrazzo floors, and a bright split-bedroom layout. Enjoy a spacious Florida room overlooking your private fenced backyard and in-ground pool--perfect for relaxing or entertaining. 2-car garage and circular driveway adds plenty of parking. Side gate to park your boat in the backyard. Not in a flood zone and with no HOA. Walk to Bellair Plaza, Publix, dining, schools and parks. Ideal as a full-time home, vacation retreat, or investment--this Daytona Beach gem offers coastal living with exceptional value!

21. 2026-01-04
    historical
22. 2025-10-24
    listed $399,000 Active
23. 2025-10-23
    listed $399,000 Active
24. 2025-10-11
    historical
25. 2025-10-01
    price $419,900
26. 2025-10-01
    listed $419,000 Active
27. 2025-09-22
    status Pending
28. 2025-09-21
    listed $419,900 Active
29. 2025-09-21
    historical
30. 2025-01-29
    historical
31. 2024-11-08
    listed $450,000 Active
32. 2015-01-28
    soldstatus $199,900
33. 2015-01-26
    historical
34. 2015-01-23
    soldstatus $199,900 Closed
35. 2015-01-10
    listed Contingency
36. 2000-04-07
    soldstatus $119,000
37. 1988-07-01
    soldstatus $66,000
38. 1968-12-01
    soldstatus $21,500

ⓘ 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: $3,012 · $251/mo
• Projected year-2 tax: $3,030 · $252/mo
• Expected delta: +$18/yr (+$1/mo · 0.6%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 17% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,167
• − Mortgage interest: −$20,446
• − Property taxes: −$3,012
• − Insurance: −$1,825
• − Repairs & maintenance: −$2,493
• − Management: −$2,493
• − Depreciation: −$10,618
• Taxable loss: −$9,720
• Est. tax savings @ 24.0%: +$2,333
• After-tax cash flow: $-851/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): 18,383
• Household income: $61,266
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 937.0

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 (81%)
• Race & ethnicity: White 81% Two or more races 7% Hispanic / Latino 7% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 12% · Canada, Vietnam, Dominican Republic
• Languages at home: 85% English-only · Spanish 5% Other Indo-European 3% Russian/Polish/Slavic 2%

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: ▼ -534.90%
• Current HPI: 262.3757
• Rent YoY: ▼ -0.21%
• 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

+1597.7% since first listed

23 events — show timeline

• 2026-05-12 Contingent — Daytona MLS
• 2026-05-02 Price Changed $365,000 Daytona MLS
• 2026-05-01 Price Changed $365,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Listed $375,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-07 Listed $375,000 Daytona MLS
• 2026-01-04 Listing Removed — Daytona MLS
• 2025-10-24 Listed $399,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-23 Listed $399,000 Daytona MLS
• 2025-10-11 Listing Removed — Daytona MLS
• 2025-10-01 Price Changed $419,900 Daytona MLS
• 2025-10-01 Listed $419,000 Daytona MLS
• 2025-09-22 Pending — Daytona MLS
• 2025-09-21 Listed $419,900 Daytona MLS
• 2025-09-21 Listing Removed — Daytona MLS
• 2025-01-29 Listing Removed — Daytona MLS
• 2024-11-08 Listed $450,000 Daytona MLS
• 2015-01-28 Sold (Public Records) $199,900 Public Records
• 2015-01-26 Listing Removed — Daytona MLS
• 2015-01-23 Sold (MLS) $199,900 Daytona MLS
• 2015-01-10 Listed — Daytona MLS
• 2000-04-07 Sold (Public Records) $119,000 Public Records
• 1988-07-01 Sold (Public Records) $66,000 Public Records
• 1968-12-01 Sold (Public Records) $21,500 Public Records

Property tax history

+0.6%/yr

Latest (2025): $3,012 · +2.9% YoY. Source: county tax records.