17 Pathway Ct · Daytona Beach, FL 32119

$29,500

2 bd · 2.0 ba · 1,200 sqft · SingleFamily · 135 Days on market

Built 1974 Fair condition

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Condition / age +2.2/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOVE IN READY!!! Fully furnished 2bd 2ba home. Everything you see stays with home in sale including, washer/dryer and small freezer on lanai. Home is up on hill away from any water areas. Great quiet neighbors, pets allowed. Home is empty. Ready to move in once office approves application you can move in after papers are signed and payment is made. Owner has Clean Titles Selling AS IS, just needs a little TLC. $29,500.00 or make reasonable offer. To see home, Please call: Troy @ thre8six 4eight1 zero zero98. Troy is a neighbor who shows home for me, has no ties to selling or accepting offers. Great property for snow birds. 55+ community only Applications need to be filled out and approved by office. NO REALTORS PLEASE! Save your money, No need for one to buy

Key facts

• Built 1974
• Listed 135 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $30k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.

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 (-2.0%/yr); 280 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 34% 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 $204 of loan paydown is wiped out by about $885 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 4→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $25,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1974 — 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: 5.44% ✓
• Cap rate: 49.61%
• Cash-on-cash: 154.72%
• DSCR: 7.88
• GRM: 1.5

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: —
• Equity multiple: 8.07×
• Total profit: $58,365
• Equity at exit: $4,399

10-year hold

• IRR: —
• Equity multiple: 15.54×
• Total profit: $120,070
• Equity at exit: $2,551

Cash invested: $8,260 (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: 1.5×

Monthly cashflow live

• Estimated rent: $1,606 high
• Mortgage (P&I): −$155
• Tax est. 1.5%: −$37 /mo · $442/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $1,065

Break-even live

Break-even rent $258

Max offer price $29,500

Occupancy floor 29%

Sensitivity live

Price	-10% $1,085	-5% $1,075	+0% $1,065	+5% $1,055	+10% $1,045
Rent	-10% $938	-5% $1,002	+0% $1,065	+5% $1,128	+10% $1,192
Rate	-1.0pp $1,080	-0.5pp $1,072	base $1,065	+0.5pp $1,057	+1.0pp $1,050

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: $7,375
• Closing costs: $885
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1017 June Ter Lot 6 Daytona Beach, FL	2.0	1.0	700	$1,350	$1.93	24d	1	0.26mi
10 Harbor Cove Ct Daytona Beach, FL	3.0	2.0	1456	$1,499	$1.03	24d	1	0.37mi
17 Kimberly Ct Daytona Beach, FL	2.0	2.0	896	$1,299	$1.45	24d	1	0.42mi
1757 S Clyde Morris Blvd Daytona Beach, FL	2.0	1.0	850	$1,392	$1.64	14d	3	0.51mi
1756 S Clyde Morris Blvd Daytona Beach, FL	1.0–2.0	1.0–2.0	850	$1,650	$1.94	24d	8	0.59mi
1400 Hancock Blvd Daytona Beach, FL	1.0–2.0	1.0–2.0	800	$1,483	$1.85	11d	11	0.61mi
1420 New Bellevue Ave Daytona Beach, FL	1.0–2.0	1.0–2.0	800	$1,554	$1.94	11d	9	0.70mi
1822 S Clyde Morris Blvd Unit 1822-1 Daytona Beach, FL	2.0	2.0	850	$1,325	$1.56	14d	1	0.72mi
132 Forest Lake Blvd Daytona Beach, FL	1.0–2.0	1.0–2.0	706	$1,421	$2.01	14d	13	0.74mi
1505 Edgewater Rd Daytona Beach, FL	3.0	2.0	1209	$1,800	$1.49	24d	1	0.77mi
900 Boulder Dr South Daytona, FL	2.0	1.0	939	$1,850	$1.97	24d	1	0.81mi
2208 Flourescent Way South Daytona, FL	3.0	2.5	1400	$2,300	$1.64	24d	1	0.81mi
100 Lakewood Village Cir Daytona Beach, FL	2.0	1.5	1212	$1,800	$1.49	14d	1	0.83mi
2313 Incandescent Way Unit 1 South Daytona, FL	3.0	2.5	1500	$1,900	$1.27	14d	1	0.87mi
793 Aspen Dr South Daytona, FL	2.0	2.0	1300	$1,940	$1.49	24d	1	1.00mi
716 Boston Ave South Daytona, FL	2.0	2.0	1373	$2,100	$1.53	14d	1	1.01mi
110 Dolphin Fleet Cir Daytona Beach, FL	1.0–3.0	1.0–2.5	1125	$1,736	$1.54	11d	20	1.02mi
1200 Floral Springs Blvd Port Orange, FL	1.0–3.0	1.0–2.0	1047	$1,780	$1.70	11d	81	1.13mi
886 S Nova Rd Daytona Beach, FL	1.0–2.0	1.0	685	$1,260	$1.84	11d	10	1.15mi
1601 Big Tree Rd #1107 South Daytona, FL	2.0	2.0	864	$1,500	$1.74	14d	1	1.16mi
700 Northern Rd Unit 728 South Daytona, FL	1.0	1.0	774	$1,240	$1.60	24d	1	1.19mi
1174 Margina Ave Daytona Beach, FL	3.0	2.0	1190	$2,340	$1.97	24d	1	1.20mi
3537 Forest Branch Dr Unit A Port Orange, FL	3.0	2.0	1352	$1,950	$1.44	11d	1	1.26mi
122 Blue Heron Dr Unit D Daytona Beach, FL	2.0	2.0	1242	$1,750	$1.41	24d	1	1.28mi
1270 Reed Canal Rd Port Orange, FL	1.0–3.0	1.0–2.0	1001	$1,746	$1.74	11d	29	1.33mi
1401 Reed Canal Rd Port Orange, FL	1.0–3.0	1.0–2.0	1045	$1,856	$1.78	14d	25	1.43mi
1739 Eastern Rd South Daytona, FL	1.0	1.0	800	$1,099	$1.37	14d	1	1.45mi
535 Olive St South Daytona, FL	2.0	1.0	1024	$1,725	$1.68	11d	1	1.47mi
940 Lockhart St Daytona Beach, FL	3.0	2.0	1071	$1,850	$1.73	19d	1	1.48mi
149 Black Duck Cir Daytona Beach, FL	2.0	2.0	1075	$1,850	$1.72	21d	1	1.50mi

Listing history 16 events

1. 2026-06-18
   days on market $29,500 Active 135 DOM
2. 2026-06-17
   days on market $29,500 Active 134 DOM
3. 2026-06-16
   days on market $29,500 Active 133 DOM
4. 2026-06-15
   days on market $29,500 Active 132 DOM
5. 2026-06-14
   days on market $29,500 Active 130 DOM
6. 2026-06-10
   days on market $29,500 Active 127 DOM
7. 2026-06-09
   days on market $29,500 Active 126 DOM
8. 2026-06-08
   days on market $29,500 Active 125 DOM
9. 2026-06-07
   days on market $29,500 Active 124 DOM
10. 2026-06-05
    days on market $29,500 Active 121 DOM
11. 2026-06-03
    days on market $29,500 Active 120 DOM
12. 2026-06-03
    days on market $29,500 Active 119 DOM
13. 2026-06-01
    days on market $29,500 Active 118 DOM
14. 2026-05-31
    days on market $29,500 Active 117 DOM
15. 2026-05-31
    days on market $29,500 Active 116 DOM
16. 2026-02-03
    listed $29,500 Active 769-char remark

    Show marketing remark (769 chars)

    MOVE IN READY!!! Fully furnished 2bd 2ba home. Everything you see stays with home in sale including, washer/dryer and small freezer on lanai. Home is up on hill away from any water areas. Great quiet neighbors, pets allowed. Home is empty. Ready to move in once office approves application you can move in after papers are signed and payment is made. Owner has Clean Titles Selling AS IS, just needs a little TLC. $29,500.00 or make reasonable offer. To see home, Please call: Troy @ thre8six 4eight1 zero zero98. Troy is a neighbor who shows home for me, has no ties to selling or accepting offers. Great property for snow birds. 55+ community only Applications need to be filled out and approved by office. NO REALTORS PLEASE! Save your money, No need for one to buy

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 56% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 4 d/yr ≥105°F today · 11 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: $19,273
• − Mortgage interest: −$1,652
• − Property taxes: −$442
• − Insurance: −$148
• − Repairs & maintenance: −$1,542
• − Management: −$1,542
• − Depreciation: −$858
• Taxable income: $13,089
• Est. tax owed @ 24.0%: −$3,141
• After-tax cash flow: $9,638/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

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its condition and value. Upgrades to the interior and exterior, along with replacing worn-out appliances and cabinets, would significantly enhance its appeal and marketability.

Repairs flagged

• Major cabinets — Severe wear and tear
• Major appliances — Outdated and worn
• Major flooring — Worn and outdated
• Major paint — Worn and dated
• Moderate siding — Worn and some discoloration
• Moderate windows — Standard windows with some discoloration
• Moderate HVAC units — Standard units with some wear

Value-add opportunities

• Both Paint interior and exterior — Enhances curb appeal and interior aesthetics
• Both Replace worn flooring — Improves comfort and value
• Both Upgrade appliances — Modernizes the home and attracts buyers
• Both Replace worn cabinets — Modernizes the home and attracts buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
cabinets · Severe wear and tear	Major	$15,000–50,000
appliances · Outdated and worn	Major	$15,000–50,000
flooring · Worn and outdated	Major	$15,000–50,000
paint · Worn and dated	Major	$15,000–50,000
siding · Worn and some discoloration	Moderate	$3,000–15,000
windows · Standard windows with some discoloration	Moderate	$3,000–15,000
HVAC units · Standard units with some wear	Moderate	$3,000–15,000
Total estimated repair cost · 7 items		$69,000–245,000

Value-add ROI direction

• Both Paint interior and exterior — Enhances curb appeal and interior aesthetics ↑
• Both Replace worn flooring — Improves comfort and value ↑
• Both Upgrade appliances — Modernizes the home and attracts buyers ↑
• Both Replace worn cabinets — Modernizes the home and attracts buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 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

1 event — show timeline

• 2026-02-03 Listed $29,500 ForSaleByOwner.com