1304 Hillcrest Dr · Daytona Beach, FL 32114

$149,000

3 bd · 1.0 ba · 1,206 sqft · SingleFamily public records · 10 Days on market

Built 1953 7,800 sqft lot

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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 +22.2/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and full of personality, this well-maintained Florida home stands out with its vibrant curb appeal and inviting atmosphere! Featuring a newer water heater (2023), this property offers peace of mind along with plenty of character inside and out. Step inside to find a cozy layout with multiple living spaces, including a bright living room and a spacious bonus/sunroom, perfect for relaxing or entertaining. The home showcases unique touches throughout, from warm wood-paneled ceilings to large windows that bring in natural light. Enjoy outdoor living with a fully fenced front yard, mature landscaping, and a generous backyard offering plenty of room to expand, garden, or create your own private retreat. A covered carport and extended driveway provide ample parking. Conveniently located near shopping, dining, and major roadways, this home is ideal for buyers looking for affordability, charm, and potential all in one.

Key facts

• Large windows
• Bright living room
• Newer water heater

Tags

• NEWER WATER HEATER
• MULTIPLE LIVING SPACES
• BRIGHT LIVING ROOM
• SPACIOUS BONUS SUNROOM
• WOOD PANELED CEILINGS
• LARGE WINDOWS

Property features AI

Finance

• Other: Homestead exempt; Property type: Residential - Single Family Residence; Lot approximately 0.18 acres (about 75 x 104); Living area about 1,206 (source: public records); Building area about 1,825 (source: public records)
• HOA & community: No HOA association indicated

Exterior

• Parking: Has a carport (1 space)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; One story; Faces south; Residential zoning; Located in Douglas Park development
• Construction: Concrete construction; Other roof; Concrete perimeter and slab foundation; Built on one level
• Exterior features: Asphalt road access; Other exterior features

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room/dining room combo; Split bedroom floor plan; Seven total rooms
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).

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: Turie T. Small Elementary School (math 35% / reading 29%, grade F, #1,797 of 2,144 statewide, top 86%, 383 students, 91% FRL); Campbell Middle School (math 28% / reading 30%, grade F, #479 of 571 statewide, top 84%, 855 students, 80% FRL); Mainland High School (math 30% / reading 37%, grade F, #400 of 667 statewide, top 61%, 1,855 students, 64% FRL) — zoned schools average 78% FRL vs 51% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 46% district-wide (-15 pts) — the specific schools serving this property underperform the Volusia average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.6%/yr); 317 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); lower-income renter base — watch delinquency; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• At $1,609/mo this rent would consume 46% 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 $4k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 22y ago; this cycle's ask has dropped $31k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; list at $149k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $149,000

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.08% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.95%
• DSCR: 1.31
• GRM: 7.7

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: -5.0%
• Equity multiple: 0.81×
• Total profit: $-7,796
• Equity at exit: $22,216

10-year hold

• IRR: 5.4%
• Equity multiple: 1.41×
• Total profit: $16,988
• Equity at exit: $12,883

Cash invested: $41,720 (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: 317
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,609 high
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $242

Break-even live

Break-even rent $1,303

Max offer price $149,000

Occupancy floor 80%

Sensitivity live

Price	-10% $345	-5% $293	+0% $242	+5% $190	+10% $139
Rent	-10% $115	-5% $178	+0% $242	+5% $305	+10% $369
Rate	-1.0pp $317	-0.5pp $280	base $242	+0.5pp $203	+1.0pp $164

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
704 Tennessee St Unit 1 Daytona Beach, FL	2.0	1.0	1479	$1,250	$0.85	25d	1	0.36mi
736 Kentucky St Unit 3 Daytona Beach, FL	2.0	1.0	850	$1,300	$1.53	16d	1	0.43mi
519 Colfax Dr Daytona Beach, FL	3.0	1.5	1288	$1,700	$1.32	25d	1	0.47mi
802 Lewis Dr Daytona Beach, FL	3.0	1.0	1223	$1,700	$1.39	25d	1	0.48mi
736 White St Daytona Beach, FL	3.0	2.0	1092	$1,799	$1.65	25d	1	0.50mi
165 White Fawn Dr Unit MB Daytona Beach, FL	2.0	2.5	1278	$895	$0.70	16d	1	0.58mi
165 White Fawn Dr Unit BR2 Daytona Beach, FL	2.0	2.5	1278	$850	$0.67	16d	1	0.58mi
155 White Fawn Dr Daytona Beach, FL	2.0	2.5	1278	$1,600	$1.25	25d	1	0.60mi
142 White Fawn Dr Daytona Beach, FL	2.0	2.5	1140	$1,495	$1.31	25d	1	0.62mi
922 Lewis Dr Daytona Beach, FL	3.0	1.0	1034	$1,750	$1.69	25d	1	0.71mi
450 Jimmy Ann Dr Daytona Beach, FL	2.0	2.0	1170	$1,632	$1.39	20d	5	0.83mi
1013 Lewis Dr Daytona Beach, FL	3.0	1.5	1475	$1,850	$1.25	25d	1	0.86mi
625 Holmes Ave Daytona Beach, FL	2.0	1.0	768	$995	$1.30	22d	1	0.94mi
1012 Cadillac Dr Daytona Beach, FL	3.0	2.0	1353	$1,650	$1.22	25d	1	0.95mi
875 Derbyshire Rd Daytona Beach, FL	3.0	1.0–2.0	835	$1,299	$1.56	12d	11	1.02mi
550 Ruth St Daytona Beach, FL	3.0	2.0	1114	$1,995	$1.79	12d	1	1.09mi
512 Fulton St Daytona Beach, FL	2.0	1.0	963	$1,600	$1.66	25d	1	1.13mi
1820 Legends Ln Daytona Beach, FL	1.0–3.0	1.0–2.0	1076	$2,510	$2.33	12d	73	1.16mi
601 Vera St Unit 601 Daytona Beach, FL	2.0	1.0	1113	$1,700	$1.53	25d	1	1.24mi
1217 Kennedy Rd Unit 56 Daytona Beach, FL	2.0	1.0	800	$1,000	$1.25	25d	1	1.28mi
1216 Kennedy Rd Unit 10 Daytona Beach, FL	2.0	1.0	900	$975	$1.08	25d	1	1.28mi
1216 Kennedy Rd Unit 4 Daytona Beach, FL	2.0	1.0	900	$975	$1.08	16d	1	1.28mi
417 Jefferson St #1 Daytona Beach, FL	2.0	1.0	700	$1,890	$2.70	25d	1	1.29mi
1225 Kennedy Rd Daytona Beach, FL	2.0	1.0	800	$825	$1.03	12d	1	1.31mi
1229 Kennedy Rd Daytona Beach, FL	2.0	1.0	800	$950	$1.19	16d	1	1.33mi
1262 Essex Rd Daytona Beach, FL	3.0	2.0	1500	$1,900	$1.27	25d	1	1.35mi
422 N Lincoln St Daytona Beach, FL	3.0	2.0	1354	$2,150	$1.59	25d	1	1.36mi
249 College Park Dr Daytona Beach, FL	2.0	1.0	1000	$1,425	$1.43	22d	1	1.37mi
860 Magnolia Ave Unit 3 Daytona Beach, FL	2.0	1.0	800	$1,300	$1.62	20d	1	1.39mi
218 Center St Daytona Beach, FL	3.0	2.0	1234	$2,190	$1.77	22d	1	1.49mi

Listing history 10 events

1. 2026-04-30
   status Pending 932-char remark

   Show marketing remark (932 chars)

   Charming and full of personality, this well-maintained Florida home stands out with its vibrant curb appeal and inviting atmosphere! Featuring a newer water heater (2023), this property offers peace of mind along with plenty of character inside and out. Step inside to find a cozy layout with multiple living spaces, including a bright living room and a spacious bonus/sunroom, perfect for relaxing or entertaining. The home showcases unique touches throughout, from warm wood-paneled ceilings to large windows that bring in natural light. Enjoy outdoor living with a fully fenced front yard, mature landscaping, and a generous backyard offering plenty of room to expand, garden, or create your own private retreat. A covered carport and extended driveway provide ample parking. Conveniently located near shopping, dining, and major roadways, this home is ideal for buyers looking for affordability, charm, and potential all in one.

2. 2026-04-30
   status Pending

   Show marketing remark (932 chars)

   Charming and full of personality, this well-maintained Florida home stands out with its vibrant curb appeal and inviting atmosphere! Featuring a newer water heater (2023), this property offers peace of mind along with plenty of character inside and out. Step inside to find a cozy layout with multiple living spaces, including a bright living room and a spacious bonus/sunroom, perfect for relaxing or entertaining. The home showcases unique touches throughout, from warm wood-paneled ceilings to large windows that bring in natural light. Enjoy outdoor living with a fully fenced front yard, mature landscaping, and a generous backyard offering plenty of room to expand, garden, or create your own private retreat. A covered carport and extended driveway provide ample parking. Conveniently located near shopping, dining, and major roadways, this home is ideal for buyers looking for affordability, charm, and potential all in one.

3. 2026-04-24
   price $149,000 932-char remark

   Show marketing remark (932 chars)

   Charming and full of personality, this well-maintained Florida home stands out with its vibrant curb appeal and inviting atmosphere! Featuring a newer water heater (2023), this property offers peace of mind along with plenty of character inside and out. Step inside to find a cozy layout with multiple living spaces, including a bright living room and a spacious bonus/sunroom, perfect for relaxing or entertaining. The home showcases unique touches throughout, from warm wood-paneled ceilings to large windows that bring in natural light. Enjoy outdoor living with a fully fenced front yard, mature landscaping, and a generous backyard offering plenty of room to expand, garden, or create your own private retreat. A covered carport and extended driveway provide ample parking. Conveniently located near shopping, dining, and major roadways, this home is ideal for buyers looking for affordability, charm, and potential all in one.

4. 2026-04-24
   price $149,000

   Show marketing remark (932 chars)

   Charming and full of personality, this well-maintained Florida home stands out with its vibrant curb appeal and inviting atmosphere! Featuring a newer water heater (2023), this property offers peace of mind along with plenty of character inside and out. Step inside to find a cozy layout with multiple living spaces, including a bright living room and a spacious bonus/sunroom, perfect for relaxing or entertaining. The home showcases unique touches throughout, from warm wood-paneled ceilings to large windows that bring in natural light. Enjoy outdoor living with a fully fenced front yard, mature landscaping, and a generous backyard offering plenty of room to expand, garden, or create your own private retreat. A covered carport and extended driveway provide ample parking. Conveniently located near shopping, dining, and major roadways, this home is ideal for buyers looking for affordability, charm, and potential all in one.

5. 2026-04-20
   listed $180,000 Active 932-char remark

   Show marketing remark (932 chars)

   Charming and full of personality, this well-maintained Florida home stands out with its vibrant curb appeal and inviting atmosphere! Featuring a newer water heater (2023), this property offers peace of mind along with plenty of character inside and out. Step inside to find a cozy layout with multiple living spaces, including a bright living room and a spacious bonus/sunroom, perfect for relaxing or entertaining. The home showcases unique touches throughout, from warm wood-paneled ceilings to large windows that bring in natural light. Enjoy outdoor living with a fully fenced front yard, mature landscaping, and a generous backyard offering plenty of room to expand, garden, or create your own private retreat. A covered carport and extended driveway provide ample parking. Conveniently located near shopping, dining, and major roadways, this home is ideal for buyers looking for affordability, charm, and potential all in one.

6. 2026-04-20
   listed $180,000 Active

   Show marketing remark (932 chars)

   Charming and full of personality, this well-maintained Florida home stands out with its vibrant curb appeal and inviting atmosphere! Featuring a newer water heater (2023), this property offers peace of mind along with plenty of character inside and out. Step inside to find a cozy layout with multiple living spaces, including a bright living room and a spacious bonus/sunroom, perfect for relaxing or entertaining. The home showcases unique touches throughout, from warm wood-paneled ceilings to large windows that bring in natural light. Enjoy outdoor living with a fully fenced front yard, mature landscaping, and a generous backyard offering plenty of room to expand, garden, or create your own private retreat. A covered carport and extended driveway provide ample parking. Conveniently located near shopping, dining, and major roadways, this home is ideal for buyers looking for affordability, charm, and potential all in one.

7. 2004-09-10
   soldstatus $71,500
8. 2004-09-07
   soldstatus $71,500 1-char remark

   Show marketing remark (1 chars)

   -

9. 2004-08-05
   listed $71,500 1-char remark

   Show marketing remark (1 chars)

   -

10. 1997-07-21
    soldstatus $35,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $19,313
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$1,545
• − Management: −$1,545
• − Depreciation: −$4,335
• Taxable income: $562
• Est. tax owed @ 24.0%: −$135
• After-tax cash flow: $2,766/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

+325.7% since first listed

10 events — show timeline

• 2026-04-30 Pending — Daytona MLS
• 2026-04-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Price Changed $149,000 Daytona MLS
• 2026-04-24 Price Changed $149,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Listed $180,000 Daytona MLS
• 2026-04-20 Listed $180,000 Stellar MLS as Distributed by MLS Grid
• 2004-09-10 Sold (Public Records) $71,500 Public Records
• 2004-09-07 Sold (MLS) $71,500 Daytona MLS
• 2004-08-05 Listed $71,500 Daytona MLS
• 1997-07-21 Sold (Public Records) $35,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $216 · +3.9% YoY. Source: county tax records.