233 Bob White Ct · Daytona Beach, FL 32119

$167,500

2 bd · 2.0 ba · 1,189 sqft · SingleFamily · 248 Days on market

Built 1985 Good condition 1,809 sqft lot $141/sqft · 39% below area Est $276k · 39% under $783/mo HOA · 46% of rent ↓ 11% since listing

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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).

• ARV discount +15.0/15.0
• 1% rule +5.1/10.0
• Schools +4.3/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Cash flow +2.2/30.0
• Rent growth +2.0/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

One or more photo(s) has been virtually staged. Priced to sell in gated Pelican Bay! This 2-bedroom, 2-bath home with attached garage offers a great opportunity for buyers looking to add their own style and value. The home has been well maintained and features fresh interior paint, updated flooring in the main living areas, and a bright, functional layout. The screened-in back porch provides a comfortable space to relax or entertain year-round. While the kitchen and bathrooms are ready for updating, the home is priced accordingly—making it an excellent option for buyers seeking a property they can personalize without taking on major structural work. Exterior improvements completed by the HOA—including a newer roof, updated windows and skylights, and exterior siding—help reduce future expenses and add peace of mind. Located in the desirable Hawks Landing section of Pelican Bay, residents enjoy 24/7 gated security, a community pool, golf course, clubhouse, and well-maintained surroundings. Conveniently close to shopping, dining, colleges, and just 7 miles from Daytona Beach, this property offers strong potential in a prime location. Great opportunity—schedule your showing today.

Key facts

• 1,809 sq ft lot
• Garage
• Community pool

Tags

• GATED PELICAN BAY COMMUNITY
• NEWLY POURED DRIVEWAY
• FRESHLY PAINTED GARAGE WALLS
• UPDATED DOOR HARDWARE
• GRAY OAK TONE VINYL FLOORING
• NEW PLUMBING IN LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $168k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $19k (88.6% below list).
• Meets the 1% rule at list price ($2k rent vs $168k).
• Recommended offer: $19k (88.6% below list) — sets the bar for cash-flow.
• Cap rate 2.0% vs local median 3.7% in Daytona Beach — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: South Daytona Elementary School (math 43% / reading 44%, grade F, #1,345 of 2,144 statewide, top 64%, 779 students, 77% FRL); Silver Sands Middle School (math 50% / reading 52%, grade C, #237 of 571 statewide, top 43%, 1,165 students, 54% FRL); Atlantic High School (math 24% / reading 46%, grade F, #379 of 667 statewide, top 58%, 1,266 students, 52% FRL).
• Market conditions: Rents soft (-2.0%/yr); 459 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 36% 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 $5k 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 248 days — a 12% lower offer ($147k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 46% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $19,068 (88.6% 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 248 days. Have you received any prior offers? Is the seller open to a 89% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.01% ✓
• Cap rate: 2.00%
• Cash-on-cash: -15.33%
• DSCR: 0.32
• GRM: 8.2

CMA / ARV

• ARV (median comp): $275,950
• List price: $167,500
• Delta: -39.30%
• Verdict: UNDERPRICED
• Comps: 18 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
140 Golden Eye Dr Unit A	1.34mi	2/2.0	1,237 (+4%)	0mo	$172,000	$139	58
1366 Ana Maria Cir	1.24mi	3/2.0 (+1)	1,181 (-1%)	1mo	$280,000	$237	58
3851 Long Grove Ln	0.43mi	3/2.0 (+1)	1,310 (+10%)	0mo	$272,000	$208	58
109 Sand Pebble Cir	1.47mi	3/2.0 (+1)	1,152 (-3%)	1mo	$155,000	$135	54
121 Village Ln	1.28mi	2/2.0	1,092 (-8%)	1mo	$232,500	$213	51
3526 Forest Branch Dr Unit A	0.91mi	3/2.0 (+1)	1,257 (+6%)	0mo	$215,000	$171	50
3539 Forest Branch Dr Unit B	0.80mi	2/2.0	1,056 (-11%)	1mo	$192,000	$182	45
132 Sand Thrush Ct	1.16mi	3/2.0 (+1)	1,327 (+12%)	1mo	$227,000	$171	40
149 Harpers Ferry Dr	1.49mi	2/2.0	1,386 (+17%)	1mo	$260,000	$188	39
137 Potomac Ln	1.46mi	3/2.0 (+1)	1,466 (+23%)	0mo	$290,000	$198	35
721 Larado Dr	1.30mi	3/2.0 (+1)	1,456 (+22%)	1mo	$210,000	$144	34
1991 Cedar St	1.49mi	3/2.0 (+1)	1,480 (+24%)	1mo	$290,000	$196	34

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

Projected returns pro-forma

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

5-year hold

• IRR: -86.2%
• Equity multiple: -1.06×
• Total profit: $-96,681
• Equity at exit: $24,975

10-year hold

• IRR: —
• Equity multiple: -2.93×
• Total profit: $-184,420
• Equity at exit: $14,482

Cash invested: $46,900 (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: 5 active · 5 under contract
• Months of supply: 30.0 mo (3%/mo absorbed)
• Median asking: $215,000 ($180/sqft)
• Median days on market: 25 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +28.7% above current asking $/sqft

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

ZIP-level market 32119

• Rents YoY: -2.0%
• Active inventory: 459
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,698 high
• Mortgage (P&I): −$878
• Tax est. 1.5%: −$209 /mo · $2,512/yr
• Insurance: −$70
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$783
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $-1,026

Break-even live

Break-even rent $2,996

Max offer price $19,068

Occupancy floor —

Sensitivity live

Price	-10% $-910	-5% $-968	+0% $-1,026	+5% $-1,084	+10% $-1,142
Rent	-10% $-1,160	-5% $-1,093	+0% $-1,026	+5% $-959	+10% $-892
Rate	-1.0pp $-941	-0.5pp $-983	base $-1,026	+0.5pp $-1,069	+1.0pp $-1,113

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: $41,875
• Closing costs: $5,025
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 Bob White Ct Daytona Beach, FL	2.0	2.0	1377	$1,850	$1.34	63d	1	0.09mi
157 Bob White Ct Daytona Beach, FL	2.0	2.0	1377	$1,850	$1.34	6d	1	0.12mi
3846 Long Grove Ln Port Orange, FL	3.0	2.0	1137	$2,200	$1.93	6d	1	0.48mi
3780 Clyde Morris Blvd Port Orange, FL	2.0–3.0	2.0	1050	$1,479	$1.41	4d	9	0.61mi
3550 Forest Branch Dr Unit D Port Orange, FL	3.0	2.5	1306	$1,700	$1.30	63d	1	0.79mi
3537 Forest Branch Dr Unit A Port Orange, FL	3.0	2.0	1352	$1,950	$1.44	107d	1	0.80mi
3535 Forest Branch Dr Unit C Port Orange, FL	2.0	2.0	1202	$1,750	$1.46	6d	1	0.82mi
3835 Clyde Morris Blvd Port Orange, FL	1.0–3.0	1.0–2.0	1013	$1,892	$1.87	4d	15	0.85mi
3533 Forest Branch Dr Unit D Port Orange, FL	2.0	2.0	1202	$1,700	$1.41	2d	1	0.85mi
3561 Forest Branch Dr Unit E Port Orange, FL	2.0	2.0	965	$1,695	$1.76	6d	1	0.87mi
1601 Big Tree Rd #1107 South Daytona, FL	2.0	2.0	864	$1,500	$1.74	110d	1	0.87mi
3531 Forest Branch Dr Unit B Port Orange, FL	2.0	2.0	1202	$1,900	$1.58	78d	1	0.87mi
1172 Shallows Ct Port Orange, FL	2.0	2.0	1207	$1,995	$1.65	63d	1	0.92mi
1401 Reed Canal Rd Port Orange, FL	1.0–3.0	1.0–2.0	1045	$1,822	$1.74	1d	17	0.97mi
12 Downing Dr Port Orange, FL	2.0	2.0	921	$1,599	$1.74	110d	1	0.98mi
1154 Ashland Ct Port Orange, FL	3.0	2.0	1118	$1,795	$1.61	110d	1	0.98mi
110 Dolphin Fleet Cir Daytona Beach, FL	1.0–3.0	1.0–2.5	1064	$1,704	$1.60	0d	34	1.02mi
132 Sand Thrush Ct Daytona Beach, FL	3.0	2.0	1327	$2,300	$1.73	6d	1	1.15mi
483 Autumn Trl Port Orange, FL	3.0	2.0	1014	$1,299	$1.28	0d	1	1.20mi
1830 S Clyde Morris Blvd Unit 1830-35 Daytona Beach, FL	2.0	2.0	850	$1,295	$1.52	6d	1	1.20mi
488 Autumn Trl Port Orange, FL	3.0	2.0	1393	$1,499	$1.08	119d	1	1.23mi
340 Windsor Dr Port Orange, FL	2.0	2.0	1227	$1,650	$1.34	119d	1	1.23mi
374 Windsor Dr Port Orange, FL	3.0	2.0	1393	$1,599	$1.15	88d	1	1.26mi
149 Black Duck Cir Daytona Beach, FL	2.0	2.0	1075	$1,775	$1.65	88d	1	1.30mi
1822 S Clyde Morris Blvd Unit 1822-1 Daytona Beach, FL	2.0	2.0	850	$1,325	$1.56	110d	1	1.31mi
295 Autumn Trl Port Orange, FL	3.0	2.0	1456	$1,499	$1.03	6d	1	1.32mi
1199 Pine St Daytona Beach, FL	2.0	1.0	810	$1,200	$1.48	4d	1	1.36mi
1199 Pine St Unit 106 Daytona Beach, FL	2.0	1.0	810	$1,250	$1.54	6d	1	1.36mi
1229 La Flosita Dr Port Orange, FL	2.0	2.0	1170	$1,600	$1.37	6d	1	1.36mi
1200 Floral Springs Blvd Port Orange, FL	1.0–3.0	1.0–2.0	1047	$1,637	$1.56	0d	67	1.41mi
1270 Reed Canal Rd Port Orange, FL	1.0–3.0	1.0–2.0	1001	$1,756	$1.75	0d	28	1.41mi
122 Blue Heron Dr Unit D Daytona Beach, FL	2.0	2.0	1242	$1,750	$1.41	119d	1	1.43mi
1756 S Clyde Morris Blvd Daytona Beach, FL	1.0–2.0	1.0–2.0	850	$1,650	$1.94	1d	7	1.49mi

HOA detail $783/mo · $9,396/yr

• Likely covers: poolsecurity

Listing history 50 events

1. 2026-09-24
   days on market $167,500 Active 248 DOM
2. 2026-09-22
   days on market $167,500 Active 246 DOM
3. 2026-09-21
   days on market $167,500 Active 245 DOM
4. 2026-09-20
   days on market $167,500 Active 244 DOM
5. 2026-09-19
   days on market $167,500 Active 243 DOM
6. 2026-09-18
   days on market $167,500 Active 242 DOM
7. 2026-09-17
   days on market $167,500 Active 241 DOM
8. 2026-09-16
   days on market $167,500 Active 240 DOM
9. 2026-09-15
   days on market $167,500 Active 239 DOM
10. 2026-09-15
    price $167,500 Active 238 DOM
11. 2026-09-14
    days on market $168,500 Active 238 DOM
12. 2026-09-13
    days on market $168,500 Active 237 DOM
13. 2026-09-12
    days on market $168,500 Active 236 DOM
14. 2026-09-11
    days on market $168,500 Active 235 DOM
15. 2026-09-05
    days on market $168,500 Active 229 DOM
16. 2026-09-04
    days on market $168,500 Active 228 DOM
17. 2026-09-03
    days on market $168,500 Active 227 DOM
18. 2026-08-31
    days on market $168,500 Active 224 DOM
19. 2026-08-29
    days on market $168,500 Active 222 DOM
20. 2026-08-28
    days on market $168,500 Active 221 DOM
21. 2026-08-27
    days on market $168,500 Active 220 DOM
22. 2026-08-26
    days on market $168,500 Active 219 DOM
23. 2026-08-25
    days on market $168,500 Active 218 DOM
24. 2026-08-24
    days on market $168,500 Active 217 DOM
25. 2026-08-23
    days on market $168,500 Active 216 DOM
26. 2026-08-21
    days on market $168,500 Active 214 DOM
27. 2026-08-20
    days on market $168,500 Active 213 DOM
28. 2026-08-19
    days on market $168,500 Active 212 DOM
29. 2026-08-18
    days on market $168,500 Active 211 DOM
30. 2026-08-17
    days on market $168,500 Active 210 DOM
31. 2026-08-16
    days on market $168,500 Active 209 DOM
32. 2026-08-15
    days on market $168,500 Active 208 DOM
33. 2026-08-15
    days on market $168,500 Active 207 DOM
34. 2026-08-13
    days on market $168,500 Active 206 DOM
35. 2026-08-12
    days on market $168,500 Active 205 DOM
36. 2026-08-11
    days on market $168,500 Active 204 DOM
37. 2026-08-10
    days on market $168,500 Active 203 DOM
38. 2026-08-09
    days on market $168,500 Active 202 DOM
39. 2026-08-08
    days on market $168,500 Active 201 DOM
40. 2026-08-07
    days on market $168,500 Active 200 DOM
41. 2026-08-06
    days on market $168,500 Active 199 DOM
42. 2026-08-05
    days on market $168,500 Active 198 DOM
43. 2026-08-04
    days on market $168,500 Active 197 DOM
44. 2026-08-03
    days on market $168,500 Active 196 DOM
45. 2026-07-31
    pricedays on market $168,500 Active 193 DOM
46. 2026-07-30
    days on market $172,900 Active 191 DOM
47. 2026-07-28
    days on market $172,900 Active 190 DOM
48. 2026-07-26
    days on market $172,900 Active 188 DOM
49. 2026-07-25
    days on market $172,900 Active 187 DOM
50. 2026-07-24
    days on market $172,900 Active 186 DOM

ⓘ 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 AE · 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: $20,374
• − Mortgage interest: −$9,383
• − Property taxes: −$2,512
• − Insurance: −$5,956
• − Repairs & maintenance: −$1,630
• − Management: −$1,630
• − HOA: −$9,396
• − Depreciation: −$4,873
• Taxable loss: −$15,005
• Est. tax savings @ 24.0%: +$3,601
• After-tax cash flow: $-8,708/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 $5,945–$17,835 screening

This well-maintained, good-condition home with cosmetic updates offers a great opportunity for buyers looking to add their own style and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Update kitchen and bathrooms — Modernizes spaces and improves functionality ↑

ⓘ 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 43/100

Zoned Schools

Elementary South Daytona Elementary School F FL #1,345/2,144 Nat'l #17,359/41,679 Middle Silver Sands Middle School C FL #237/571 Nat'l #3,276/14,009 High Atlantic High School F FL #379/667 Nat'l #9,567/17,239

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): 22,348
• Household income: $56,862
• Rent vs Own: 36.6% rent · 63.4% own
• Severe rent burden: 11% of renters

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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 (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%

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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: ▼ -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

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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

-10.8% since first listed

3 events — show timeline

• 2026-04-12 Price Changed $173,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-10 Price Changed $184,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-18 Listed $194,500 Stellar MLS as Distributed by MLS Grid