116 Zaharias Cir · Daytona Beach, FL 32124

$390,000

3 bd · 2.0 ba · 2,778 sqft · SingleFamily public records · 68 Days on market

Built 2004 10,018 sqft lot $57/mo HOA · 2% of rent

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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 +7.5/15.0
• Cash flow +6.9/30.0
• Livability +4.2/5.0
• Appreciation +4.0/10.0
• Rent growth +3.9/5.0
• Schools +3.9/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0

Listing remarks MLS

LAKEFRONT TRANQUILITY. .. NEW PRICE. .. Exquisite 4 bedroom plus an OFFICE, 3 full baths, concrete block home located in the Prestigious International Golf Community of LPGA with TWO outstanding, highly rated 18 hole courses. This spacious lakefront home has an excellent tri-split floor plan with high ceilings, open kitchen and family room, breakfast nook, separate dining room and formal living room or den. The master suite and office is separated by an en-suite bathroom with jetted tub, glass shower and his/her sinks and closets. Glass sliders take you out to the screened patio that overlooks the fenced yard and fish filled lake. New ROOF in 2019, new A/C unit in 2018 and the fridge and HWH are only 4 yrs old. Just minutes to grocery, outlet shopping mall, fine dining, Daytona. .. continued. .. Daytona. .. continued. .. International Airport, Speedway, and The World's Most Famous Beach.

Key facts

• Open floor plan
• Tall ceilings
• Pond views

Tags

• OFFICE OR CRAFT ROOM
• OPEN FLOOR PLAN
• TALL CEILINGS
• POND VIEWS
• WORLD-CLASS AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $390k.

Deal economics

• At list price, monthly cash flow is $-594 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $285k (26.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $310k (20.5% below list).
• Recommended offer: $285k (26.9% below list) — sets the bar for cash-flow.

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: Champion Elementary School (math 39% / reading 44%, grade F, #1,437 of 2,144 statewide, top 68%, 584 students, 70% FRL); David C. Hinson Sr. Middle School (math 52% / reading 49%, grade C, #246 of 571 statewide, top 44%, 950 students, 52% FRL); Mainland High School (math 30% / reading 37%, grade F, #400 of 667 statewide, top 61%, 1,855 students, 64% FRL).
• Market conditions: Rents rising fast (+5.5%/yr); 333 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 40% of the median local income ($93k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-2.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $8k 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 68 days — a 6% lower offer ($367k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y ago; this cycle's ask has dropped $135k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $284,996 (26.9% 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 68 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 0.79% ✗
• Cap rate: 4.46%
• Cash-on-cash: -6.53%
• DSCR: 0.71
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.99% appreciation · 5.46% rent growth · sell at horizon

5-year hold

• IRR: -17.6%
• Equity multiple: 0.30×
• Total profit: $-76,216
• Equity at exit: $75,939

10-year hold

• IRR: -7.2%
• Equity multiple: 0.40×
• Total profit: $-65,227
• Equity at exit: $65,082

Cash invested: $109,200 (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 32124

• Home prices YoY: -0.6%
• Rents YoY: 5.5%
• Active inventory: 333
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $3,099 medium
• Mortgage (P&I): −$2,045
• Tax from tax record: −$778 /mo · $9,331/yr
• Insurance: −$162
• HOA: −$57
• Vacancy / Maint / Mgmt: −$651
• Net cashflow: $-594

Break-even live

Break-even rent $3,851

Max offer price $284,996

Occupancy floor —

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: $97,500
• Closing costs: $11,700
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
284 Links Terrace Blvd Daytona Beach, FL	4.0	2.5	2200	$2,850	$1.30	23d	1	0.44mi
137 Lost Ball Dr Daytona Beach, FL	4.0	2.5	2168	$2,950	$1.36	11d	1	0.46mi
1250 Champions Dr Daytona Beach, FL	3.0	2.0	2004	$2,650	$1.32	23d	1	0.68mi
102 Carnival Dr Daytona Beach, FL	3.0	2.0	1998	$2,650	$1.33	23d	1	1.07mi

HOA detail

• Monthly dues: $57 · $684/yr

Listing history 19 events

1. 2026-04-21
   status Pending
2. 2026-04-17
   price $390,000
3. 2026-03-17
   status Active
4. 2026-03-17
   price $425,000
5. 2025-12-17
   status Pending
6. 2025-12-08
   status Active
7. 2025-12-08
   price $430,000
8. 2025-11-13
   status Pending
9. 2025-11-04
   price $475,000
10. 2025-10-24
    price $495,000
11. 2025-10-17
    listed $525,000 Active
12. 2020-07-13
    soldstatus $372,000
13. 2020-07-10
    soldstatus $372,000 Closed 900-char remark

    Show marketing remark (900 chars)

    LAKEFRONT TRANQUILITY. .. NEW PRICE. .. Exquisite 4 bedroom plus an OFFICE, 3 full baths, concrete block home located in the Prestigious International Golf Community of LPGA with TWO outstanding, highly rated 18 hole courses. This spacious lakefront home has an excellent tri-split floor plan with high ceilings, open kitchen and family room, breakfast nook, separate dining room and formal living room or den. The master suite and office is separated by an en-suite bathroom with jetted tub, glass shower and his/her sinks and closets. Glass sliders take you out to the screened patio that overlooks the fenced yard and fish filled lake. New ROOF in 2019, new A/C unit in 2018 and the fridge and HWH are only 4 yrs old. Just minutes to grocery, outlet shopping mall, fine dining, Daytona. .. continued. .. Daytona. .. continued. .. International Airport, Speedway, and The World's Most Famous Beach.

14. 2020-07-10
    listed $372,000

    Show marketing remark (900 chars)

    LAKEFRONT TRANQUILITY. .. NEW PRICE. .. Exquisite 4 bedroom plus an OFFICE, 3 full baths, concrete block home located in the Prestigious International Golf Community of LPGA with TWO outstanding, highly rated 18 hole courses. This spacious lakefront home has an excellent tri-split floor plan with high ceilings, open kitchen and family room, breakfast nook, separate dining room and formal living room or den. The master suite and office is separated by an en-suite bathroom with jetted tub, glass shower and his/her sinks and closets. Glass sliders take you out to the screened patio that overlooks the fenced yard and fish filled lake. New ROOF in 2019, new A/C unit in 2018 and the fridge and HWH are only 4 yrs old. Just minutes to grocery, outlet shopping mall, fine dining, Daytona. .. continued. .. Daytona. .. continued. .. International Airport, Speedway, and The World's Most Famous Beach.

15. 2020-06-01
    historical Active Contingent 900-char remark

    Show marketing remark (900 chars)

    LAKEFRONT TRANQUILITY. .. NEW PRICE. .. Exquisite 4 bedroom plus an OFFICE, 3 full baths, concrete block home located in the Prestigious International Golf Community of LPGA with TWO outstanding, highly rated 18 hole courses. This spacious lakefront home has an excellent tri-split floor plan with high ceilings, open kitchen and family room, breakfast nook, separate dining room and formal living room or den. The master suite and office is separated by an en-suite bathroom with jetted tub, glass shower and his/her sinks and closets. Glass sliders take you out to the screened patio that overlooks the fenced yard and fish filled lake. New ROOF in 2019, new A/C unit in 2018 and the fridge and HWH are only 4 yrs old. Just minutes to grocery, outlet shopping mall, fine dining, Daytona. .. continued. .. Daytona. .. continued. .. International Airport, Speedway, and The World's Most Famous Beach.

16. 2020-05-01
    price $399,000 900-char remark

    Show marketing remark (900 chars)

    LAKEFRONT TRANQUILITY. .. NEW PRICE. .. Exquisite 4 bedroom plus an OFFICE, 3 full baths, concrete block home located in the Prestigious International Golf Community of LPGA with TWO outstanding, highly rated 18 hole courses. This spacious lakefront home has an excellent tri-split floor plan with high ceilings, open kitchen and family room, breakfast nook, separate dining room and formal living room or den. The master suite and office is separated by an en-suite bathroom with jetted tub, glass shower and his/her sinks and closets. Glass sliders take you out to the screened patio that overlooks the fenced yard and fish filled lake. New ROOF in 2019, new A/C unit in 2018 and the fridge and HWH are only 4 yrs old. Just minutes to grocery, outlet shopping mall, fine dining, Daytona. .. continued. .. Daytona. .. continued. .. International Airport, Speedway, and The World's Most Famous Beach.

17. 2020-02-19
    listed $415,000 Active 900-char remark

    Show marketing remark (900 chars)

    LAKEFRONT TRANQUILITY. .. NEW PRICE. .. Exquisite 4 bedroom plus an OFFICE, 3 full baths, concrete block home located in the Prestigious International Golf Community of LPGA with TWO outstanding, highly rated 18 hole courses. This spacious lakefront home has an excellent tri-split floor plan with high ceilings, open kitchen and family room, breakfast nook, separate dining room and formal living room or den. The master suite and office is separated by an en-suite bathroom with jetted tub, glass shower and his/her sinks and closets. Glass sliders take you out to the screened patio that overlooks the fenced yard and fish filled lake. New ROOF in 2019, new A/C unit in 2018 and the fridge and HWH are only 4 yrs old. Just minutes to grocery, outlet shopping mall, fine dining, Daytona. .. continued. .. Daytona. .. continued. .. International Airport, Speedway, and The World's Most Famous Beach.

18. 2004-12-03
    soldstatus $331,900
19. 2004-10-13
    listed $331,900

ⓘ 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: $9,331 · $778/mo
• Projected year-2 tax: $9,331 · $778/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 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: $37,183
• − Mortgage interest: −$21,846
• − Property taxes: −$9,331
• − Insurance: −$1,950
• − Repairs & maintenance: −$2,975
• − Management: −$2,975
• − HOA: −$684
• − Depreciation: −$11,345
• Taxable loss: −$13,923
• Est. tax savings @ 24.0%: +$3,341
• After-tax cash flow: $-3,791/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): 11,409
• Household income: $92,616
• Rent vs Own: 5.8% rent · 94.2% own
• Severe rent burden: 54.0

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 (71%)
• Race & ethnicity: White 71% Black 20% Hispanic / Latino 5% Asian 2% Two or more races 1%
• Common ancestry: Romanian 3% Italian 2% Portuguese 1%
• Foreign-born: 10% · Canada, Mexico, South Korea
• Languages at home: 91% English-only · Spanish 4% Other Asian/Pacific 1% Other Indo-European 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: ▼ -1.99%
• Current HPI: 311.7456
• Rent YoY: ▲ 5.46%
• 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

+17.5% since first listed

19 events — show timeline

• 2026-04-21 Pending — Daytona MLS
• 2026-04-17 Price Changed $390,000 Daytona MLS
• 2026-03-17 Relisted — Daytona MLS
• 2026-03-17 Price Changed $425,000 Daytona MLS
• 2025-12-17 Pending — Daytona MLS
• 2025-12-08 Relisted — Daytona MLS
• 2025-12-08 Price Changed $430,000 Daytona MLS
• 2025-11-13 Pending — Daytona MLS
• 2025-11-04 Price Changed $475,000 Daytona MLS
• 2025-10-24 Price Changed $495,000 Daytona MLS
• 2025-10-17 Listed $525,000 Daytona MLS
• 2020-07-13 Sold (Public Records) $372,000 Public Records
• 2020-07-10 Listed $372,000 Stellar MLS as Distributed by MLS Grid
• 2020-07-10 Sold (MLS) $372,000 Daytona MLS
• 2020-06-01 Contingent — Daytona MLS
• 2020-05-01 Price Changed $399,000 Daytona MLS
• 2020-02-19 Listed $415,000 Daytona MLS
• 2004-12-03 Sold (MLS) $331,900 Daytona MLS
• 2004-10-13 Listed $331,900 Daytona MLS

Property tax history

+9.7%/yr

Latest (2025): $9,331 · +4.8% YoY. Source: county tax records.