234 N Adams St · Daytona Beach, FL 32114

$239,900

4 bd · 2.0 ba · 1,252 sqft · SingleFamily public records · 25 Days on market

Built 1953 8,100 sqft lot

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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 +13.2/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• DSCR +4.0/10.0
• Schools +3.9/10.0
• 1% rule +3.7/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the heart of Daytona Beach, this completely renovated 4 bedroom, 2 bath home is move-in ready and packed with upgrades! From the moment you arrive, you'll appreciate the fresh exterior paint, brand-new roof with a 5-year warranty, and the modern updates throughout. Inside, enjoy new flooring, fresh interior paint, and a beautifully refreshed feel from top to bottom. The spacious kitchen features all-new stainless steel appliances, perfect for everyday living and entertaining alike. Additional upgrades include a new hot water tank for added peace of mind. Step outside to a huge fully fenced backyard which is ideal for kids, pets, gatherings, or simply relaxing in your own private space. Conveniently located close to shopping, restaurants, and entertainment, with just a short drive over the bridge to the world-famous Daytona Beach. This beautifully updated home offers the perfect blend of comfort, style, and location!

Key facts

• Renovated
• New hot water tank
• New flooring

Tags

• RENOVATED
• NEW ROOF
• NEW FLOORING
• STAINLESS STEEL APPLIANCES
• NEW HOT WATER TANK
• FULLY FENCED BACKYARD

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Single Family Residence; Zoned RES; Lot about 0.19 acre (0 to less than 1/4 acre)
• HOA & community: Not in a subdivision; No HOA association indicated

Exterior

• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single family residence; One story; Faces east
• Construction: Block and stucco construction; Shingle roof; Built on slab foundation; Approximately 1,252 square feet of living area
• Exterior features: Front porch; Rear porch; Exterior lighting; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Laminate; Slab foundation
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat; Central air
• Interior features: Ceiling fans; Crown molding; Split bedroom layout; Thermostat
• Laundry & utility: Washer; Dryer; Laundry inside the home

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-5 ($-58/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (12.8% below list).
• Recommended offer: $209k (12.8% 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: 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: Beachside Elementary School (math 57% / reading 52%, grade C, #892 of 2,144 statewide, top 44%, 556 students, 66% FRL); Silver Sands Middle School (math 50% / reading 52%, grade C, #237 of 571 statewide, top 43%, 1,165 students, 54% FRL); Seabreeze High School (math 31% / reading 56%, grade F, #248 of 667 statewide, top 38%, 1,654 students, 41% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents rising (+3.6%/yr); 317 active listings in the ZIP; 16 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 $2,092/mo this rent would consume 60% 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 $2k of loan paydown is wiped out by about $7k 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 25 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; list at $240k implies a 153% 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: moderate flood risk; 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 $209,244 (12.8% 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. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.87% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.09%
• DSCR: 1.00
• GRM: 9.6

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: -15.8%
• Equity multiple: 0.44×
• Total profit: $-37,946
• Equity at exit: $35,770

10-year hold

• IRR: -6.4%
• Equity multiple: 0.58×
• Total profit: $-28,304
• Equity at exit: $20,742

Cash invested: $67,172 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,092 high
• Mortgage (P&I): −$1,258
• Tax est. 1.5%: −$300 /mo · $3,598/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-5

Break-even live

Break-even rent $2,099

Max offer price $239,196

Occupancy floor 95%

Sensitivity live

Price	-10% $161	-5% $78	+0% $-5	+5% $-88	+10% $-171
Rent	-10% $-170	-5% $-88	+0% $-5	+5% $78	+10% $160
Rate	-1.0pp $116	-0.5pp $56	base $-5	+0.5pp $-67	+1.0pp $-130

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 S Keech St Daytona Beach, FL	3.0	2.0	1641	$2,250	$1.37	25d	1	0.39mi
422 N Lincoln St Daytona Beach, FL	3.0	2.0	1354	$2,150	$1.59	25d	1	0.53mi
550 Ruth St Daytona Beach, FL	3.0	2.0	1114	$1,995	$1.79	13d	1	0.60mi
519 Colfax Dr Daytona Beach, FL	3.0	1.5	1288	$1,700	$1.32	25d	1	0.73mi
110 Ponce De Leon Blvd Unit BDRM1 Daytona Beach, FL	5.0	2.0	1750	$800	$0.46	25d	1	0.79mi
110 Ponce De Leon Blvd Unit BDRM5 Daytona Beach, FL	3.0	1.0	1779	$750	$0.42	25d	1	0.79mi
326 Hobart Ave Daytona Beach, FL	3.0	1.0	979	$2,150	$2.20	25d	1	0.92mi
736 White St Daytona Beach, FL	3.0	2.0	1092	$1,799	$1.65	25d	1	1.08mi
209 Taylor Ave Unit 2 Daytona Beach, FL	3.0	1.0	970	$2,490	$2.57	25d	1	1.14mi
595 Brentwood Dr Daytona Beach, FL	3.0	2.0	1869	$2,100	$1.12	16d	1	1.22mi
218 Center St Daytona Beach, FL	3.0	2.0	1234	$2,190	$1.77	23d	1	1.26mi
802 Lewis Dr Daytona Beach, FL	3.0	1.0	1223	$1,700	$1.39	25d	1	1.30mi
808 Valencia Ave Daytona Beach, FL	3.0	2.0	1222	$2,200	$1.80	25d	1	1.35mi
138 Kingston Ave Daytona Beach, FL	3.0	2.0	996	$1,900	$1.91	25d	1	1.42mi
920 Lockhart St Daytona Beach, FL	4.0	2.0	1248	$2,250	$1.80	16d	1	1.45mi
922 Lewis Dr Daytona Beach, FL	3.0	1.0	1034	$1,750	$1.69	25d	1	1.49mi

Listing history 24 events

1. 2026-06-22
   days on market $239,900 Active 25 DOM
2. 2026-06-18
   days on market $239,900 Active 22 DOM
3. 2026-06-17
   days on market $239,900 Active 21 DOM
4. 2026-06-16
   days on market $239,900 Active 20 DOM
5. 2026-06-15
   price $239,900 Active 19 DOM
6. 2026-06-15
   days on market $249,999 Active 19 DOM
7. 2026-06-14
   days on market $249,999 Active 17 DOM
8. 2026-06-10
   days on market $249,999 Active 14 DOM
9. 2026-06-09
   pricedays on market $249,999 Active 13 DOM
10. 2026-06-08
    days on market $260,000 Active 12 DOM
11. 2026-06-07
    days on market $260,000 Active 11 DOM
12. 2026-06-05
    days on market $260,000 Active 8 DOM
13. 2026-06-03
    days on market $260,000 Active 7 DOM
14. 2026-06-02
    days on market $260,000 Active 6 DOM
15. 2026-06-01
    days on market $260,000 Active 5 DOM
16. 2026-05-31
    days on market $260,000 Active 4 DOM
17. 2026-05-31
    days on market $260,000 Active 3 DOM
18. 2026-05-27
    listed $260,000 Active 944-char remark

    Show marketing remark (944 chars)

    Located in the heart of Daytona Beach, this completely renovated 4 bedroom, 2 bath home is move-in ready and packed with upgrades! From the moment you arrive, you'll appreciate the fresh exterior paint, brand-new roof with a 5-year warranty, and the modern updates throughout. Inside, enjoy new flooring, fresh interior paint, and a beautifully refreshed feel from top to bottom. The spacious kitchen features all-new stainless steel appliances, perfect for everyday living and entertaining alike. Additional upgrades include a new hot water tank for added peace of mind. Step outside to a huge fully fenced backyard which is ideal for kids, pets, gatherings, or simply relaxing in your own private space. Conveniently located close to shopping, restaurants, and entertainment, with just a short drive over the bridge to the world-famous Daytona Beach. This beautifully updated home offers the perfect blend of comfort, style, and location!

19. 2026-05-27
    listed $260,000 Active

    Show marketing remark (944 chars)

    Located in the heart of Daytona Beach, this completely renovated 4 bedroom, 2 bath home is move-in ready and packed with upgrades! From the moment you arrive, you'll appreciate the fresh exterior paint, brand-new roof with a 5-year warranty, and the modern updates throughout. Inside, enjoy new flooring, fresh interior paint, and a beautifully refreshed feel from top to bottom. The spacious kitchen features all-new stainless steel appliances, perfect for everyday living and entertaining alike. Additional upgrades include a new hot water tank for added peace of mind. Step outside to a huge fully fenced backyard which is ideal for kids, pets, gatherings, or simply relaxing in your own private space. Conveniently located close to shopping, restaurants, and entertainment, with just a short drive over the bridge to the world-famous Daytona Beach. This beautifully updated home offers the perfect blend of comfort, style, and location!

20. 2026-02-17
    soldstatus $95,000
21. 2026-01-28
    status Active
22. 2026-01-24
    status Pending
23. 2026-01-24
    historical
24. 2026-01-18
    listed $80,000 Active

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 26% 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,109
• − Mortgage interest: −$13,438
• − Property taxes: −$3,598
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,009
• − Management: −$2,009
• − Depreciation: −$6,979
• Taxable loss: −$4,123
• Est. tax savings @ 24.0%: +$990
• After-tax cash flow: $931/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

+225.0% since first listed

7 events — show timeline

• 2026-05-27 Listed $260,000 Daytona MLS
• 2026-05-27 Listed $260,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-17 Sold (Public Records) $95,000 Public Records
• 2026-01-28 Relisted — Daytona MLS
• 2026-01-24 Pending — Daytona MLS
• 2026-01-24 Listing Removed — Daytona MLS
• 2026-01-18 Listed $80,000 Daytona MLS

Property tax history

+3.0%/yr

Latest (2025): $105 · +6.8% YoY. Source: county tax records.