Daytona Block Ranch, 2,398 SF, 4/2, Corner Lot, Garage, No HOA

Built in 1951, this 2,398 sq. ft. concrete block ranch sits on an oversized 0.37 acre corner lot in central Daytona Beach. 4 bed / 2 bath with an attached single-car garage and wide concrete driveway. The interior is in gutted/trashed condition — every room requires full renovation. Original 1950s tile bathrooms (pink and green), damaged hardwood and destroyed carpet flooring throughout, wood paneling in living areas, and a trashed kitchen with debris in every room. The structure is solid red brick block with an intact shell. Roof was replaced in 2011 (shingle) and is approaching the end of its insurance-eligible life at ~15 years. Central HVAC is in place but condition is unknown. Electrical panel is a breaker panel (not fuses) but 1951 wiring throughout needs full inspection. No HOA. Flood Zone X.

House Assets:

• No HOA. Zero restrictions on renovation scope, long-term rentals, STR, or commercial vehicle parking.
• 0.37 Acre Corner Lot. More than double the size of nearby neighbors (~0.15 to 0.25 acres). Dual street access, extra parking, and room for an ADU, workshop, or pool addition.
• 2,398 SF Footprint. One of the largest single-family floor plans in the immediate area. 4/2 is the most in-demand rental and resale configuration in 32114.
• CBS Construction. Concrete block is the preferred build type in Florida for insurance and storm resistance. The shell is intact despite interior neglect.
• Attached Garage. Rare for 1950s builds in this pocket. Meaningful value-add for both resale and rental.
• Flood Zone X. Minimal flood risk. No mandatory flood insurance for most lenders.
• 2011 Roof. Shingle roof is ~15 years old. Not actively leaking but at the insurance “cliff” — most carriers will require replacement for a new policy.
• Central Location. Less than 2 miles to Daytona International Speedway, Bethune-Cookman University, and downtown. Near I-95 corridor. Rental demand driven by university, hospital, and tourism workforce.
• Price per SF at ask: $70.85/SF. Deep below the 32114 median of $145/SF. Even at full renovation cost, all-in basis is well under market.

Repairs Needed (Estimated):

• Debris Removal/Cleanout: Interior is trashed — debris in every room, personal property left behind. Full cleanout and haul required
• Roof: 2011 shingle is ~15 years old. While not leaking, most insurance carriers will require replacement for a new policy
• HVAC: Replace existing aged system with new 4-ton high-efficiency unit and ductwork repair
• Kitchen: Full gut. Demo existing white flat-panel cabs (trashed) and black appliances. Install shaker cabinets, granite/quartz counters, stainless appliance package, new sink, backsplash, fixtures
• Bathrooms (2): Both are original 1950s tile — one pink, one green. Full demo and rebuild both. New vanities, tiled showers, modern fixtures, toilets, flooring
• Flooring: Mix of destroyed hardwood, ruined carpet, and dated tile. Full tear-out and install LVP throughout (~2,398 SF)
• Walls/Drywall: Wood paneling in living and family rooms needs demo. Patch, hang, texture, and finish drywall throughout
• Interior Paint: Full interior walls, ceilings, and trim after drywall work
• Exterior Paint: Brick block exterior, soffits, trim, garage door
• Electrical: 1951 build. Breaker panel visible but wiring age is the concern. Budget for 200 amp panel upgrade and full or selective rewiring
• Plumbing: 1951 original. Check for cast iron drain lines and galvanized supply. Budget for selective repairs or partial repipe
• Doors (interior + exterior): Interior doors damaged/missing throughout. Replace all
• Fixtures, Fans, Hardware
• Landscaping: Massive corner lot requires heavy clearing, tree trimming, new sod/mulch
• Garage Cleanup/Repair

🟣 Comparable Sales

1. 1439 Shady Pl | 4/3 | 2,023 SF | $300,000 Closed Apr 2026 ($148/SF). Nearby 4-bedroom. Sold in updated condition but smaller lot. Confirms the $300K floor for 4-bed product in the zip.
2. 1095 6th St | 4/2 | 1,500 SF | $295,000 Closed Mar 2026 ($196/SF). Fully renovated. Much smaller footprint than subject. Indicates significant per-foot compression for a home 900 SF larger.
3. 1121 Magnolia Ave | 4/2 | 1,811 SF | $295,000 Closed Jun 2025 ($163/SF). Concrete block, newer roof (2020), brand new AC (2025). Good condition, not fully renovated. Best comp for bed/bath count and block construction. 0.8 mi from subject.
4. 912 Lora St | 4/2 | 1,550 SF | $280,000 Closed Feb 2026 ($181/SF). Renovated block (new flooring, paint, kitchen cabs/counters, doors). Multi-family (duplex) so adjust down for SFR comparison, but confirms $175 to $185/SF for renovated 4/2 product.
5. 539 S Keech St | 3/1.5 | 1,102 SF | $190,000 Closed Feb 2026 ($172/SF). Same street, built 1967. Much smaller. Confirms Keech St demand and street-level pricing baseline.
6. 813 Lewis Dr | 4/2 | 1,127 SF | $215,000 Closed Mar 2026 ($190/SF). Smaller renovated cottage. Establishes demand for 4-bed configurations in this zip even at modest square footage.
7. 748 White St | 3/2 | 1,875 SF | $250,000 Closed Jan 2024 ($133/SF). Nearby, similar era. Distressed or original condition. Establishes the unrenovated floor for larger homes.
8. 520 Colfax Dr | 3/2 | 1,400 SF | $200,000 Closed Oct 2024 ($143/SF). Block home. Updated kitchen and baths. No HOA. Supports $140 to $150/SF for partially updated block product.
9. 244 N Keech St | 3/2 | 1,373 SF | ~$193,000 (Est. Value). Immediate neighbor. Smaller and unrenovated. 250 N Keech’s size makes it the anchor property on the block.
10. 236 N Keech St | 5/4 | 3,200 SF | ~$325,000 (Est. Value). Larger multi-unit/large format home nearby. Supports the $300K+ ceiling for high-square-footage assets on this street.

🟡 ARV & Rental Analysis

Renovated 4-bedroom homes in 32114 are trading between $148 and $196/SF depending on the level of finish and size. Given the subject’s 2,398 SF, the per-foot price will naturally compress — larger homes always trade at lower per-SF rates in this zip. The best direct comp is 1121 Magnolia at $163/SF (4/2, 1,811 SF, block, good condition). 1439 Shady Pl at $148/SF (4/3, 2,023 SF, updated) is the closest size match and anchors the realistic range for updated large-format product. A full renovation targeting the owner-occupant market should command $140 to $160/SF. The 32114 market has softened 7 to 8% YOY — factor that into hold timeline and exit pricing.

Estimated ARV (Full Renovation): $335,000 to $375,000 +/-

Conservative Underwriting ARV: $350,000 +/-

Rental Comps (32114, 4 Bed):

• 641 Fremont Ave | 4/2 | 2,873 SF | $2,500/mo | Renovated, large format
• 633 White St | 4/2 | 1,047 SF | $2,250/mo | Recent listing
• 735 Fairmount Rd | 4/3 | 2,021 SF | $2,498/mo | Similar SF

Projected Rent (Annual, Renovated): $2,300 to $2,600/mo +/-