18 Summer Trees Rd · Port Orange, FL 32128

$159,800

2 bd · 2.5 ba · 972 sqft · SingleFamily public records · 64 Days on market

Built 1979 1,672 sqft lot $135/mo HOA · 7% of rent

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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 +18.6/30.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• DSCR +5.8/10.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to easy Florida living in the highly desirable Summer Trees 55+ community in Port Orange. This well-maintained home offers a peaceful, tree-lined setting with mature landscaping, shaded walkways, and a quiet neighborhood feel that's hard to find. Step inside to a spacious and inviting layout featuring a large living room filled with natural light from oversized windows. The open flow into the dining area makes it ideal for both everyday living and entertaining. The kitchen is clean and functional with ample cabinet space and a convenient pass-through window to the dining area. The home features comfortable bedrooms with generous space and natural light, including a primary suite with its own private bath. A second bedroom provides flexibility for guests, hobbies, or a home office. Both bathrooms maintain a classic charm and are well cared for. You'll also appreciate the interior laundry area, plenty of storage, and a layout that feels larger than expected. Outside, enjoy a quiet setting with nearby walking paths and a welcoming neighborhood atmosphere. Community Features Located in a sought-after 55+ community Access to a community pool Peaceful, low-maintenance lifestyle Beautiful tree canopy throughout the neighborhood Location Highlights Close to shopping, dining, and medical facilities Easy access to I-95 and Daytona Beach Minutes from parks, golf courses, and the river This home is priced to sell and offers a fantastic opportunity to move into one of Port Orange's most established and desirable active adult communities. If you're looking for comfort, convenience, and a relaxed Florida lifestyle, this one is worth a closer look.

Key facts

• Natural light
• Large living room
• Shaded walkways

Tags

• MATURE LANDSCAPING
• SHADED WALKWAYS
• SPACIOUS LAYOUT
• LARGE LIVING ROOM
• NATURAL LIGHT
• OVERSIZED WINDOWS

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#131 in FL, #1,957 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, cost of living A; Watch: amenities D+, commute 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.
• Market conditions: Rents soft (-2.3%/yr); 272 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).

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 64 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 25y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $42k; list at $160k implies a 282% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,212 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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.
8. 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.
9. 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: 1.14% ✓
• Cap rate: 7.46%
• Cash-on-cash: 4.16%
• DSCR: 1.18
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -13.6%
• Equity multiple: 0.53×
• Total profit: $-21,213
• Equity at exit: $23,827

10-year hold

• IRR: -11.4%
• Equity multiple: 0.42×
• Total profit: $-25,790
• Equity at exit: $13,817

Cash invested: $44,744 (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 32128

• Home prices YoY: -30.9%
• Rents YoY: -2.3%
• Active inventory: 272
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,817 high
• Mortgage (P&I): −$838
• Tax from tax record: −$241 /mo · $2,891/yr
• Insurance: −$67
• HOA: −$135
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $155

Break-even live

Break-even rent $1,621

Max offer price $159,800

Occupancy floor 86%

Sensitivity live

Price	-10% $245	-5% $200	+0% $155	+5% $110	+10% $65
Rent	-10% $11	-5% $83	+0% $155	+5% $227	+10% $299
Rate	-1.0pp $235	-0.5pp $196	base $155	+0.5pp $114	+1.0pp $71

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: $39,950
• Closing costs: $4,794
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
143 Magnolia Loop Port Orange, FL	2.0	2.0	1048	$1,900	$1.81	24d	1	0.39mi
5410 S Williamson Blvd Port Orange, FL	3.0	1.0–2.0	994	$2,104	$2.12	12d	23	0.65mi
5400 S Williamson Blvd Port Orange, FL	1.0–3.0	1.0–2.0	1002	$1,702	$1.70	12d	20	0.83mi
1645 Dunlawton Ave Port Orange, FL	1.0–2.0	1.0–2.0	894	$1,593	$1.78	12d	26	1.21mi
3900 Yorktowne Blvd Port Orange, FL	1.0–3.0	1.0–2.0	1031	$1,606	$1.56	12d	19	1.21mi

HOA detail

• Monthly dues: $135 · $1,620/yr
• Likely covers: landscapingpool

Listing history 20 events

1. 2026-06-18
   days on market $159,800 Active 64 DOM
2. 2026-06-17
   days on market $159,800 Active 63 DOM
3. 2026-06-16
   days on market $159,800 Active 62 DOM
4. 2026-06-15
   days on market $159,800 Active 61 DOM
5. 2026-06-14
   days on market $159,800 Active 59 DOM
6. 2026-06-10
   days on market $159,800 Active 56 DOM
7. 2026-06-09
   days on market $159,800 Active 55 DOM
8. 2026-06-08
   days on market $159,800 Active 54 DOM
9. 2026-06-07
   days on market $159,800 Active 53 DOM
10. 2026-06-05
    days on market $159,800 Active 50 DOM
11. 2026-06-03
    days on market $159,800 Active 49 DOM
12. 2026-06-03
    days on market $159,800 Active 48 DOM
13. 2026-06-01
    days on market $159,800 Active 47 DOM
14. 2026-05-31
    days on market $159,800 Active 46 DOM
15. 2026-05-31
    days on market $159,800 Active 45 DOM
16. 2026-04-15
    listed $159,800 Active 1669-char remark

    Show marketing remark (1669 chars)

    Welcome to easy Florida living in the highly desirable Summer Trees 55+ community in Port Orange. This well-maintained home offers a peaceful, tree-lined setting with mature landscaping, shaded walkways, and a quiet neighborhood feel that's hard to find. Step inside to a spacious and inviting layout featuring a large living room filled with natural light from oversized windows. The open flow into the dining area makes it ideal for both everyday living and entertaining. The kitchen is clean and functional with ample cabinet space and a convenient pass-through window to the dining area. The home features comfortable bedrooms with generous space and natural light, including a primary suite with its own private bath. A second bedroom provides flexibility for guests, hobbies, or a home office. Both bathrooms maintain a classic charm and are well cared for. You'll also appreciate the interior laundry area, plenty of storage, and a layout that feels larger than expected. Outside, enjoy a quiet setting with nearby walking paths and a welcoming neighborhood atmosphere. Community Features Located in a sought-after 55+ community Access to a community pool Peaceful, low-maintenance lifestyle Beautiful tree canopy throughout the neighborhood Location Highlights Close to shopping, dining, and medical facilities Easy access to I-95 and Daytona Beach Minutes from parks, golf courses, and the river This home is priced to sell and offers a fantastic opportunity to move into one of Port Orange's most established and desirable active adult communities. If you're looking for comfort, convenience, and a relaxed Florida lifestyle, this one is worth a closer look.

17. 2001-09-07
    historical
18. 2001-05-31
    listed $55,900
19. 1996-04-16
    soldstatus $41,800
20. 1979-05-01
    soldstatus $33,300

ⓘ 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: $2,891 · $241/mo
• Projected year-2 tax: $2,891 · $241/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 · 19 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: $21,804
• − Mortgage interest: −$8,951
• − Property taxes: −$2,891
• − Insurance: −$799
• − Repairs & maintenance: −$1,744
• − Management: −$1,744
• − HOA: −$1,620
• − Depreciation: −$4,649
• Taxable loss: −$594
• Est. tax savings @ 24.0%: +$143
• After-tax cash flow: $2,002/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 — Port Orange

• Score: 80/100
• State rank: #131
• US rank: #1957

Category grades

Amenities D+ Commute D+ Cost of living A Crime B- Employment C Housing A+ Health & safety A+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Orange, FL
• County: Volusia County · 556,871 people
• City population: 75,051
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• Population (ZIP): 22,244
• Household income: $95,831
• Rent vs Own: 17.7% rent · 82.3% own
• Severe rent burden: 491.0

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 6% Black 3% Asian 3% Two or more races 3%
• Hispanic origin (detail): Puerto Rican 1% Dominican 1%
• Common ancestry: Romanian 4% Lithuanian 3% Italian 2%
• Foreign-born: 11% · Canada, China
• Languages at home: 89% English-only · Arabic 3% Spanish 2% French/Haitian/Cajun 2%

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: ▼ -117.79%
• Current HPI: 262.8348
• Rent YoY: ▼ -2.29%
• 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

+379.9% since first listed

5 events — show timeline

• 2026-04-15 Listed $159,800 Daytona MLS
• 2001-09-07 Listing Removed — Daytona MLS
• 2001-05-31 Listed $55,900 Daytona MLS
• 1996-04-16 Sold (Public Records) $41,800 Public Records
• 1979-05-01 Sold (Public Records) $33,300 Public Records

Property tax history

+7.6%/yr

Latest (2025): $2,891 · +6.6% YoY. Source: county tax records.