1300 Hand Ave Unit 12F · Ormond Beach, FL 32174

$64,900

3 bd · 2.0 ba · 990 sqft · Manufactured · 200 Days on market

Manufactured home Built 2026 Good condition $66/sqft · 46% below area Est $120k · 46% under

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Rent growth +2.9/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -6.6

Listing remarks

This 3-bedroom, 2-bath manufactured home at Lot F12 blends comfort and style with an open layout, spacious kitchen, stainless steel appliances, and beautiful interior finishes. The master bath features a large walk-in shower and dual sinks, while energy-efficient upgrades add long-term value. Located in the welcoming Pinewood community, just minutes from Ormond Beach.

Key facts

• Dual sinks
• Spacious kitchen
• Large walk-in shower

Tags

• SPACIOUS KITCHEN
• STAINLESS STEEL APPLIANCES
• LARGE WALK-IN SHOWER
• DUAL SINKS
• ENERGY-EFFICIENT UPGRADES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $643 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.2% vs local median 3.9% in Ormond Beach — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 83/100 on livability (#55 in FL, #965 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, housing A+, health & safety A+; Watch: commute F.
• 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: Westside Elementary School (math 29% / reading 26%, grade F, #1,962 of 2,144 statewide, top 92%, 636 students, 83% 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) — zoned schools average 66% FRL vs 51% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 1687 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 52d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 200 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

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 $57,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 200 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.13% ✓
• Cap rate: 18.19%
• Cash-on-cash: 42.49%
• DSCR: 2.89
• GRM: 3.9

CMA / ARV

• ARV (median comp): $120,000
• List price: $64,900
• Delta: -45.92%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1591 Revere Ln	1.39mi	2/2.0 (-1)	1,002 (+1%)	1mo	$165,000	$165	58
1584 Valencia Ave	1.23mi	3/1.0	924 (-7%)	1mo	$234,000	$253	49
1591 Revere Ln	1.39mi	2/2.0 (-1)	920 (-7%)	1mo	$165,000	$179	48
1359 Wright St	1.39mi	3/2.0	1,100 (+11%)	1mo	$245,000	$223	45
1524 Franklin Cir	1.44mi	2/1.0 (-1)	1,067 (+8%)	1mo	$155,000	$145	42
7 Greenfern Cir	0.59mi	4/2.0 (+1)	1,200 (+21%)	1mo	$290,000	$242	42
365 Hand Ave	1.35mi	3/2.0	1,200 (+21%)	1mo	$215,000	$179	39
6 Spiveys Ct	1.34mi	3/2.0	1,185 (+20%)	1mo	$320,000	$270	39
1528 Valencia Ave	1.38mi	3/2.0	1,188 (+20%)	2mo	$245,000	$206	39
1580 Revere Ln	1.44mi	2/2.0 (-1)	856 (-14%)	0mo	$146,000	$171	37
108 Camino Cir	0.75mi	2/2.0 (-1)	1,199 (+21%)	0mo	$249,000	$208	35
16 Misners Trl	1.40mi	2/2.0 (-1)	1,206 (+22%)	1mo	$279,000	$231	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 · 1.64% rent growth · sell at horizon

5-year hold

• IRR: 37.7%
• Equity multiple: 2.57×
• Total profit: $28,616
• Equity at exit: $9,677

10-year hold

• IRR: 43.5%
• Equity multiple: 4.87×
• Total profit: $70,319
• Equity at exit: $5,611

Cash invested: $18,172 (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 →

Active competition Active MLS

• For sale now: 39 active · 1 under contract
• Median asking: $49,900 ($60/sqft)
• Median days on market: 5 d
• This list price: 54% of active listings are priced below it
• ARV vs active asking: +102.1% above current asking $/sqft

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

ZIP-level market 32174

• Rents YoY: 1.6%
• Active inventory: 1687
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,382 high
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $643

Break-even live

Break-even rent $568

Max offer price $64,900

Occupancy floor 48%

Sensitivity live

Price	-10% $688	-5% $666	+0% $643	+5% $621	+10% $599
Rent	-10% $534	-5% $589	+0% $643	+5% $698	+10% $753
Rate	-1.0pp $676	-0.5pp $660	base $643	+0.5pp $627	+1.0pp $609

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: $16,225
• Closing costs: $1,947
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
472 Bryant St Ormond Beach, FL	3.0	2.0	1010	$1,750	$1.73	123d	1	0.43mi
1826 Carolina Ave Ormond Beach, FL	3.0	1.5	1068	$1,861	$1.74	38d	1	0.55mi
1215 Alabama Ave Daytona Beach, FL	2.0	1.5	1070	$1,450	$1.36	10d	1	0.96mi
1215 Alabama Ave Apt A Daytona Beach, FL	2.0	1.5	1070	$1,500	$1.40	51d	1	0.96mi
1707 Evergreen St Ormond Beach, FL	2.0	1.0	868	$1,750	$2.02	36d	1	0.99mi
1701 Tallahassee Dr Daytona Beach, FL	3.0	2.0	912	$1,997	$2.19	11d	1	1.02mi
1701 Tallahassee Dr Daytona Beach, FL	3.0	2.0	912	$1,997	$2.19	10d	1	1.02mi
1615 Derbyshire Rd Daytona Beach, FL	3.0	1.5	1000	$1,950	$1.95	155d	1	1.10mi
1088 W Granada Blvd Ormond Beach, FL	1.0–2.0	1.0–2.0	950	$1,525	$1.61	2d	6	1.18mi
1681 Spring Garden Ct Holly Hill, FL	2.0	2.0	1008	$1,600	$1.59	107d	1	1.22mi
410 Sauls St Ormond Beach, FL	3.0	1.0	990	$1,500	$1.52	164d	1	1.30mi
340 Tropical Ln Ormond Beach, FL	2.0	1.0	945	$1,695	$1.79	107d	1	1.33mi
907 Royal Oak Ct Holly Hill, FL	2.0	1.0	986	$1,650	$1.67	13d	1	1.38mi
907 Royal Oak Ct Holly Hill, FL	2.0	1.0	986	$1,650	$1.67	10d	1	1.38mi
1559 Hammock Dr Unit B Holly Hill, FL	2.0	1.5	1100	$1,295	$1.18	107d	1	1.46mi
125 S Orchard St Unit 207 Ormond Beach, FL	2.0	1.0	810	$1,240	$1.53	133d	1	1.46mi
125 S Orchard St Unit 210 Ormond Beach, FL	2.0	1.0	819	$1,240	$1.51	10d	1	1.46mi
1571 Hancock Ln Holly Hill, FL	2.0	1.0	921	$1,350	$1.47	107d	1	1.48mi
1563 Hancock Ln Daytona Beach, FL	2.0	2.0	912	$1,475	$1.62	152d	1	1.49mi
1563 Hancock Ln Holly Hill, FL	2.0	2.0	912	$1,350	$1.48	10d	1	1.49mi
450 Tomoka Ave Apt 212 Ormond Beach, FL	2.0	1.0	1100	$1,475	$1.34	133d	1	1.50mi
765 W Granada Blvd Ormond Beach, FL	1.0–3.0	1.0–2.0	1022	$1,341	$1.31	10d	1	1.50mi

Property features AI

Finance

• Other: Living area approximately 990
• Financial info: Listed as new construction (Spec), Plan 1663AList price $64,900

Exterior

• Parking: 1 parking space
• Utilities: Electric serviceForced-air heating
• Home design: Condominium/unit (Unit 12F)
• Exterior features: Shake roof

Interior

• Kitchen: DishwasherRefrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heating
• Interior features: DishwasherRefrigerator

Listing history 50 events

1. 2026-10-31
   days on market $64,900 Active 200 DOM
2. 2026-10-30
   days on market $64,900 Active 199 DOM
3. 2026-10-29
   days on market $64,900 Active 198 DOM
4. 2026-10-28
   days on market $64,900 Active 197 DOM
5. 2026-10-27
   days on market $64,900 Active 196 DOM
6. 2026-10-26
   days on market $64,900 Active 195 DOM
7. 2026-10-26
   days on market $64,900 Active 194 DOM
8. 2026-10-24
   days on market $64,900 Active 193 DOM
9. 2026-10-23
   days on market $64,900 Active 192 DOM
10. 2026-10-22
    days on market $64,900 Active 191 DOM
11. 2026-10-21
    days on market $64,900 Active 190 DOM
12. 2026-10-20
    days on market $64,900 Active 189 DOM
13. 2026-10-19
    days on market $64,900 Active 188 DOM
14. 2026-10-18
    days on market $64,900 Active 187 DOM
15. 2026-10-17
    days on market $64,900 Active 186 DOM
16. 2026-10-16
    days on market $64,900 Active 185 DOM
17. 2026-10-15
    days on market $64,900 Active 184 DOM
18. 2026-10-14
    days on market $64,900 Active 183 DOM
19. 2026-10-13
    days on market $64,900 Active 182 DOM
20. 2026-10-12
    days on market $64,900 Active 181 DOM
21. 2026-10-11
    days on market $64,900 Active 180 DOM
22. 2026-10-10
    days on market $64,900 Active 179 DOM
23. 2026-10-09
    days on market $64,900 Active 178 DOM
24. 2026-10-08
    days on market $64,900 Active 177 DOM
25. 2026-10-07
    days on market $64,900 Active 176 DOM
26. 2026-10-06
    days on market $64,900 Active 175 DOM
27. 2026-10-05
    days on market $64,900 Active 174 DOM
28. 2026-10-05
    days on market $64,900 Active 173 DOM
29. 2026-10-04
    days on market $64,900 Active 172 DOM
30. 2026-10-02
    days on market $64,900 Active 171 DOM
31. 2026-10-01
    days on market $64,900 Active 170 DOM
32. 2026-09-30
    days on market $64,900 Active 169 DOM
33. 2026-09-29
    days on market $64,900 Active 168 DOM
34. 2026-09-28
    days on market $64,900 Active 167 DOM
35. 2026-09-27
    days on market $64,900 Active 166 DOM
36. 2026-09-25
    days on market $64,900 Active 164 DOM
37. 2026-09-24
    days on market $64,900 Active 163 DOM
38. 2026-09-22
    days on market $64,900 Active 161 DOM
39. 2026-09-21
    days on market $64,900 Active 160 DOM
40. 2026-09-20
    days on market $64,900 Active 159 DOM
41. 2026-09-19
    days on market $64,900 Active 158 DOM
42. 2026-09-18
    days on market $64,900 Active 157 DOM
43. 2026-09-17
    days on market $64,900 Active 156 DOM
44. 2026-09-16
    days on market $64,900 Active 155 DOM
45. 2026-09-15
    days on market $64,900 Active 154 DOM
46. 2026-09-14
    days on market $64,900 Active 153 DOM
47. 2026-09-14
    days on market $64,900 Active 152 DOM
48. 2026-09-12
    days on market $64,900 Active 151 DOM
49. 2026-09-11
    days on market $64,900 Active 150 DOM
50. 2026-09-05
    days on market $64,900 Active 144 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,586
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$324
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$1,888
• Taxable income: $7,111
• Est. tax owed @ 24.0%: −$1,707
• After-tax cash flow: $6,014/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 · 6 photos

Good 80/100 Cosmetic rehab Est. rehab $4,950–$14,850 screening

This 3-bedroom, 2-bath manufactured home is in good condition with minimal repairs needed. It offers a good return on investment with updates that can significantly increase its value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and adds value ↑
• Both Replace gutters — Prevents water damage and improves aesthetics ↑

ⓘ 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 37/100

Zoned Schools

Elementary Westside Elementary School F FL #1,962/2,144 Nat'l #28,299/41,679 Middle David C. Hinson Sr. Middle School C FL #246/571 Nat'l #3,367/14,009 High Mainland High School F FL #400/667 Nat'l #10,191/17,239

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 — Ormond Beach

• Score: 83/100
• State rank: #55
• US rank: #965

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Volusia County · 572,749 people
• City population: 69,624
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• Population (ZIP): 54,783
• Household income: $71,011
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 19% of renters

---

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 (82%)
• Race & ethnicity: White 82% Black 6% Hispanic / Latino 5% Two or more races 5% Asian 3%
• Hispanic origin (detail): Puerto Rican 2%
• Languages at home: 91% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 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: ▼ -327.97%
• Current HPI: 271.92
• Rent YoY: ▲ 1.64%
• 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

Property features AI

Finance

• Other: Living area approximately 990
• Financial info: Listed as new construction (Spec), Plan 1663AList price $64,900

Exterior

• Parking: 1 parking space
• Utilities: Electric serviceForced-air heating
• Home design: Condominium/unit (Unit 12F)
• Exterior features: Shake roof

Interior

• Kitchen: DishwasherRefrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heating
• Interior features: DishwasherRefrigerator