2114 Kumquat Dr · Edgewater, FL 32141

$235,000

3 bd · 2.0 ba · 2,251 sqft · SingleFamily public records · 29 Days on market

Built 1983 10,000 sqft lot

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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 +20.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +6.2/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looks can be deceiving! This 3 bed/2 bath Florida Shores gem has more space than you may think! A massive entry way makes for useable space, large family room, living room with wood burning fireplace, and an eat-in kitchen tied together by the open floor plan offers spacious, comfortable living. Master and 2 guest rooms are handsomely sized also. 2 car garage with automatic openers, and has the space for tinkering, or work/craft bench. Backyard is fenced, and is big enough to be customized with a deck, hot tub, or small pool. This one has room for you to grow! Come take a look!

Key facts

• Eat in area
• Large foyer
• Family room

Tags

• LARGE FOYER
• FORMAL LIVING ROOM
• FAMILY ROOM
• WOOD BURNING FIREPLACE
• EAT IN AREA
• INSIDE LAUNDRY ROOM

Property features AI

Finance

• Other: Zoning: 07R-2B; Public road (asphalt), maintained by public authority
• HOA & community: No HOA/association indicated; Development: Florida Shores; Pets permitted: cats and dogs allowed

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer; Cable connected; Phone available; Sewer connected
• Home design: Single-family residence; One story; Faces east
• Construction: Frame construction with wood siding; Shingle roof; Slab foundation; Built on a 0.23-acre lot (approx. 0 to less than 1/4 acre)
• Exterior features: Private mailbox; Rain gutters; Exterior storage

Interior

• Kitchen: Cooktop; Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Concrete
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Vaulted ceilings; Family room and separate formal living room; Wood-burning fireplace in family room
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Recommended offer: $231k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#329 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D-, 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: Edgewater Public School (math 67% / reading 52%, grade B-, #690 of 2,144 statewide, top 34%, 504 students, 64% FRL); New Smyrna Beach High School (math 34% / reading 52%, grade F, #255 of 667 statewide, top 39%, 1,810 students, 41% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: 304 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• At $2,643/mo this rent would consume 50% of the median local household income ($64k/yr) (locally 161% 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 29 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 17y ago; this cycle's ask has dropped $70k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $122k; list at $235k implies a 92% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $231,475 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.12% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.64%
• DSCR: 1.25
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -7.5%
• Equity multiple: 0.72×
• Total profit: $-18,251
• Equity at exit: $35,039

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $10,016
• Equity at exit: $20,319

Cash invested: $65,800 (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 32141

• Home prices YoY: -19.2%
• Active inventory: 304
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,643 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$449 /mo · $5,385/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $309

Break-even live

Break-even rent $2,252

Max offer price $235,000

Occupancy floor 83%

Sensitivity live

Price	-10% $442	-5% $376	+0% $309	+5% $243	+10% $176
Rent	-10% $100	-5% $205	+0% $309	+5% $414	+10% $518
Rate	-1.0pp $428	-0.5pp $369	base $309	+0.5pp $248	+1.0pp $186

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2027 Guava Dr Unit 2029 Edgewater, FL	4.0	2.0	1760	$1,995	$1.13	24d	1	0.26mi
2522 Evergreen Dr Edgewater, FL	3.0	3.0	2280	$2,200	$0.96	24d	1	0.66mi
2725 Silver Canoe Dr Edgewater, FL	3.0	2.5	1840	$2,200	$1.20	24d	1	0.97mi
2437 Swordfish Ln Edgewater, FL	3.0	3.0	2444	$4,000	$1.64	24d	1	1.13mi
1405 S Riverside Dr Edgewater, FL	3.0	2.5	2100	$4,500	$2.14	24d	1	1.23mi
3119 Mango Tree Dr Edgewater, FL	3.0	2.0	1714	$2,345	$1.37	22d	1	1.49mi

Listing history 24 events

1. 2026-06-07
   statusdays on market $235,000 Pending 29 DOM
2. 2026-06-05
   pricestatusdays on market $235,000 Active 27 DOM
3. 2026-05-19
   price $270,000
4. 2026-05-19
   status Active
5. 2026-05-06
   status Pending
6. 2026-05-03
   price $285,000
7. 2026-04-18
   listed $305,000 Active
8. 2014-04-25
   soldstatus $122,500
9. 2014-04-18
   soldstatus $122,500 584-char remark

   Show marketing remark (598 chars)

   Looks can be deceiving! This 3 bed/2 bath Florida Shores gem has more space than you may think! A massive entry way makes for useable space, large family room, living room with wood burning fireplace, and an eat-in kitchen tied together by the open floor plan offers spacious, comfortable living. Master and 2 guest rooms are handsomely sized also. 2 car garage with automatic openers, and has the space for tinkering, or work/craft bench. Backyard is fenced, and is big enough to be customized with a deck, hot tub, or small pool. This one has room for you to grow! Come take a look! ; Water: City

10. 2014-04-18
    soldstatus $122,500 598-char remark

    Show marketing remark (598 chars)

    Looks can be deceiving! This 3 bed/2 bath Florida Shores gem has more space than you may think! A massive entry way makes for useable space, large family room, living room with wood burning fireplace, and an eat-in kitchen tied together by the open floor plan offers spacious, comfortable living. Master and 2 guest rooms are handsomely sized also. 2 car garage with automatic openers, and has the space for tinkering, or work/craft bench. Backyard is fenced, and is big enough to be customized with a deck, hot tub, or small pool. This one has room for you to grow! Come take a look! ; Water: City

11. 2014-02-11
    listed $129,900 584-char remark

    Show marketing remark (598 chars)

    Looks can be deceiving! This 3 bed/2 bath Florida Shores gem has more space than you may think! A massive entry way makes for useable space, large family room, living room with wood burning fireplace, and an eat-in kitchen tied together by the open floor plan offers spacious, comfortable living. Master and 2 guest rooms are handsomely sized also. 2 car garage with automatic openers, and has the space for tinkering, or work/craft bench. Backyard is fenced, and is big enough to be customized with a deck, hot tub, or small pool. This one has room for you to grow! Come take a look! ; Water: City

12. 2014-02-11
    listed $129,900 598-char remark

    Show marketing remark (598 chars)

    Looks can be deceiving! This 3 bed/2 bath Florida Shores gem has more space than you may think! A massive entry way makes for useable space, large family room, living room with wood burning fireplace, and an eat-in kitchen tied together by the open floor plan offers spacious, comfortable living. Master and 2 guest rooms are handsomely sized also. 2 car garage with automatic openers, and has the space for tinkering, or work/craft bench. Backyard is fenced, and is big enough to be customized with a deck, hot tub, or small pool. This one has room for you to grow! Come take a look! ; Water: City

13. 2013-05-24
    historical
14. 2013-05-24
    historical
15. 2013-03-28
    listed $116,500
16. 2013-03-28
    listed
17. 2010-04-09
    soldstatus $75,000
18. 2010-04-09
    soldstatus $75,000
19. 2010-04-09
    soldstatus $75,000
20. 2010-03-22
    historical
21. 2009-08-28
    listed $79,900
22. 2009-08-28
    listed $79,900
23. 2009-08-28
    listed $79,900
24. 1984-02-01
    soldstatus $64,400

ⓘ 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: $5,385 · $449/mo
• Projected year-2 tax: $5,385 · $449/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 4/10 Moderate FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 22 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: $31,721
• − Mortgage interest: −$13,164
• − Property taxes: −$5,385
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,538
• − Management: −$2,538
• − Depreciation: −$6,836
• Taxable income: $85
• Est. tax owed @ 24.0%: −$20
• After-tax cash flow: $3,690/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 — Edgewater

• Score: 72/100
• State rank: #329
• US rank: #5753

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edgewater, FL
• County: Volusia County · 556,871 people
• City population: 18,726
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• Population (ZIP): 18,726
• Household income: $63,936
• Rent vs Own: 6.2% rent · 93.8% own
• Severe rent burden: 161.0

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 4% Two or more races 3% Black 2%
• Common ancestry: Romanian 6% Lithuanian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 2% 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: ▼ -80.12%
• Current HPI: 337.8301
• Rent YoY: —
• 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

+319.3% since first listed

22 events — show timeline

• 2026-05-19 Price Changed $270,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-03 Price Changed $285,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-18 Listed $305,000 Stellar MLS as Distributed by MLS Grid
• 2014-04-25 Sold (Public Records) $122,500 Public Records
• 2014-04-18 Sold (MLS) $122,500 Stellar MLS as Distributed by MLS Grid
• 2014-04-18 Sold (MLS) $122,500 NSBMLS
• 2014-02-11 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2014-02-11 Listed $129,900 NSBMLS
• 2013-05-24 Delisted — NSBMLS
• 2013-05-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2013-03-28 Listed — NSBMLS
• 2013-03-28 Listed $116,500 Stellar MLS as Distributed by MLS Grid
• 2010-04-09 Sold (MLS) $75,000 Daytona MLS
• 2010-04-09 Sold (MLS) $75,000 Stellar MLS as Distributed by MLS Grid
• 2010-04-09 Sold (MLS) $75,000 NSBMLS
• 2010-03-22 Delisted — NSBMLS
• 2009-08-28 Listed $79,900 Daytona MLS
• 2009-08-28 Listed $79,900 Stellar MLS as Distributed by MLS Grid
• 2009-08-28 Listed $79,900 NSBMLS
• 1984-02-01 Sold (Public Records) $64,400 Public Records

Property tax history

+8.3%/yr

Latest (2025): $5,385 · +5.1% YoY. Source: county tax records.