44 Springwood Sq · Port Orange, FL 32129

$119,900

2 bd · 1.5 ba · 1,242 sqft · SingleFamily public records · 193 Days on market

Built 1981 2,495 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LAND VALUE!!! 41, 42, 43, and 44 Springwood Square! Builder's Special: Prime Four-Unit - QUAD - Townhome Investment at Springwood Square! These properties require a complete TEARDOWN and rebuild. Discover an exceptional opportunity for builders and investors in the heart of Port Orange. This package includes four contiguous townhome parcels at 41, 42, 43, and 44 Springwood Square. These units all must be brought up to code and must be rebuilt and elevated above the flood plain. Each unit is approximately 1,242 square feet with a combined total of 4,968 square feet (4 units). Originally built in 1981, each two-story unit has 2 bedrooms, 1.5 bathrooms, and 1,242 square feet of interior space, complete with private patios, decks, and potential for open floor plans--perfect for transformation into modern rentals. These properties require a complete TEARDOWN and rebuild to unlock their full potential. Imagine gutting and redesigning to feature updated kitchens with granite counters, stainless appliances, luxury vinyl flooring, energy-efficient systems, and stylish finishes that appeal to today's tenants or buyers. The neighborhood's picturesque tree-lined streets, family-friendly vibe, and no HOA restrictions make it ideal for long-term holds or quick resales. Conveniently located near top-rated schools, parks, shopping, and just minutes from Daytona Beach's sandy shores and vibrant amenities, this spot promises strong rental demand and appreciation in a growing area. Whether you're an experienced renovator aiming to create high-yield multi-family income or a developer seeking a value-add project, this single-family four-plex is your canvas for profit. This property will not be financeable. Cash offers only.

Key facts

• Stainless appliances
• Private patios
• Updated kitchens

Tags

• PRIVATE PATIOS
• UPDATED KITCHENS
• GRANITE COUNTERS
• STAINLESS APPLIANCES
• LUXURY VINYL FLOORING
• ENERGY EFFICIENT SYSTEMS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $120k.

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 $120k).
• Recommended offer: $106k (12.0% 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 (-2.7%/yr); 247 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $829 of loan paydown is wiped out by about $4k 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 193 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $55k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $120k implies a 1099% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 193 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.39% ✓
• Cap rate: 12.11%
• Cash-on-cash: 20.79%
• DSCR: 1.92
• GRM: 6.0

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: -12.2%
• Equity multiple: 0.58×
• Total profit: $-14,220
• Equity at exit: $17,877

10-year hold

• IRR: -10.6%
• Equity multiple: 0.47×
• Total profit: $-17,652
• Equity at exit: $10,367

Cash invested: $33,572 (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 32129

• Rents YoY: -2.7%
• Active inventory: 247
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,671 high
• Mortgage (P&I): −$629
• Tax from tax record: −$60 /mo · $720/yr
• Insurance: −$50
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $155

Break-even live

Break-even rent $1,475

Max offer price $119,900

Occupancy floor 86%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Moonstone Ct Port Orange, FL	2.0	2.0	1400	$1,950	$1.39	21d	1	0.07mi
86 Springwood Sq Unit 86 Port Orange, FL	2.0	1.5	1249	$1,450	$1.16	21d	1	0.08mi
21 Springwood Sq Unit 23 Port Orange, FL	2.0	1.5	1249	$1,500	$1.20	23d	1	0.11mi
190 Moonstone Ct Port Orange, FL	2.0	2.0	1400	$1,650	$1.18	21d	1	0.12mi
3656 Jackson St Unit 1A Port Orange, FL	2.0	1.5	1164	$1,550	$1.33	23d	1	0.20mi
1206 Deer Springs Rd Port Orange, FL	2.0	2.0	1064	$1,625	$1.53	14d	1	0.27mi
980 Canal View Blvd Port Orange, FL	2.0	1.5	1024	$1,448	$1.41	23d	2	0.35mi
3554 Irish Ln Port Orange, FL	2.0	2.0	1470	$2,000	$1.36	23d	1	0.40mi
1032 W Samms Ave Port Orange, FL	2.0	2.0	1176	$1,650	$1.40	14d	1	0.45mi
1111 Squirrel Nest Ln Port Orange, FL	2.0	2.0	1169	$1,900	$1.63	14d	1	0.51mi
61 Brandy Hills Dr Port Orange, FL	3.0	2.0	1192	$1,895	$1.59	23d	1	0.61mi
488 Autumn Trl Port Orange, FL	3.0	2.0	1393	$1,499	$1.08	23d	1	0.94mi
4211 New Haven Ct Port Orange, FL	2.0	2.0	902	$2,000	$2.22	23d	1	0.95mi
1154 Ashland Ct Port Orange, FL	3.0	2.0	1118	$1,795	$1.61	14d	1	1.10mi
1270 Reed Canal Rd Port Orange, FL	1.0–3.0	1.0–2.0	1001	$1,746	$1.74	11d	29	1.14mi
1010 N Swallow Tail Dr Port Orange, FL	1.0–2.0	1.0–2.0	893	$1,574	$1.76	11d	16	1.19mi
958 Village Trl Port Orange, FL	1.0–2.0	1.0–2.0	775	$1,455	$1.88	11d	12	1.23mi
3835 Clyde Morris Blvd Port Orange, FL	1.0–3.0	1.0–2.0	1013	$2,012	$1.99	11d	17	1.26mi
940 Village Trl Unit 4-306 Port Orange, FL	2.0	2.0	1006	$2,000	$1.99	14d	1	1.29mi
4514 Alder Dr Port Orange, FL	3.0	2.0	1365	$2,100	$1.54	11d	1	1.30mi
1401 Reed Canal Rd Port Orange, FL	1.0–3.0	1.0–2.0	1045	$1,856	$1.78	14d	25	1.34mi
1200 Floral Springs Blvd Port Orange, FL	1.0–3.0	1.0–2.0	1047	$1,780	$1.70	11d	81	1.34mi
374 Windsor Dr Port Orange, FL	3.0	2.0	1393	$1,636	$1.17	14d	1	1.40mi
3230 S Ridgewood Ave South Daytona, FL	1.0–3.0	1.0–2.0	1046	$1,881	$1.80	11d	27	1.40mi
12 Downing Dr Port Orange, FL	2.0	2.0	921	$1,599	$1.74	14d	1	1.45mi
5609 Victoria Gardens Blvd Port Orange, FL	2.0	1.0–1.5	1050	$1,600	$1.52	23d	7	1.47mi
340 Windsor Dr Port Orange, FL	2.0	2.0	1227	$1,650	$1.34	23d	1	1.48mi
3780 Clyde Morris Blvd Port Orange, FL	2.0–3.0	2.0	1050	$1,369	$1.30	11d	12	1.49mi
480 Reed Canal Rd #57 South Daytona, FL	2.0	1.5	1024	$1,550	$1.51	23d	1	1.50mi

Listing history 22 events

1. 2026-06-18
   days on market $119,900 Active 193 DOM
2. 2026-06-17
   days on market $119,900 Active 192 DOM
3. 2026-06-16
   days on market $119,900 Active 191 DOM
4. 2026-06-15
   days on market $119,900 Active 190 DOM
5. 2026-06-14
   days on market $119,900 Active 188 DOM
6. 2026-06-10
   days on market $119,900 Active 185 DOM
7. 2026-06-09
   days on market $119,900 Active 184 DOM
8. 2026-06-08
   days on market $119,900 Active 183 DOM
9. 2026-06-07
   days on market $119,900 Active 182 DOM
10. 2026-06-05
    pricedays on market $119,900 Active 179 DOM
11. 2026-06-03
    days on market $129,900 Active 178 DOM
12. 2026-06-03
    days on market $129,900 Active 177 DOM
13. 2026-06-01
    days on market $129,900 Active 176 DOM
14. 2026-05-31
    days on market $129,900 Active 175 DOM
15. 2026-05-31
    days on market $129,900 Active 174 DOM
16. 2026-03-12
    price $149,900 1732-char remark

    Show marketing remark (1732 chars)

    LAND VALUE!!! 41, 42, 43, and 44 Springwood Square! Builder's Special: Prime Four-Unit - QUAD - Townhome Investment at Springwood Square! These properties require a complete TEARDOWN and rebuild. Discover an exceptional opportunity for builders and investors in the heart of Port Orange. This package includes four contiguous townhome parcels at 41, 42, 43, and 44 Springwood Square. These units all must be brought up to code and must be rebuilt and elevated above the flood plain. Each unit is approximately 1,242 square feet with a combined total of 4,968 square feet (4 units). Originally built in 1981, each two-story unit has 2 bedrooms, 1.5 bathrooms, and 1,242 square feet of interior space, complete with private patios, decks, and potential for open floor plans--perfect for transformation into modern rentals. These properties require a complete TEARDOWN and rebuild to unlock their full potential. Imagine gutting and redesigning to feature updated kitchens with granite counters, stainless appliances, luxury vinyl flooring, energy-efficient systems, and stylish finishes that appeal to today's tenants or buyers. The neighborhood's picturesque tree-lined streets, family-friendly vibe, and no HOA restrictions make it ideal for long-term holds or quick resales. Conveniently located near top-rated schools, parks, shopping, and just minutes from Daytona Beach's sandy shores and vibrant amenities, this spot promises strong rental demand and appreciation in a growing area. Whether you're an experienced renovator aiming to create high-yield multi-family income or a developer seeking a value-add project, this single-family four-plex is your canvas for profit. This property will not be financeable. Cash offers only.

17. 2025-12-18
    status Active 1732-char remark

    Show marketing remark (1732 chars)

    LAND VALUE!!! 41, 42, 43, and 44 Springwood Square! Builder's Special: Prime Four-Unit - QUAD - Townhome Investment at Springwood Square! These properties require a complete TEARDOWN and rebuild. Discover an exceptional opportunity for builders and investors in the heart of Port Orange. This package includes four contiguous townhome parcels at 41, 42, 43, and 44 Springwood Square. These units all must be brought up to code and must be rebuilt and elevated above the flood plain. Each unit is approximately 1,242 square feet with a combined total of 4,968 square feet (4 units). Originally built in 1981, each two-story unit has 2 bedrooms, 1.5 bathrooms, and 1,242 square feet of interior space, complete with private patios, decks, and potential for open floor plans--perfect for transformation into modern rentals. These properties require a complete TEARDOWN and rebuild to unlock their full potential. Imagine gutting and redesigning to feature updated kitchens with granite counters, stainless appliances, luxury vinyl flooring, energy-efficient systems, and stylish finishes that appeal to today's tenants or buyers. The neighborhood's picturesque tree-lined streets, family-friendly vibe, and no HOA restrictions make it ideal for long-term holds or quick resales. Conveniently located near top-rated schools, parks, shopping, and just minutes from Daytona Beach's sandy shores and vibrant amenities, this spot promises strong rental demand and appreciation in a growing area. Whether you're an experienced renovator aiming to create high-yield multi-family income or a developer seeking a value-add project, this single-family four-plex is your canvas for profit. This property will not be financeable. Cash offers only.

18. 2025-11-13
    status Pending 1732-char remark

    Show marketing remark (1732 chars)

    LAND VALUE!!! 41, 42, 43, and 44 Springwood Square! Builder's Special: Prime Four-Unit - QUAD - Townhome Investment at Springwood Square! These properties require a complete TEARDOWN and rebuild. Discover an exceptional opportunity for builders and investors in the heart of Port Orange. This package includes four contiguous townhome parcels at 41, 42, 43, and 44 Springwood Square. These units all must be brought up to code and must be rebuilt and elevated above the flood plain. Each unit is approximately 1,242 square feet with a combined total of 4,968 square feet (4 units). Originally built in 1981, each two-story unit has 2 bedrooms, 1.5 bathrooms, and 1,242 square feet of interior space, complete with private patios, decks, and potential for open floor plans--perfect for transformation into modern rentals. These properties require a complete TEARDOWN and rebuild to unlock their full potential. Imagine gutting and redesigning to feature updated kitchens with granite counters, stainless appliances, luxury vinyl flooring, energy-efficient systems, and stylish finishes that appeal to today's tenants or buyers. The neighborhood's picturesque tree-lined streets, family-friendly vibe, and no HOA restrictions make it ideal for long-term holds or quick resales. Conveniently located near top-rated schools, parks, shopping, and just minutes from Daytona Beach's sandy shores and vibrant amenities, this spot promises strong rental demand and appreciation in a growing area. Whether you're an experienced renovator aiming to create high-yield multi-family income or a developer seeking a value-add project, this single-family four-plex is your canvas for profit. This property will not be financeable. Cash offers only.

19. 2025-10-30
    listed $175,000 Active 1732-char remark

    Show marketing remark (1732 chars)

    LAND VALUE!!! 41, 42, 43, and 44 Springwood Square! Builder's Special: Prime Four-Unit - QUAD - Townhome Investment at Springwood Square! These properties require a complete TEARDOWN and rebuild. Discover an exceptional opportunity for builders and investors in the heart of Port Orange. This package includes four contiguous townhome parcels at 41, 42, 43, and 44 Springwood Square. These units all must be brought up to code and must be rebuilt and elevated above the flood plain. Each unit is approximately 1,242 square feet with a combined total of 4,968 square feet (4 units). Originally built in 1981, each two-story unit has 2 bedrooms, 1.5 bathrooms, and 1,242 square feet of interior space, complete with private patios, decks, and potential for open floor plans--perfect for transformation into modern rentals. These properties require a complete TEARDOWN and rebuild to unlock their full potential. Imagine gutting and redesigning to feature updated kitchens with granite counters, stainless appliances, luxury vinyl flooring, energy-efficient systems, and stylish finishes that appeal to today's tenants or buyers. The neighborhood's picturesque tree-lined streets, family-friendly vibe, and no HOA restrictions make it ideal for long-term holds or quick resales. Conveniently located near top-rated schools, parks, shopping, and just minutes from Daytona Beach's sandy shores and vibrant amenities, this spot promises strong rental demand and appreciation in a growing area. Whether you're an experienced renovator aiming to create high-yield multi-family income or a developer seeking a value-add project, this single-family four-plex is your canvas for profit. This property will not be financeable. Cash offers only.

20. 2025-09-29
    soldstatus $10,000
21. 1982-05-01
    soldstatus $50,000
22. 1981-08-01
    soldstatus $26,800

ⓘ 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: $720 · $60/mo
• Projected year-2 tax: $995 · $83/mo
• Expected delta: +$275/yr (+$23/mo · 38.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°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: $20,055
• − Mortgage interest: −$6,716
• − Property taxes: −$720
• − Insurance: −$5,718
• − Repairs & maintenance: −$1,604
• − Management: −$1,604
• − Depreciation: −$3,488
• Taxable income: $204
• Est. tax owed @ 24.0%: −$49
• After-tax cash flow: $1,812/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): 23,195
• Household income: $67,924
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 602.0

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 7% Two or more races 6% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Lithuanian 4% Iranian 3% Romanian 3%
• Foreign-born: 9% · Canada, South Korea, China
• Languages at home: 87% English-only · Spanish 4% German/W. Germanic 3% 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: ▼ -234.13%
• Current HPI: 310.0285
• Rent YoY: ▼ -2.71%
• 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

+459.3% since first listed

7 events — show timeline

• 2026-03-12 Price Changed $149,900 Daytona MLS
• 2025-12-18 Relisted — Daytona MLS
• 2025-11-13 Pending — Daytona MLS
• 2025-10-30 Listed $175,000 Daytona MLS
• 2025-09-29 Sold (Public Records) $10,000 Public Records
• 1982-05-01 Sold (Public Records) $50,000 Public Records
• 1981-08-01 Sold (Public Records) $26,800 Public Records

Property tax history

-1.7%/yr

Latest (2025): $720 · -63.7% YoY. Source: county tax records.