5257 Rogers Ave · Port Orange, FL 32127

$119,000

2 bd · 1.0 ba · 684 sqft · Manufactured public records · 40 Days on market

Built 1968 5,662 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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NO lot rent, no age restrictions. Manufactured home on private land. Screened porch and Florida room, perfect for guests or office. Screened porch to enjoy your morning coffee. Primary bedroom has 1/2 bath. Open floor plan. Spacious kitchen with dining area. Attached shed has washer & dryer hookup. Carport entrance behind the home. Cash only

Key facts

• Carport entrance
• Spacious kitchen
• Florida room

Tags

• SCREENED PORCH
• FLORIDA ROOM
• SPACIOUS KITCHEN
• ATTACHED SHED
• LOCKED SHED
• CARPORT ENTRANCE

Property features AI

Exterior

• Parking: Attached garage; 1-car carport
• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Manufactured home (residential, single-family); Faces west; Pillar/post/pier foundation
• Construction: Aluminum siding construction
• Exterior features: Metal roof; Shed on the property; Asphalt road frontage on a public maintained city street

Interior

• Kitchen: Refrigerator; Electric range
• Bedrooms: 2 total rooms (includes living space and bedrooms)
• Flooring: Carpet flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Eat-in kitchen; Front porch with glass-enclosed and screened sections

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $115k (3.0% 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.
• Zoned schools: Port Orange Elementary School (math 67% / reading 67%, grade B+, #450 of 2,144 statewide, top 22%, 361 students, 62% FRL); Silver Sands Middle School (math 50% / reading 52%, grade C, #237 of 571 statewide, top 43%, 1,165 students, 54% FRL); Spruce Creek High School (math 37% / reading 61%, grade D, #193 of 667 statewide, top 29%, 2,569 students, 37% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: Rents rising (+1.8%/yr); 418 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $823 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.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $33k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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 $97k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $115,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.29% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.36%
• DSCR: 1.68
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.83% rent growth · sell at horizon

5-year hold

• IRR: 4.8%
• Equity multiple: 1.18×
• Total profit: $6,094
• Equity at exit: $17,743

10-year hold

• IRR: 13.2%
• Equity multiple: 1.99×
• Total profit: $33,124
• Equity at exit: $10,289

Cash invested: $33,320 (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 32127

• Rents YoY: 1.8%
• Active inventory: 418
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,537 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$114 /mo · $1,369/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $427

Break-even live

Break-even rent $997

Max offer price $119,000

Occupancy floor 67%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5249 Taylor Ave Port Orange, FL	2.0	2.5	672	$1,650	$2.46	14d	1	0.11mi

Listing history 24 events

1. 2026-06-18
   days on market $119,000 Active 40 DOM
2. 2026-06-17
   days on market $119,000 Active 39 DOM
3. 2026-06-16
   days on market $119,000 Active 38 DOM
4. 2026-06-15
   days on market $119,000 Active 37 DOM
5. 2026-06-14
   days on market $119,000 Active 35 DOM
6. 2026-06-10
   days on market $119,000 Active 32 DOM
7. 2026-06-09
   days on market $119,000 Active 31 DOM
8. 2026-06-08
   days on market $119,000 Active 30 DOM
9. 2026-06-07
   days on market $119,000 Active 29 DOM
10. 2026-06-05
    days on market $119,000 Active 26 DOM
11. 2026-06-03
    days on market $119,000 Active 25 DOM
12. 2026-06-03
    days on market $119,000 Active 24 DOM
13. 2026-06-01
    days on market $119,000 Active 23 DOM
14. 2026-05-31
    days on market $119,000 Active 22 DOM
15. 2026-05-31
    days on market $119,000 Active 21 DOM
16. 2026-05-09
    listed $119,000 Active 501-char remark
17. 2025-06-09
    soldstatus $97,200
18. 2025-06-06
    soldstatus $97,200 Closed 349-char remark

    Show marketing remark (349 chars)

    NO lot rent, no age restrictions. Manufactured home on private land. Screened porch and Florida room, perfect for guests or office. Screened porch to enjoy your morning coffee. Primary bedroom has 1/2 bath. Open floor plan. Spacious kitchen with dining area. Attached shed has washer & dryer hookup. Carport entrance behind the home. Cash only

19. 2025-06-04
    status Pending 349-char remark

    Show marketing remark (349 chars)

    NO lot rent, no age restrictions. Manufactured home on private land. Screened porch and Florida room, perfect for guests or office. Screened porch to enjoy your morning coffee. Primary bedroom has 1/2 bath. Open floor plan. Spacious kitchen with dining area. Attached shed has washer & dryer hookup. Carport entrance behind the home. Cash only

20. 2025-05-21
    historical Active Under Contract 349-char remark

    Show marketing remark (349 chars)

    NO lot rent, no age restrictions. Manufactured home on private land. Screened porch and Florida room, perfect for guests or office. Screened porch to enjoy your morning coffee. Primary bedroom has 1/2 bath. Open floor plan. Spacious kitchen with dining area. Attached shed has washer & dryer hookup. Carport entrance behind the home. Cash only

21. 2025-05-12
    listed $115,000 Active 349-char remark

    Show marketing remark (349 chars)

    NO lot rent, no age restrictions. Manufactured home on private land. Screened porch and Florida room, perfect for guests or office. Screened porch to enjoy your morning coffee. Primary bedroom has 1/2 bath. Open floor plan. Spacious kitchen with dining area. Attached shed has washer & dryer hookup. Carport entrance behind the home. Cash only

22. 2012-11-28
    soldstatus $30,000

    Show marketing remark (191 chars)

    Nice little 2 bedroom 1 & 1/2 bath singlewide mobile home. Glassed in Florida room and screened porch. Rear alley access and a rear car portShaded lot. Homes comes completely furnished.

23. 2012-11-02
    listed $32,900

    Show marketing remark (191 chars)

    Nice little 2 bedroom 1 & 1/2 bath singlewide mobile home. Glassed in Florida room and screened porch. Rear alley access and a rear car portShaded lot. Homes comes completely furnished.

24. 1982-03-01
    soldstatus $26,900

ⓘ 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: $1,369 · $114/mo
• Projected year-2 tax: $1,369 · $114/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 5/10 Major FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,444
• − Mortgage interest: −$6,666
• − Property taxes: −$1,369
• − Insurance: −$595
• − Repairs & maintenance: −$1,475
• − Management: −$1,475
• − Depreciation: −$3,462
• Taxable income: $3,401
• Est. tax owed @ 24.0%: −$816
• After-tax cash flow: $4,302/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): 29,612
• Household income: $71,676
• Rent vs Own: 18.4% rent · 81.6% own
• Severe rent burden: 812.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 4% Black 2% Asian 1%
• Common ancestry: Romanian 5% Lithuanian 3% Iranian 2%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 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: ▼ -348.71%
• Current HPI: 282.5248
• Rent YoY: ▲ 1.83%
• 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

+342.4% since first listed

9 events — show timeline

• 2026-05-09 Listed $119,000 Daytona MLS
• 2025-06-09 Sold (Public Records) $97,200 Public Records
• 2025-06-06 Sold (MLS) $97,200 Daytona MLS
• 2025-06-04 Pending — Daytona MLS
• 2025-05-21 Contingent — Daytona MLS
• 2025-05-12 Listed $115,000 Daytona MLS
• 2012-11-28 Sold (MLS) $30,000 Daytona MLS
• 2012-11-02 Listed $32,900 Daytona MLS
• 1982-03-01 Sold (Public Records) $26,900 Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,369 · +6.3% YoY. Source: county tax records.