103 Magnolia Loop · Port Orange, FL 32128

$299,000

2 bd · 2.0 ba · 1,403 sqft · SingleFamily public records · 75 Days on market

Built 1980 4,377 sqft lot $146/mo HOA · 7% of rent

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Why this score? — see what drove the F 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 +8.8/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.0/10.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Florida living in one of Port Orange's most highly desirable 55+ communities. This beautifully rebuilt home in 2020 offers modern style, thoughtful design, and serene lakefront living. Featuring 2 bedrooms and 2 bathrooms, this residence showcases a bright open floor plan designed for comfortable living and entertaining. The interior is highlighted by modern finishes and contemporary touches throughout, creating a fresh, move-in-ready space that feels both stylish and inviting. The spacious living and dining areas flow seamlessly to the screened porch, where you can relax and enjoy tranquil lake views and peaceful surroundings--perfect for morning coffee or evening sunsets. Additional highlights include a 1-car garage, tile throughout, generous living spaces, and the ease of maintenance-free living. Residents enjoy fantastic community amenities including a pool and clubhouse just steps out your back door, offering plenty of opportunities to relax and socialize with neighbors. The low monthly HOA covers WiFi, cable, and lawn care, allowing you to spend more time enjoying the Florida lifestyle and less time on maintenance. Summer Trees has miles of walking and biking trails throughout the entire community. Close to shopping, restaurants, and minutes to the beach. All information intended to be accurate, but cannot be guaranteed.

Key facts

• Lakefront living
• Tranquil lake views
• Community amenities

Tags

• LAKEFRONT LIVING
• BRIGHT OPEN FLOOR PLAN
• SCREENED PORCH
• TRANQUIL LAKE VIEWS
• MAINTENANCE-FREE LIVING
• COMMUNITY AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-248 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (14.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (30.5% below list).
• Recommended offer: $208k (30.5% below list) — sets the bar for 1% rule.

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: Sweetwater Elementary School (math 80% / reading 79%, grade A, #116 of 2,144 statewide, top 6%, 694 students, 38% FRL); Creekside Middle School (math 66% / reading 62%, grade B+, #105 of 571 statewide, top 19%, 1,222 students, 39% FRL); Spruce Creek High School (math 37% / reading 61%, grade D, #193 of 667 statewide, top 29%, 2,569 students, 37% FRL).
• Zoned-school proficiency averages 64% at this address vs 46% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Volusia average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-2.3%/yr); 275 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 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 $2k of loan paydown is wiped out by about $9k 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 75 days — a 6% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $299k implies a 398% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $207,863 (30.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 0.70% ✗
• Cap rate: 5.30%
• Cash-on-cash: -3.55%
• DSCR: 0.84
• GRM: 12.0

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: -25.4%
• Equity multiple: 0.16×
• Total profit: $-70,396
• Equity at exit: $44,582

10-year hold

• IRR: -33.0%
• Equity multiple: -0.26×
• Total profit: $-105,470
• Equity at exit: $25,852

Cash invested: $83,720 (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: 275
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,079 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$51 /mo · $615/yr
• Insurance: −$125
• HOA: −$146
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $-248

Break-even live

Break-even rent $2,392

Max offer price $255,241

Occupancy floor —

Sensitivity live

Price	-10% $-78	-5% $-163	+0% $-248	+5% $-674	+10% $-777
Rent	-10% $-412	-5% $-330	+0% $-248	+5% $-166	+10% $-83
Rate	-1.0pp $-97	-0.5pp $-172	base $-248	+0.5pp $-325	+1.0pp $-404

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	25d	1	0.05mi
4 Black Jack Cir Port Orange, FL	3.0	2.0	1294	$2,050	$1.58	25d	1	0.51mi
5410 S Williamson Blvd Port Orange, FL	3.0	1.0–2.0	994	$2,104	$2.12	13d	23	0.99mi
1807 Lindbergh Ln Port Orange, FL	3.0	3.0	1816	$5,685	$3.13	16d	1	1.08mi
2533 Tail Spin Trl Port Orange, FL	3.0	2.0	1600	$2,450	$1.53	25d	1	1.14mi
5400 S Williamson Blvd Port Orange, FL	1.0–3.0	1.0–2.0	1002	$1,702	$1.70	13d	20	1.16mi
1643 Areca Palm Dr Port Orange, FL	2.0	2.0	1265	$2,800	$2.21	25d	1	1.36mi

HOA detail

• Monthly dues: $146 · $1,752/yr
• Likely covers: internetcablelandscapingpool

Listing history 5 events

1. 2026-05-11
   price $299,000 1359-char remark

   Show marketing remark (1359 chars)

   Welcome to Florida living in one of Port Orange's most highly desirable 55+ communities. This beautifully rebuilt home in 2020 offers modern style, thoughtful design, and serene lakefront living. Featuring 2 bedrooms and 2 bathrooms, this residence showcases a bright open floor plan designed for comfortable living and entertaining. The interior is highlighted by modern finishes and contemporary touches throughout, creating a fresh, move-in-ready space that feels both stylish and inviting. The spacious living and dining areas flow seamlessly to the screened porch, where you can relax and enjoy tranquil lake views and peaceful surroundings--perfect for morning coffee or evening sunsets. Additional highlights include a 1-car garage, tile throughout, generous living spaces, and the ease of maintenance-free living. Residents enjoy fantastic community amenities including a pool and clubhouse just steps out your back door, offering plenty of opportunities to relax and socialize with neighbors. The low monthly HOA covers WiFi, cable, and lawn care, allowing you to spend more time enjoying the Florida lifestyle and less time on maintenance. Summer Trees has miles of walking and biking trails throughout the entire community. Close to shopping, restaurants, and minutes to the beach. All information intended to be accurate, but cannot be guaranteed.

2. 2026-04-10
   price $310,000 1359-char remark

   Show marketing remark (1359 chars)

   Welcome to Florida living in one of Port Orange's most highly desirable 55+ communities. This beautifully rebuilt home in 2020 offers modern style, thoughtful design, and serene lakefront living. Featuring 2 bedrooms and 2 bathrooms, this residence showcases a bright open floor plan designed for comfortable living and entertaining. The interior is highlighted by modern finishes and contemporary touches throughout, creating a fresh, move-in-ready space that feels both stylish and inviting. The spacious living and dining areas flow seamlessly to the screened porch, where you can relax and enjoy tranquil lake views and peaceful surroundings--perfect for morning coffee or evening sunsets. Additional highlights include a 1-car garage, tile throughout, generous living spaces, and the ease of maintenance-free living. Residents enjoy fantastic community amenities including a pool and clubhouse just steps out your back door, offering plenty of opportunities to relax and socialize with neighbors. The low monthly HOA covers WiFi, cable, and lawn care, allowing you to spend more time enjoying the Florida lifestyle and less time on maintenance. Summer Trees has miles of walking and biking trails throughout the entire community. Close to shopping, restaurants, and minutes to the beach. All information intended to be accurate, but cannot be guaranteed.

3. 2026-03-11
   listed $325,000 Active 1359-char remark

   Show marketing remark (1359 chars)

   Welcome to Florida living in one of Port Orange's most highly desirable 55+ communities. This beautifully rebuilt home in 2020 offers modern style, thoughtful design, and serene lakefront living. Featuring 2 bedrooms and 2 bathrooms, this residence showcases a bright open floor plan designed for comfortable living and entertaining. The interior is highlighted by modern finishes and contemporary touches throughout, creating a fresh, move-in-ready space that feels both stylish and inviting. The spacious living and dining areas flow seamlessly to the screened porch, where you can relax and enjoy tranquil lake views and peaceful surroundings--perfect for morning coffee or evening sunsets. Additional highlights include a 1-car garage, tile throughout, generous living spaces, and the ease of maintenance-free living. Residents enjoy fantastic community amenities including a pool and clubhouse just steps out your back door, offering plenty of opportunities to relax and socialize with neighbors. The low monthly HOA covers WiFi, cable, and lawn care, allowing you to spend more time enjoying the Florida lifestyle and less time on maintenance. Summer Trees has miles of walking and biking trails throughout the entire community. Close to shopping, restaurants, and minutes to the beach. All information intended to be accurate, but cannot be guaranteed.

4. 1986-06-01
   soldstatus $60,000
5. 1983-01-01
   soldstatus $49,900

ⓘ 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: $615 · $51/mo
• Projected year-2 tax: $2,482 · $207/mo
• Expected delta: +$1,867/yr (+$156/mo · 303.5%)

ⓘ 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 · 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: $24,944
• − Mortgage interest: −$16,749
• − Property taxes: −$615
• − Insurance: −$1,495
• − Repairs & maintenance: −$1,995
• − Management: −$1,995
• − HOA: −$1,752
• − Depreciation: −$8,698
• Taxable loss: −$8,356
• Est. tax savings @ 24.0%: +$2,006
• After-tax cash flow: $-967/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

+499.2% since first listed

5 events — show timeline

• 2026-05-11 Price Changed $299,000 Daytona MLS
• 2026-04-10 Price Changed $310,000 Daytona MLS
• 2026-03-11 Listed $325,000 Daytona MLS
• 1986-06-01 Sold (Public Records) $60,000 Public Records
• 1983-01-01 Sold (Public Records) $49,900 Public Records

Property tax history

+1.9%/yr

Latest (2025): $615 · +6.8% YoY. Source: county tax records.