5426 Sydney St · Port Orange, FL 32127

$89,999

2 bd · 2.0 ba · 920 sqft · Manufactured public records · 231 Days on market

Built 1973 6,180 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Only property available on canal! Needs a FULL rehab. Pool home. Room measurements are approximate. Please verify if important. Cash only. All inspections must be done prior to offering.

Key facts

• 6,180 sq ft lot
• Built 1973
• Listed 231 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (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 rising (+1.8%/yr); 418 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $622 of loan paydown is wiped out by about $3k 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 231 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 28y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,199 (12.0% below list)

Questions for the listing agent

1. It's been on market 231 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
8. 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.
9. 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: 1.72% ✓
• Cap rate: 15.21%
• Cash-on-cash: 31.84%
• DSCR: 2.42
• GRM: 4.8

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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-724
• Equity at exit: $13,419

10-year hold

• IRR: 7.3%
• Equity multiple: 1.52×
• Total profit: $12,986
• Equity at exit: $7,781

Cash invested: $25,200 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,552 high
• Mortgage (P&I): −$472
• Tax from tax record: −$48 /mo · $576/yr
• Insurance: −$37
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $242

Break-even live

Break-even rent $1,246

Max offer price $89,999

Occupancy floor 79%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
722 Cindy Cir Port Orange, FL	2.0	1.5	850	$1,275	$1.50	14d	1	0.16mi
5249 Taylor Ave Port Orange, FL	2.0	2.5	672	$1,650	$2.46	14d	1	0.33mi
5173 Pineland Ave Port Orange, FL	2.0	1.5	914	$1,750	$1.91	23d	1	0.41mi
3307 Oak Trail Run #7 Port Orange, FL	2.0	2.0	910	$1,650	$1.81	23d	1	0.76mi
940 Village Trl Unit 4-306 Port Orange, FL	2.0	2.0	1006	$2,000	$1.99	14d	1	0.99mi
524 Taylor Rd Port Orange, FL	2.0	1.0	922	$1,500	$1.63	23d	1	1.06mi
4211 New Haven Ct Port Orange, FL	2.0	2.0	902	$2,000	$2.22	23d	1	1.08mi
1025 Eagle Lake Trl Port Orange, FL	1.0	1.0	576	$1,185	$2.06	23d	2	1.42mi
958 Village Trl Port Orange, FL	1.0–2.0	1.0–2.0	775	$1,455	$1.88	11d	12	1.48mi

Listing history 40 events

1. 2026-06-18
   days on market $89,999 Active 231 DOM
2. 2026-06-17
   days on market $89,999 Active 230 DOM
3. 2026-06-16
   days on market $89,999 Active 229 DOM
4. 2026-06-15
   days on market $89,999 Active 228 DOM
5. 2026-06-14
   days on market $89,999 Active 226 DOM
6. 2026-06-10
   days on market $89,999 Active 223 DOM
7. 2026-06-09
   days on market $89,999 Active 222 DOM
8. 2026-06-08
   days on market $89,999 Active 221 DOM
9. 2026-06-07
   days on market $89,999 Active 220 DOM
10. 2026-06-05
    days on market $89,999 Active 217 DOM
11. 2026-06-03
    days on market $89,999 Active 216 DOM
12. 2026-06-03
    days on market $89,999 Active 215 DOM
13. 2026-06-01
    days on market $89,999 Active 214 DOM
14. 2026-05-31
    days on market $89,999 Active 213 DOM
15. 2026-05-31
    days on market $89,999 Active 212 DOM
16. 2026-01-28
    price $89,999
17. 2025-12-30
    price $89,500
18. 2025-10-30
    listed $99,500 Active
19. 2023-08-25
    soldstatus $91,000
20. 2023-08-24
    soldstatus $91,000 Closed 186-char remark

    Show marketing remark (186 chars)

    Only property available on canal! Needs a FULL rehab. Pool home. Room measurements are approximate. Please verify if important. Cash only. All inspections must be done prior to offering.

21. 2023-08-24
    soldstatus $91,000 Closed

    Show marketing remark (186 chars)

    Only property available on canal! Needs a FULL rehab. Pool home. Room measurements are approximate. Please verify if important. Cash only. All inspections must be done prior to offering.

22. 2023-08-21
    status Pending 186-char remark

    Show marketing remark (186 chars)

    Only property available on canal! Needs a FULL rehab. Pool home. Room measurements are approximate. Please verify if important. Cash only. All inspections must be done prior to offering.

23. 2023-08-21
    status Pending

    Show marketing remark (186 chars)

    Only property available on canal! Needs a FULL rehab. Pool home. Room measurements are approximate. Please verify if important. Cash only. All inspections must be done prior to offering.

24. 2023-08-17
    listed $99,900 Active 186-char remark

    Show marketing remark (186 chars)

    Only property available on canal! Needs a FULL rehab. Pool home. Room measurements are approximate. Please verify if important. Cash only. All inspections must be done prior to offering.

25. 2023-08-17
    listed $99,900 Active

    Show marketing remark (186 chars)

    Only property available on canal! Needs a FULL rehab. Pool home. Room measurements are approximate. Please verify if important. Cash only. All inspections must be done prior to offering.

26. 2019-02-27
    soldstatus $49,000
27. 2019-02-27
    soldstatus $49,000
28. 2019-02-26
    soldstatus $98,000 Closed
29. 2019-02-26
    soldstatus $98,000
30. 2019-02-12
    status Pending
31. 2019-01-15
    listed $110,000
32. 2018-12-17
    listed $110,000 Active
33. 2014-06-04
    soldstatus $42,500
34. 2014-02-10
    listed $49,900
35. 1999-01-25
    historical
36. 1998-01-16
    listed $45,000
37. 1986-01-01
    soldstatus $45,000
38. 1985-03-01
    soldstatus $15,000
39. 1984-02-01
    soldstatus $48,900
40. 1973-09-01
    soldstatus $7,000

ⓘ 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: $576 · $48/mo
• Projected year-2 tax: $747 · $62/mo
• Expected delta: +$171/yr (+$14/mo · 29.6%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,625
• − Mortgage interest: −$5,041
• − Property taxes: −$576
• − Insurance: −$5,568
• − Repairs & maintenance: −$1,490
• − Management: −$1,490
• − Depreciation: −$2,618
• Taxable income: $1,841
• Est. tax owed @ 24.0%: −$442
• After-tax cash flow: $2,464/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

+1185.7% since first listed

25 events — show timeline

• 2026-01-28 Price Changed $89,999 ForSaleByOwner.com
• 2025-12-30 Price Changed $89,500 ForSaleByOwner.com
• 2025-10-30 Listed $99,500 ForSaleByOwner.com
• 2023-08-25 Sold (Public Records) $91,000 Public Records
• 2023-08-24 Sold (MLS) $91,000 Stellar MLS as Distributed by MLS Grid
• 2023-08-24 Sold (MLS) $91,000 SCMLS
• 2023-08-21 Pending — SCMLS
• 2023-08-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-08-17 Listed $99,900 Stellar MLS as Distributed by MLS Grid
• 2023-08-17 Listed $99,900 SCMLS
• 2019-02-27 Sold (Public Records) $49,000 Public Records
• 2019-02-27 Sold (Public Records) $49,000 Public Records
• 2019-02-26 Sold (MLS) $98,000 SCMLS
• 2019-02-26 Sold (MLS) $98,000 Daytona MLS
• 2019-02-12 Pending — Daytona MLS
• 2019-01-15 Listed $110,000 SCMLS
• 2018-12-17 Listed $110,000 Daytona MLS
• 2014-06-04 Sold (MLS) $42,500 Daytona MLS
• 2014-02-10 Listed $49,900 Daytona MLS
• 1999-01-25 Listing Removed — Daytona MLS
• 1998-01-16 Listed $45,000 Daytona MLS
• 1986-01-01 Sold (Public Records) $45,000 Public Records
• 1985-03-01 Sold (Public Records) $15,000 Public Records
• 1984-02-01 Sold (Public Records) $48,900 Public Records
• 1973-09-01 Sold (Public Records) $7,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $576 · +7.1% YoY. Source: county tax records.