106 Aloha Ter · Port Orange, FL 32129

$149,000

2 bd · 2.0 ba · 1,520 sqft · Manufactured public records · 8 Days on market

Built 1975 7,006 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 +25.7/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• 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

Must See! Beautifully renovated manufactured home on its own land in Port Orange! Spaciousness and upgrades abound in this freshly painted home which is featured as a 2 bedroom and comes Furnished. There are 2 flex rooms that could be converted to bedrooms. The interior offers a remodeled kitchen along with brand new flooring and new light fixtures, outlets, etc. throughout the home! LVP and New carpet in all the right areas. Bathrooms have been renovated with new toilets and vanities. Most of the home has newer double pane windows. There is a covered Storage/Laundry room with lots of countertop space. A well pump is located on the property that could be used for a future Sprinkle System. The 2012 shed behind the home also provides ample storage opportunities at a size of 12' x 16' and has a roll up door. A/C replaced in 2018.

Key facts

• Ample counter space
• Metal roof
• Generous cabinetry

Tags

• METAL ROOF
• UPDATED BATHROOMS
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• GENEROUS CABINETRY
• AMPLE COUNTER SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).

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 22d on market — plan ~3-4 weeks tenant-placement turnaround); 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 32% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 20y ago; this cycle's ask is 24% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $149,000

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.23% ✓
• Cap rate: 9.17%
• Cash-on-cash: 10.27%
• DSCR: 1.46
• GRM: 6.8

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: -4.4%
• Equity multiple: 0.84×
• Total profit: $-6,703
• Equity at exit: $22,216

10-year hold

• IRR: 1.2%
• Equity multiple: 1.07×
• Total profit: $2,996
• Equity at exit: $12,883

Cash invested: $41,720 (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 32129

• Rents YoY: -2.7%
• Active inventory: 247
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,827 high
• Mortgage (P&I): −$781
• Tax from tax record: −$243 /mo · $2,916/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $357

Break-even live

Break-even rent $1,375

Max offer price $149,000

Occupancy floor 75%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3554 Irish Ln Port Orange, FL	2.0	2.0	1470	$2,000	$1.36	23d	1	0.23mi
488 Autumn Trl Port Orange, FL	3.0	2.0	1393	$1,499	$1.08	23d	1	0.36mi
1206 Deer Springs Rd Port Orange, FL	2.0	2.0	1064	$1,625	$1.53	14d	1	0.42mi
1154 Ashland Ct Port Orange, FL	3.0	2.0	1118	$1,795	$1.61	14d	1	0.48mi
61 Brandy Hills Dr Port Orange, FL	3.0	2.0	1192	$1,895	$1.59	23d	1	0.52mi
104 Moonstone Ct Port Orange, FL	2.0	2.0	1400	$1,950	$1.39	21d	1	0.63mi
190 Moonstone Ct Port Orange, FL	2.0	2.0	1400	$1,650	$1.18	21d	1	0.64mi
3835 Clyde Morris Blvd Port Orange, FL	1.0–3.0	1.0–2.0	1013	$2,012	$1.99	11d	17	0.69mi
86 Springwood Sq Unit 86 Port Orange, FL	2.0	1.5	1249	$1,450	$1.16	21d	1	0.69mi
1270 Reed Canal Rd Port Orange, FL	1.0–3.0	1.0–2.0	1001	$1,746	$1.74	11d	29	0.71mi
21 Springwood Sq Unit 23 Port Orange, FL	2.0	1.5	1249	$1,500	$1.20	23d	1	0.71mi
1401 Reed Canal Rd Port Orange, FL	1.0–3.0	1.0–2.0	1045	$1,856	$1.78	14d	25	0.76mi
3656 Jackson St Unit 1A Port Orange, FL	2.0	1.5	1164	$1,550	$1.33	23d	1	0.82mi
17 Bella Oaks Dr Port Orange, FL	3.0	2.5	1624	$2,150	$1.32	23d	1	0.83mi
1111 Squirrel Nest Ln Port Orange, FL	2.0	2.0	1169	$1,900	$1.63	14d	1	0.84mi
53 Bella Oaks Dr Port Orange, FL	3.0	2.5	1624	$2,200	$1.35	23d	1	0.86mi
3780 Clyde Morris Blvd Port Orange, FL	2.0–3.0	2.0	1050	$1,369	$1.30	11d	12	0.87mi
137 Bryan Cave Rd South Daytona, FL	3.0	2.0	2167	$2,550	$1.18	14d	1	0.88mi
1032 W Samms Ave Port Orange, FL	2.0	2.0	1176	$1,650	$1.40	14d	1	0.89mi
80 Bella Lago Cir Port Orange, FL	3.0	2.5	1624	$2,050	$1.26	23d	1	0.91mi
1200 Floral Springs Blvd Port Orange, FL	1.0–3.0	1.0–2.0	1047	$1,780	$1.70	11d	81	0.91mi
66 Bella Lago Cir Port Orange, FL	3.0	2.5	1624	$2,050	$1.26	23d	1	0.93mi
374 Windsor Dr Port Orange, FL	3.0	2.0	1393	$1,636	$1.17	14d	1	1.04mi
340 Windsor Dr Port Orange, FL	2.0	2.0	1227	$1,650	$1.34	23d	1	1.12mi
3537 Forest Branch Dr Unit A Port Orange, FL	3.0	2.0	1352	$1,950	$1.44	11d	1	1.19mi
982 Commons Way Port Orange, FL	3.0	2.0	1521	$2,250	$1.48	23d	1	1.29mi
910 Carey Dr South Daytona, FL	3.0	2.0	1529	$2,500	$1.64	23d	1	1.29mi
110 Dolphin Fleet Cir Daytona Beach, FL	1.0–3.0	1.0–2.5	1125	$1,736	$1.54	11d	20	1.31mi
1063 Wexford Way Port Orange, FL	3.0	2.0	1773	$2,700	$1.52	11d	1	1.37mi

Listing history 28 events

1. 2026-06-18
   days on market $149,000 Active 8 DOM
2. 2026-06-17
   days on market $149,000 Active 7 DOM
3. 2026-06-16
   days on market $149,000 Active 6 DOM
4. 2026-06-15
   days on market $149,000 Active 5 DOM
5. 2026-06-14
   pricestatusdays on marketlisting id $149,000 Active 3 DOM
6. 2026-03-09
   price $164,900
7. 2026-02-24
   status Active
8. 2026-01-07
   status Pending
9. 2026-01-07
   historical
10. 2025-12-15
    status Active
11. 2025-12-05
    status Pending
12. 2025-12-04
    price $169,400
13. 2025-11-19
    listed $120,000 Active
14. 2024-07-01
    soldstatus $196,000
15. 2023-08-22
    soldstatus $189,000
16. 2023-08-18
    soldstatus $189,000 Closed 839-char remark

    Show marketing remark (839 chars)

    Must See! Beautifully renovated manufactured home on its own land in Port Orange! Spaciousness and upgrades abound in this freshly painted home which is featured as a 2 bedroom and comes Furnished. There are 2 flex rooms that could be converted to bedrooms. The interior offers a remodeled kitchen along with brand new flooring and new light fixtures, outlets, etc. throughout the home! LVP and New carpet in all the right areas. Bathrooms have been renovated with new toilets and vanities. Most of the home has newer double pane windows. There is a covered Storage/Laundry room with lots of countertop space. A well pump is located on the property that could be used for a future Sprinkle System. The 2012 shed behind the home also provides ample storage opportunities at a size of 12' x 16' and has a roll up door. A/C replaced in 2018.

17. 2023-07-14
    historical Active Contingent 839-char remark

    Show marketing remark (839 chars)

    Must See! Beautifully renovated manufactured home on its own land in Port Orange! Spaciousness and upgrades abound in this freshly painted home which is featured as a 2 bedroom and comes Furnished. There are 2 flex rooms that could be converted to bedrooms. The interior offers a remodeled kitchen along with brand new flooring and new light fixtures, outlets, etc. throughout the home! LVP and New carpet in all the right areas. Bathrooms have been renovated with new toilets and vanities. Most of the home has newer double pane windows. There is a covered Storage/Laundry room with lots of countertop space. A well pump is located on the property that could be used for a future Sprinkle System. The 2012 shed behind the home also provides ample storage opportunities at a size of 12' x 16' and has a roll up door. A/C replaced in 2018.

18. 2023-05-24
    listed $194,900 Active 839-char remark

    Show marketing remark (839 chars)

    Must See! Beautifully renovated manufactured home on its own land in Port Orange! Spaciousness and upgrades abound in this freshly painted home which is featured as a 2 bedroom and comes Furnished. There are 2 flex rooms that could be converted to bedrooms. The interior offers a remodeled kitchen along with brand new flooring and new light fixtures, outlets, etc. throughout the home! LVP and New carpet in all the right areas. Bathrooms have been renovated with new toilets and vanities. Most of the home has newer double pane windows. There is a covered Storage/Laundry room with lots of countertop space. A well pump is located on the property that could be used for a future Sprinkle System. The 2012 shed behind the home also provides ample storage opportunities at a size of 12' x 16' and has a roll up door. A/C replaced in 2018.

19. 2023-04-19
    soldstatus $88,500
20. 2007-02-23
    soldstatus $110,000
21. 2007-02-22
    soldstatus $110,000
22. 2007-01-23
    listed $112,500
23. 2007-01-21
    historical
24. 2006-06-21
    listed $112,500
25. 2006-05-17
    historical
26. 2006-01-17
    listed $124,900
27. 1995-11-13
    soldstatus $51,800
28. 1994-08-26
    soldstatus $45,000

ⓘ 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: $2,916 · $243/mo
• Projected year-2 tax: $2,916 · $243/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $21,925
• − Mortgage interest: −$8,346
• − Property taxes: −$2,916
• − Insurance: −$745
• − Repairs & maintenance: −$1,754
• − Management: −$1,754
• − Depreciation: −$4,335
• Taxable income: $2,075
• Est. tax owed @ 24.0%: −$498
• After-tax cash flow: $3,785/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

+266.4% since first listed

23 events — show timeline

• 2026-03-09 Price Changed $164,900 Daytona MLS
• 2026-02-24 Relisted — Daytona MLS
• 2026-01-07 Pending — Daytona MLS
• 2026-01-07 Listing Removed — Daytona MLS
• 2025-12-15 Relisted — Daytona MLS
• 2025-12-05 Pending — Daytona MLS
• 2025-12-04 Price Changed $169,400 Daytona MLS
• 2025-11-19 Listed $120,000 Daytona MLS
• 2024-07-01 Sold (Public Records) $196,000 Public Records
• 2023-08-22 Sold (Public Records) $189,000 Public Records
• 2023-08-18 Sold (MLS) $189,000 Daytona MLS
• 2023-07-14 Contingent — Daytona MLS
• 2023-05-24 Listed $194,900 Daytona MLS
• 2023-04-19 Sold (Public Records) $88,500 Public Records
• 2007-02-23 Sold (Public Records) $110,000 Public Records
• 2007-02-22 Sold (MLS) $110,000 Daytona MLS
• 2007-01-23 Listed $112,500 Daytona MLS
• 2007-01-21 Listing Removed — Daytona MLS
• 2006-06-21 Listed $112,500 Daytona MLS
• 2006-05-17 Listing Removed — Daytona MLS
• 2006-01-17 Listed $124,900 Daytona MLS
• 1995-11-13 Sold (Public Records) $51,800 Public Records
• 1994-08-26 Sold (Public Records) $45,000 Public Records

Property tax history

+32.4%/yr

Latest (2025): $2,916 · +31.3% YoY. Source: county tax records.