2607 Elmbrooke Way · Edgewater, FL 32141

$305,000

4 bd · 2.0 ba · 1,846 sqft · SingleFamily public records · 248 Days on market

Built 2022 Good condition 5,750 sqft lot $165/sqft · 11% below area Est $343k · 11% under $75/mo HOA · 3% of rent ↓ 7% since listing

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Why this score? — see what drove the D- 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).

• ARV discount +12.5/15.0
• Cash flow +7.2/30.0
• Schools +4.9/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Short Sale. Short Sale Opportunity — Bank approval required. This home is being offered as a short sale, and the listed price has not yet been approved by the lender. All offers are subject to seller's lender approval, and final terms, timelines, and closing are contingent upon the bank's review and acceptance. This popular DR Horton Cali model offers an open-concept layout designed for everyday living. Enjoy access to the community pool, perfect for relaxing and entertaining. The property also features solar panels with an existing loan that is assumable by the buyer (buyer to verify loan terms, transfer requirements, and any associated costs). Ideal for buyers who can allow extra time for the short sale process and want a value-driven purchase with potential energy savings. Minutes from I-95 and a short drive to the beach. Private Remarks: Solar Panels are assumable.

Key facts

• Community pool
• Minutes from i-95
• Solar panels

Tags

• OPEN-CONCEPT LAYOUT
• COMMUNITY POOL
• SOLAR PANELS
• MINUTES FROM I-95
• SHORT DRIVE TO THE BEACH

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $305k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-424 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (24.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (24.2% below list).
• Recommended offer: $230k (24.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 72/100 on livability (#329 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D-, commute F.
• 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: Edgewater Public School (math 67% / reading 52%, grade B-, #690 of 2,144 statewide, top 34%, 504 students, 64% FRL); New Smyrna Beach Middle School (math 43% / reading 43%, grade D-, #331 of 571 statewide, top 59%, 1,037 students, 53% FRL); New Smyrna Beach High School (math 34% / reading 52%, grade F, #255 of 667 statewide, top 39%, 1,810 students, 41% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: 441 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 88d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 43% of the median local income ($64k/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 $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 248 days — a 12% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y ago; this cycle's ask has dropped $18k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,120 (24.6% 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 248 days. Have you received any prior offers? Is the seller open to a 25% 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. 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?
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: 0.76% ✗
• Cap rate: 4.63%
• Cash-on-cash: -5.96%
• DSCR: 0.73
• GRM: 11.0

CMA / ARV

• ARV (median comp): $343,000
• List price: $305,000
• Delta: -11.08%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1913 Glenbrooke Rd	0.05mi	4/2.0	1,846 (0%)	1mo	$335,000	$181	97
2232 Woodland Dr	0.46mi	3/2.5 (-1)	1,741 (-6%)	2mo	$440,000	$253	61
2513 Queen Palm Dr	0.99mi	3/2.0 (-1)	1,871 (+1%)	1mo	$379,000	$203	57
2129 Lime Tree Dr	0.96mi	3/2.0 (-1)	1,800 (-2%)	0mo	$294,900	$164	56
2603 Tamarind Dr	0.86mi	3/2.0 (-1)	1,790 (-3%)	1mo	$362,000	$202	54
2012 Mango Tree Dr	0.82mi	3/2.0 (-1)	1,776 (-4%)	0mo	$330,000	$186	53
1622 Travelers Palm Dr	0.67mi	3/2.0 (-1)	2,016 (+9%)	1mo	$336,000	$167	48
2713 Victory Palm Dr	1.08mi	3/2.0 (-1)	1,630 (-12%)	0mo	$325,000	$199	40
1712 Sabal Palm Dr	0.64mi	3/2.0 (-1)	1,546 (-16%)	1mo	$354,900	$230	39
2213 Pine Tree Dr	0.77mi	4/3.0	2,180 (+18%)	0mo	$350,000	$161	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -26.5%
• Equity multiple: 0.11×
• Total profit: $-76,297
• Equity at exit: $45,476

10-year hold

• IRR: -23.5%
• Equity multiple: -0.18×
• Total profit: $-100,703
• Equity at exit: $26,371

Cash invested: $85,400 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 43 active · 23 under contract
• Months of supply: 21.5 mo (5%/mo absorbed)
• Median asking: $377,090 ($205/sqft)
• Median days on market: 279 d
• This list price: 19% of active listings are priced below it
• ARV vs active asking: -9.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32141

• Home prices YoY: -19.2%
• Active inventory: 441
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,312 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$449 /mo · $5,390/yr
• Insurance: −$127
• HOA: −$75
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $-424

Break-even live

Break-even rent $2,849

Max offer price $230,120

Occupancy floor —

Sensitivity live

Price	-10% $-251	-5% $-338	+0% $-424	+5% $-510	+10% $-597
Rent	-10% $-607	-5% $-515	+0% $-424	+5% $-333	+10% $-241
Rate	-1.0pp $-270	-0.5pp $-346	base $-424	+0.5pp $-503	+1.0pp $-583

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: $76,250
• Closing costs: $9,150
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2725 Silver Canoe Dr Edgewater, FL	3.0	2.5	1840	$1,900	$1.03	88d	1	0.20mi
2733 Silver Canoe Dr Edgewater, FL	3.0	2.5	1840	$2,000	$1.09	6d	1	0.20mi
2808 Silver Canoe Dr Edgewater, FL	3.0	2.5	1671	$1,980	$1.18	78d	1	0.24mi
2219 Umbrella Tree Dr Edgewater, FL	3.0	2.0	1446	$2,300	$1.59	119d	1	0.58mi
1822 Royal Palm Dr Edgewater, FL	3.0	2.0	1400	$1,620	$1.16	110d	1	0.60mi
1828 Kumquat Dr Edgewater, FL	3.0	2.0	1982	$2,000	$1.01	62d	1	0.97mi
2114 Gentle Rain Dr Edgewater, FL	3.0	2.5	1671	$2,000	$1.20	62d	1	1.04mi
2027 Guava Dr Unit 2029 Edgewater, FL	4.0	2.0	1760	$2,000	$1.14	6d	1	1.23mi
2421 India Palm Dr Edgewater, FL	3.0	2.0	1358	$2,150	$1.58	114d	1	1.29mi
2809 Orange Tree Dr Edgewater, FL	3.0	2.0	1412	$3,100	$2.20	6d	1	1.37mi
308 Wildwood Dr Edgewater, FL	3.0	2.0	1485	$2,195	$1.48	114d	1	1.40mi
2621 India Palm Dr Edgewater, FL	3.0	2.0	1269	$2,400	$1.89	119d	1	1.44mi
1822 Banyan Tree Dr Edgewater, FL	4.0	2.0	2304	$3,300	$1.43	62d	1	1.45mi
2515 Fern Palm Dr Edgewater, FL	3.0	2.0	1400	$2,200	$1.57	107d	1	1.48mi
1008 Beulah Dr Edgewater, FL	3.0	1.5	1251	$1,825	$1.46	88d	1	1.49mi

HOA detail $75/mo · $900/yr

• Likely covers: pool

Listing history 50 events

1. 2026-09-24
   days on market $305,000 Active 248 DOM
2. 2026-09-22
   days on market $305,000 Active 246 DOM
3. 2026-09-21
   days on market $305,000 Active 245 DOM
4. 2026-09-20
   days on market $305,000 Active 244 DOM
5. 2026-09-19
   days on market $305,000 Active 243 DOM
6. 2026-09-18
   days on market $305,000 Active 242 DOM
7. 2026-09-17
   days on market $305,000 Active 241 DOM
8. 2026-09-16
   days on market $305,000 Active 240 DOM
9. 2026-09-15
   days on market $305,000 Active 239 DOM
10. 2026-09-14
    days on market $305,000 Active 238 DOM
11. 2026-09-13
    days on market $305,000 Active 237 DOM
12. 2026-09-12
    days on market $305,000 Active 236 DOM
13. 2026-09-11
    days on market $305,000 Active 235 DOM
14. 2026-09-05
    days on market $305,000 Active 229 DOM
15. 2026-09-04
    days on market $305,000 Active 228 DOM
16. 2026-09-03
    days on market $305,000 Active 227 DOM
17. 2026-08-31
    days on market $305,000 Active 224 DOM
18. 2026-08-29
    days on market $305,000 Active 222 DOM
19. 2026-08-28
    days on market $305,000 Active 221 DOM
20. 2026-08-27
    days on market $305,000 Active 220 DOM
21. 2026-08-26
    days on market $305,000 Active 219 DOM
22. 2026-08-25
    days on market $305,000 Active 218 DOM
23. 2026-08-24
    days on market $305,000 Active 217 DOM
24. 2026-08-23
    days on market $305,000 Active 216 DOM
25. 2026-08-21
    days on market $305,000 Active 214 DOM
26. 2026-08-20
    days on market $305,000 Active 213 DOM
27. 2026-08-19
    days on market $305,000 Active 212 DOM
28. 2026-08-18
    days on market $305,000 Active 211 DOM
29. 2026-08-17
    days on market $305,000 Active 210 DOM
30. 2026-08-16
    days on market $305,000 Active 209 DOM
31. 2026-08-15
    days on market $305,000 Active 208 DOM
32. 2026-08-15
    days on market $305,000 Active 207 DOM
33. 2026-08-13
    days on market $305,000 Active 206 DOM
34. 2026-08-12
    days on market $305,000 Active 205 DOM
35. 2026-08-11
    days on market $305,000 Active 204 DOM
36. 2026-08-10
    days on market $305,000 Active 203 DOM
37. 2026-08-09
    days on market $305,000 Active 202 DOM
38. 2026-08-08
    days on market $305,000 Active 201 DOM
39. 2026-08-07
    days on market $305,000 Active 200 DOM
40. 2026-08-06
    days on market $305,000 Active 199 DOM
41. 2026-08-05
    days on market $305,000 Active 198 DOM
42. 2026-08-04
    days on market $305,000 Active 197 DOM
43. 2026-08-03
    days on market $305,000 Active 196 DOM
44. 2026-07-31
    days on market $305,000 Active 193 DOM
45. 2026-07-30
    days on market $305,000 Active 191 DOM
46. 2026-07-28
    days on market $305,000 Active 190 DOM
47. 2026-07-26
    days on market $305,000 Active 188 DOM
48. 2026-07-25
    days on market $305,000 Active 187 DOM
49. 2026-07-24
    days on market $305,000 Active 186 DOM
50. 2026-07-23
    days on market $305,000 Active 185 DOM

ⓘ 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: $5,390 · $449/mo
• Projected year-2 tax: $5,390 · $449/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 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 21 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: $27,749
• − Mortgage interest: −$17,085
• − Property taxes: −$5,390
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,220
• − Management: −$2,220
• − HOA: −$900
• − Depreciation: −$8,873
• Taxable loss: −$10,463
• Est. tax savings @ 24.0%: +$2,511
• After-tax cash flow: $-2,575/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $9,230–$27,690 screening

This home is in good condition with modern updates and a good curb appeal. It is a great opportunity for a buyer looking for a move-in ready home.

Value-add opportunities

• Both Paint the exterior — Enhances curb appeal and value ↑
• Resale Replace countertops — Modernizes the kitchen and adds value ↑
• Both Install smart home devices — Improves convenience and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Edgewater Public School B- FL #690/2,144 Nat'l #7,252/41,679 Middle New Smyrna Beach Middle School D- FL #331/571 Nat'l #5,160/14,009 High New Smyrna Beach High School F FL #255/667 Nat'l #7,439/17,239

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

B Composite livability gradescore 72/100

Livability — Edgewater

• Score: 72/100
• State rank: #329
• US rank: #5753

Category grades

Amenities D- Commute F Cost of living A+ Crime B- Employment C Housing A+ Health & safety A+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edgewater, FL
• County: Volusia County · 572,749 people
• City population: 18,726
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• Population (ZIP): 18,726
• Household income: $63,936
• Rent vs Own: 6.2% rent · 93.8% own
• Severe rent burden: 26% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 4% Two or more races 3% Black 2%
• Common ancestry: Romanian 6% Lithuanian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 2% German/W. Germanic 1%

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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: ▼ -80.12%
• Current HPI: 337.8301
• Rent YoY: —
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

-7.3% since first listed

24 events — show timeline

• 2026-03-26 Price Changed $305,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-26 Price Changed $305,000 Daytona MLS
• 2026-01-19 Listed $323,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-16 Listed $323,000 Daytona MLS
• 2024-08-17 Listing Removed — Daytona MLS
• 2024-06-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-06-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-06-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-05-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-05-22 Contingent — Daytona MLS
• 2024-04-09 Listed $385,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-01 Price Changed $385,000 Daytona MLS
• 2024-03-12 Price Changed $388,500 Daytona MLS
• 2024-02-17 Listed $390,000 Daytona MLS
• 2022-06-24 Sold (MLS) $375,000 NSBMLS
• 2022-06-24 Sold (MLS) $375,000 Stellar MLS as Distributed by MLS Grid
• 2022-02-01 Listing Removed — Daytona MLS
• 2022-02-01 Pending — Daytona MLS
• 2022-02-01 Contingent — NSBMLS
• 2022-01-26 Price Changed $333,990 Daytona MLS
• 2022-01-26 Price Changed $333,990 NSBMLS
• 2022-01-21 Listed $328,990 NSBMLS
• 2022-01-21 Listed $333,990 Stellar MLS as Distributed by MLS Grid
• 2022-01-21 Listed $328,990 Daytona MLS

Property tax history

+153.7%/yr

Latest (2025): $5,390 · +13.4% YoY. Source: county tax records.