3508 Oak Trail Run · Port Orange, FL 32127

$154,900

2 bd · 2.0 ba · 905 sqft · Condo public records · 34 Days on market

Built 1989

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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).

• Cash flow +11.9/30.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• DSCR +3.5/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is the best deal in all of Port Orange! The balcony is currently being completely replaced and once completed the list price will be increased so lock in this low price now! Welcome to Trailwoods Condominiums! Located in the heart of Port Orange and within walking distance to grocery shopping, restaurants, bus stop and more! This affordable 2nd floor unit features 2 bedrooms and 2 bathrooms and is the perfect starter home, downsizing, vacation home or investment property! Enjoy the screened balcony that includes an extra storage closet. The low $233/month association fees include exterior paint, roof, exterior paint, pest control and building insurance. This great condo is ready for a future owner. Homes in this price range in the best school district of Port Orange don't last long.

Key facts

• Community pool
• Private balcony
• Built 1989

Tags

• PRIVATE BALCONY
• IN-UNIT WASHER AND DRYER
• COMMUNITY POOL
• WALKING DISTANCE TO SHOPPING
• EASY ACCESS TO MAJOR ROADS
• SHORT DRIVE TO THE BEACH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $-38 ($-461/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (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.
• Market conditions: Rents rising (+1.8%/yr); 418 active listings in the ZIP; 13 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 $1k of loan paydown is wiped out by about $5k 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 34 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.

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 $150,253 (3.0% 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 34 days. Have you received any prior offers? Is the seller open to a 3% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.05% ✓
• Cap rate: 6.00%
• Cash-on-cash: -1.06%
• DSCR: 0.95
• GRM: 7.9

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: -19.5%
• Equity multiple: 0.33×
• Total profit: $-29,265
• Equity at exit: $23,096

10-year hold

• IRR: -15.4%
• Equity multiple: 0.18×
• Total profit: $-35,504
• Equity at exit: $13,393

Cash invested: $43,372 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,632 high
• Mortgage (P&I): −$812
• Tax from tax record: −$143 /mo · $1,712/yr
• Insurance: −$65
• HOA est. from 2 same-building comps: −$308
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $-38

Break-even live

Break-even rent $1,680

Max offer price $148,110

Occupancy floor 97%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3307 Oak Trail Run #7 Port Orange, FL	2.0	2.0	910	$1,650	$1.81	23d	1	0.02mi
940 Village Trl Unit 4-306 Port Orange, FL	2.0	2.0	1006	$2,000	$1.99	14d	1	0.35mi
958 Village Trl Port Orange, FL	1.0–2.0	1.0–2.0	775	$1,455	$1.88	11d	12	0.78mi
722 Cindy Cir Port Orange, FL	2.0	1.5	850	$1,275	$1.50	14d	1	0.87mi
1025 Eagle Lake Trl Port Orange, FL	1.0	1.0	576	$1,185	$2.06	23d	2	0.91mi
524 Taylor Rd Port Orange, FL	2.0	1.0	922	$1,500	$1.63	23d	1	0.94mi
5609 Victoria Gardens Blvd Port Orange, FL	2.0	1.0–1.5	1050	$1,600	$1.52	23d	7	0.96mi
1010 N Swallow Tail Dr Port Orange, FL	1.0–2.0	1.0–2.0	893	$1,574	$1.76	11d	16	0.99mi
4211 New Haven Ct Port Orange, FL	2.0	2.0	902	$2,000	$2.22	23d	1	1.04mi
5249 Taylor Ave Port Orange, FL	2.0	2.5	672	$1,650	$2.46	14d	1	1.07mi
5173 Pineland Ave Port Orange, FL	2.0	1.5	914	$1,750	$1.91	23d	1	1.09mi
980 Canal View Blvd Port Orange, FL	2.0	1.5	1024	$1,448	$1.41	23d	2	1.27mi
4801 Clyde Morris Blvd Port Orange, FL	1.0	1.0	576	$1,376	$2.39	23d	5	1.42mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: insurance
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-15
   days on market $154,900 Active 34 DOM
2. 2026-06-14
   days on market $154,900 Active 32 DOM
3. 2026-06-10
   days on market $154,900 Active 29 DOM
4. 2026-06-09
   days on market $154,900 Active 28 DOM
5. 2026-06-08
   days on market $154,900 Active 27 DOM
6. 2026-06-07
   days on market $154,900 Active 26 DOM
7. 2026-06-05
   days on market $154,900 Active 23 DOM
8. 2026-06-03
   days on market $154,900 Active 22 DOM
9. 2026-06-03
   days on market $154,900 Active 21 DOM
10. 2026-06-01
    days on market $154,900 Active 20 DOM
11. 2026-05-31
    days on market $154,900 Active 19 DOM
12. 2026-05-31
    days on market $154,900 Active 18 DOM
13. 2026-05-12
    listed $154,900 Active 785-char remark
14. 2022-06-08
    soldstatus $154,000
15. 2022-06-07
    soldstatus $154,000 Closed 799-char remark

    Show marketing remark (799 chars)

    This is the best deal in all of Port Orange! The balcony is currently being completely replaced and once completed the list price will be increased so lock in this low price now! Welcome to Trailwoods Condominiums! Located in the heart of Port Orange and within walking distance to grocery shopping, restaurants, bus stop and more! This affordable 2nd floor unit features 2 bedrooms and 2 bathrooms and is the perfect starter home, downsizing, vacation home or investment property! Enjoy the screened balcony that includes an extra storage closet. The low $233/month association fees include exterior paint, roof, exterior paint, pest control and building insurance. This great condo is ready for a future owner. Homes in this price range in the best school district of Port Orange don't last long.

16. 2022-05-28
    historical Contingent 799-char remark

    Show marketing remark (799 chars)

    This is the best deal in all of Port Orange! The balcony is currently being completely replaced and once completed the list price will be increased so lock in this low price now! Welcome to Trailwoods Condominiums! Located in the heart of Port Orange and within walking distance to grocery shopping, restaurants, bus stop and more! This affordable 2nd floor unit features 2 bedrooms and 2 bathrooms and is the perfect starter home, downsizing, vacation home or investment property! Enjoy the screened balcony that includes an extra storage closet. The low $233/month association fees include exterior paint, roof, exterior paint, pest control and building insurance. This great condo is ready for a future owner. Homes in this price range in the best school district of Port Orange don't last long.

17. 2022-05-18
    status Active 799-char remark

    Show marketing remark (799 chars)

    This is the best deal in all of Port Orange! The balcony is currently being completely replaced and once completed the list price will be increased so lock in this low price now! Welcome to Trailwoods Condominiums! Located in the heart of Port Orange and within walking distance to grocery shopping, restaurants, bus stop and more! This affordable 2nd floor unit features 2 bedrooms and 2 bathrooms and is the perfect starter home, downsizing, vacation home or investment property! Enjoy the screened balcony that includes an extra storage closet. The low $233/month association fees include exterior paint, roof, exterior paint, pest control and building insurance. This great condo is ready for a future owner. Homes in this price range in the best school district of Port Orange don't last long.

18. 2022-04-26
    historical 799-char remark

    Show marketing remark (799 chars)

    This is the best deal in all of Port Orange! The balcony is currently being completely replaced and once completed the list price will be increased so lock in this low price now! Welcome to Trailwoods Condominiums! Located in the heart of Port Orange and within walking distance to grocery shopping, restaurants, bus stop and more! This affordable 2nd floor unit features 2 bedrooms and 2 bathrooms and is the perfect starter home, downsizing, vacation home or investment property! Enjoy the screened balcony that includes an extra storage closet. The low $233/month association fees include exterior paint, roof, exterior paint, pest control and building insurance. This great condo is ready for a future owner. Homes in this price range in the best school district of Port Orange don't last long.

19. 2022-04-06
    listed $159,900 Active 799-char remark

    Show marketing remark (799 chars)

    This is the best deal in all of Port Orange! The balcony is currently being completely replaced and once completed the list price will be increased so lock in this low price now! Welcome to Trailwoods Condominiums! Located in the heart of Port Orange and within walking distance to grocery shopping, restaurants, bus stop and more! This affordable 2nd floor unit features 2 bedrooms and 2 bathrooms and is the perfect starter home, downsizing, vacation home or investment property! Enjoy the screened balcony that includes an extra storage closet. The low $233/month association fees include exterior paint, roof, exterior paint, pest control and building insurance. This great condo is ready for a future owner. Homes in this price range in the best school district of Port Orange don't last long.

20. 2010-10-06
    soldstatus $85,000

ⓘ 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: $1,712 · $143/mo
• Projected year-2 tax: $1,712 · $143/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) · 29% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $19,581
• − Mortgage interest: −$8,677
• − Property taxes: −$1,712
• − Insurance: −$774
• − Repairs & maintenance: −$1,566
• − Management: −$1,566
• − HOA: −$3,696
• − Depreciation: −$4,506
• Taxable loss: −$2,917
• Est. tax savings @ 24.0%: +$700
• After-tax cash flow: $239/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

+81.2% since first listed

7 events — show timeline

• 2022-06-08 Sold (Public Records) $154,000 Public Records
• 2022-06-07 Sold (MLS) $154,000 Daytona MLS
• 2022-05-28 Contingent — Daytona MLS
• 2022-05-18 Relisted — Daytona MLS
• 2022-04-26 Listing Removed — Daytona MLS
• 2022-04-06 Listed $159,900 Daytona MLS
• 2010-10-06 Sold (Public Records) $85,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,712 · -1.9% YoY. Source: county tax records.