137 Coleman St · Edgewater, FL 32141

$175,000

2 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 37 Days on market

Built 2024

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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 +25.5/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Build your custom home or manufactured home. $25.00 Annual HOA Fees. Impact Fees paid by seller. Water and sewer on site and is ready to build. Adjacent vacant lot can be purchased to create a 100x114 lot. River Breeze public boat ramp located nearby. All information is intended to be accurate but not guaranteed.

Key facts

• Extra long driveway
• No hoa
• Garden tub

Tags

• GARDEN TUB
• EXTRA LONG DRIVEWAY
• NO HOA

Property features AI

Exterior

• Home design: Built in 2024
• Construction: New construction (2024)
• Exterior features: Located in the South Waterfront Park subdivision

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.

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.
• Market conditions: 304 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 40% 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 $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 37 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 16y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $175k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.21% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.97%
• DSCR: 1.44
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -1.3%
• Equity multiple: 0.95×
• Total profit: $-2,371
• Equity at exit: $26,093

10-year hold

• IRR: 8.4%
• Equity multiple: 1.64×
• Total profit: $31,569
• Equity at exit: $15,131

Cash invested: $49,000 (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 32141

• Home prices YoY: -19.2%
• Active inventory: 304
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,109 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$268 /mo · $3,222/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $407

Break-even live

Break-even rent $1,594

Max offer price $175,000

Occupancy floor 76%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
189 Lewis St Edgewater, FL	2.0	2.0	768	$2,200	$2.86	23d	1	0.26mi
20 River Park Blvd Edgewater, FL	2.0	1.0	1000	$1,700	$1.70	14d	1	0.53mi

Listing history 50 events

1. 2026-06-18
   days on market $175,000 Active 37 DOM
2. 2026-06-17
   days on market $175,000 Active 36 DOM
3. 2026-06-16
   days on market $175,000 Active 35 DOM
4. 2026-06-15
   days on market $175,000 Active 34 DOM
5. 2026-06-14
   days on market $175,000 Active 32 DOM
6. 2026-06-10
   days on market $175,000 Active 29 DOM
7. 2026-06-09
   days on market $175,000 Active 28 DOM
8. 2026-06-08
   days on market $175,000 Active 27 DOM
9. 2026-06-07
   days on market $175,000 Active 26 DOM
10. 2026-06-05
    days on market $175,000 Active 23 DOM
11. 2026-06-03
    days on market $175,000 Active 22 DOM
12. 2026-06-03
    days on market $175,000 Active 21 DOM
13. 2026-06-01
    days on market $175,000 Active 20 DOM
14. 2026-05-31
    days on market $175,000 Active 19 DOM
15. 2026-05-31
    days on market $175,000 Active 18 DOM
16. 2026-05-13
    price $175,000 387-char remark
17. 2026-05-12
    listed $199,900 Active 387-char remark
18. 2023-02-27
    soldstatus $70,000 Closed 314-char remark

    Show marketing remark (314 chars)

    Build your custom home or manufactured home. $25.00 Annual HOA Fee. Impact Fees paid by seller. Water and sewer on site and is ready to build . Adjacent vacant lot can be purchased to create a 100x114 lot. River Breeze public boat ramp located nearby. All information is intended to be accurate but not guaranteed.

19. 2023-02-27
    soldstatus $70,000 Closed

    Show marketing remark (314 chars)

    Build your custom home or manufactured home. $25.00 Annual HOA Fee. Impact Fees paid by seller. Water and sewer on site and is ready to build . Adjacent vacant lot can be purchased to create a 100x114 lot. River Breeze public boat ramp located nearby. All information is intended to be accurate but not guaranteed.

20. 2023-02-27
    soldstatus $70,000

    Show marketing remark (314 chars)

    Build your custom home or manufactured home. $25.00 Annual HOA Fee. Impact Fees paid by seller. Water and sewer on site and is ready to build . Adjacent vacant lot can be purchased to create a 100x114 lot. River Breeze public boat ramp located nearby. All information is intended to be accurate but not guaranteed.

21. 2023-02-27
    soldstatus $70,000 Closed

    Show marketing remark (314 chars)

    Build your custom home or manufactured home. $25.00 Annual HOA Fee. Impact Fees paid by seller. Water and sewer on site and is ready to build . Adjacent vacant lot can be purchased to create a 100x114 lot. River Breeze public boat ramp located nearby. All information is intended to be accurate but not guaranteed.

22. 2023-02-27
    soldstatus $70,000 Closed

    Show marketing remark (314 chars)

    Build your custom home or manufactured home. $25.00 Annual HOA Fee. Impact Fees paid by seller. Water and sewer on site and is ready to build . Adjacent vacant lot can be purchased to create a 100x114 lot. River Breeze public boat ramp located nearby. All information is intended to be accurate but not guaranteed.

23. 2023-02-16
    status Pending 314-char remark

    Show marketing remark (314 chars)

    Build your custom home or manufactured home. $25.00 Annual HOA Fee. Impact Fees paid by seller. Water and sewer on site and is ready to build . Adjacent vacant lot can be purchased to create a 100x114 lot. River Breeze public boat ramp located nearby. All information is intended to be accurate but not guaranteed.

24. 2023-02-16
    status Pending

    Show marketing remark (314 chars)

    Build your custom home or manufactured home. $25.00 Annual HOA Fee. Impact Fees paid by seller. Water and sewer on site and is ready to build . Adjacent vacant lot can be purchased to create a 100x114 lot. River Breeze public boat ramp located nearby. All information is intended to be accurate but not guaranteed.

25. 2023-02-16
    status Pending

    Show marketing remark (314 chars)

    Build your custom home or manufactured home. $25.00 Annual HOA Fee. Impact Fees paid by seller. Water and sewer on site and is ready to build . Adjacent vacant lot can be purchased to create a 100x114 lot. River Breeze public boat ramp located nearby. All information is intended to be accurate but not guaranteed.

26. 2023-02-16
    historical Contingent

    Show marketing remark (314 chars)

    Build your custom home or manufactured home. $25.00 Annual HOA Fee. Impact Fees paid by seller. Water and sewer on site and is ready to build . Adjacent vacant lot can be purchased to create a 100x114 lot. River Breeze public boat ramp located nearby. All information is intended to be accurate but not guaranteed.

27. 2023-01-06
    listed $80,000 Active

    Show marketing remark (314 chars)

    Build your custom home or manufactured home. $25.00 Annual HOA Fee. Impact Fees paid by seller. Water and sewer on site and is ready to build . Adjacent vacant lot can be purchased to create a 100x114 lot. River Breeze public boat ramp located nearby. All information is intended to be accurate but not guaranteed.

28. 2022-12-07
    status Active

    Show marketing remark (314 chars)

    Build your custom home or manufactured home. $25.00 Annual HOA Fees. Impact Fees paid by seller. Water and sewer on site and is ready to build. Adjacent vacant lot can be purchased to create a 100x114 lot. River Breeze public boat ramp located nearby. All information is intended to be accurate but not guaranteed.

29. 2022-12-07
    listed $80,000 Active 314-char remark

    Show marketing remark (314 chars)

    Build your custom home or manufactured home. $25.00 Annual HOA Fees. Impact Fees paid by seller. Water and sewer on site and is ready to build. Adjacent vacant lot can be purchased to create a 100x114 lot. River Breeze public boat ramp located nearby. All information is intended to be accurate but not guaranteed.

30. 2022-12-01
    historical
31. 2022-11-30
    historical
32. 2021-11-03
    listed $80,000 Active
33. 2021-11-03
    listed $80,000
34. 2021-11-03
    listed $80,000 Active
35. 2021-11-03
    listed $80,000 Active
36. 2021-10-26
    historical
37. 2021-10-25
    historical
38. 2021-04-28
    listed $85,000 Active
39. 2021-04-28
    listed $85,000
40. 2015-10-25
    historical
41. 2015-04-07
    listed $37,900
42. 2010-11-30
    historical
43. 2010-11-30
    historical
44. 2010-11-30
    historical
45. 2010-05-12
    listed $39,000
46. 2010-05-12
    listed $39,000
47. 2010-05-12
    listed
48. 2010-05-12
    listed $39,000
49. 2006-11-06
    soldstatus $52,500
50. 1978-07-01
    soldstatus $6,500

ⓘ 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: $3,222 · $268/mo
• Projected year-2 tax: $3,222 · $268/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 6/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,308
• − Mortgage interest: −$9,803
• − Property taxes: −$3,222
• − Insurance: −$875
• − Repairs & maintenance: −$2,025
• − Management: −$2,025
• − Depreciation: −$5,091
• Taxable income: $2,269
• Est. tax owed @ 24.0%: −$544
• After-tax cash flow: $4,340/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 — 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

• County: Volusia County · 556,871 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: 161.0

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 (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%

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

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

+2592.3% since first listed

35 events — show timeline

• 2026-05-13 Price Changed $175,000 FSBO.com
• 2026-05-12 Listed $199,900 FSBO.com
• 2023-02-27 Sold (MLS) $70,000 Stellar MLS as Distributed by MLS Grid
• 2023-02-27 Sold (MLS) $70,000 NSBMLS
• 2023-02-27 Sold (MLS) $70,000 Stellar MLS as Distributed by MLS Grid
• 2023-02-27 Sold (MLS) $70,000 SCMLS
• 2023-02-27 Sold (MLS) $70,000 Daytona MLS
• 2023-02-16 Pending — Daytona MLS
• 2023-02-16 Pending — SCMLS
• 2023-02-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-02-16 Contingent — NSBMLS
• 2023-01-06 Listed $80,000 SCMLS
• 2022-12-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-12-07 Listed $80,000 Daytona MLS
• 2022-12-01 Listing Removed — Daytona MLS
• 2022-11-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2021-11-03 Listed $80,000 Stellar MLS as Distributed by MLS Grid
• 2021-11-03 Listed $80,000 NSBMLS
• 2021-11-03 Listed $80,000 Stellar MLS as Distributed by MLS Grid
• 2021-11-03 Listed $80,000 Daytona MLS
• 2021-10-26 Listing Removed — Daytona MLS
• 2021-10-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2021-04-28 Listed $85,000 Stellar MLS as Distributed by MLS Grid
• 2021-04-28 Listed $85,000 Daytona MLS
• 2015-10-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-04-07 Listed $37,900 Stellar MLS as Distributed by MLS Grid
• 2010-11-30 Delisted — NSBMLS
• 2010-11-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-11-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-05-12 Listed $39,000 Daytona MLS
• 2010-05-12 Listed — NSBMLS
• 2010-05-12 Listed $39,000 Stellar MLS as Distributed by MLS Grid
• 2010-05-12 Listed $39,000 Stellar MLS as Distributed by MLS Grid
• 2006-11-06 Sold (Public Records) $52,500 Public Records
• 1978-07-01 Sold (Public Records) $6,500 Public Records

Property tax history

+23.7%/yr

Latest (2025): $3,222 · +141.0% YoY. Source: county tax records.