1915 Umbrella Tree Dr · Edgewater, FL 32141

$264,500

3 bd · 2.0 ba · 1,235 sqft · SingleFamily public records · 73 Days on market

Built 1975 10,000 sqft lot

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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 +15.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Move-In Ready Home on Double Lot – No HOA! Welcome to this beautifully maintained 3-bedroom, 2-bath home offering 1,275 square feet of comfortable living space, ideally situated on two spacious lots in a quiet, desirable neighborhood with no HOA restrictions. This move-in ready property has been thoughtfully updated with numerous recent improvements, including a new roof (2021), updated windows (2017), water heater, and a new garage door (2021). Inside, you’ll find stylish luxury vinyl plank flooring in the living room and hallway, along with brand-new carpet in the bedrooms (2024). The home also features fresh interior paint, new baseboards, and updated interior doors (2024), giving it a clean, modern feel throughout. Enjoy the convenience of a single-car garage and plenty of outdoor space, perfect for entertaining, expanding, or simply relaxing. As an added bonus, two additional lots located directly south of the property are also available for purchase, offering incredible potential for investment or future development. Ideally located just 15 minutes from the beach and close to shopping, dining, and everyday amenities, this home combines comfort, convenience, and opportunity. Don’t miss your chance to own this well-maintained property in a prime location! All information is deemed to be accurate but is not guaranteed.

Key facts

• Updated windows
• Water heater
• Double lot

Tags

• DOUBLE LOT
• NO HOA
• NEW ROOF
• UPDATED WINDOWS
• WATER HEATER
• NEW GARAGE DOOR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $264k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (20.2% below list).
• Recommended offer: $211k (20.2% below list) — sets the bar for 1% rule.

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: 307 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 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 $2k of loan paydown is wiped out by about $8k 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 73 days — a 6% lower offer ($249k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $194k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,952 (20.2% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.01%
• DSCR: 1.09
• GRM: 10.4

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: -13.2%
• Equity multiple: 0.53×
• Total profit: $-35,089
• Equity at exit: $39,438

10-year hold

• IRR: -4.3%
• Equity multiple: 0.72×
• Total profit: $-20,946
• Equity at exit: $22,869

Cash invested: $74,060 (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: 307
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,110 high
• Mortgage (P&I): −$1,387
• Tax from tax record: −$45 /mo · $540/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $124

Break-even live

Break-even rent $1,952

Max offer price $264,500

Occupancy floor 89%

Sensitivity live

Price	-10% $274	-5% $199	+0% $124	+5% $-253	+10% $-344
Rent	-10% $-42	-5% $41	+0% $124	+5% $208	+10% $291
Rate	-1.0pp $257	-0.5pp $192	base $124	+0.5pp $56	+1.0pp $-14

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: $66,125
• Closing costs: $7,935
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1822 Royal Palm Dr Edgewater, FL	3.0	2.0	1400	$1,620	$1.16	16d	1	0.30mi
2219 Umbrella Tree Dr Edgewater, FL	3.0	2.0	1446	$2,300	$1.59	25d	1	0.41mi
2330 India Palm Dr Edgewater, FL	2.0	2.0	1025	$1,499	$1.46	16d	1	0.89mi
2314 Fern Palm Dr Unit 2314 Edgewater, FL	2.0	2.0	1200	$1,700	$1.42	20d	1	0.97mi
2421 India Palm Dr Edgewater, FL	3.0	2.0	1358	$2,150	$1.58	20d	1	0.98mi
1000 Egret Ct Edgewater, FL	2.0	2.0	1051	$2,400	$2.28	25d	1	1.14mi
2515 Fern Palm Dr Edgewater, FL	3.0	2.0	1400	$2,200	$1.57	13d	1	1.16mi
2621 India Palm Dr Edgewater, FL	3.0	2.0	1269	$2,400	$1.89	25d	1	1.17mi
2827 Royal Palm Dr Edgewater, FL	3.0	2.0	1212	$1,900	$1.57	25d	1	1.23mi
121 W Marion Ave Edgewater, FL	2.0	2.0	1020	$1,250	$1.23	25d	1	1.27mi
308 Wildwood Dr Edgewater, FL	3.0	2.0	1485	$2,195	$1.48	20d	1	1.35mi
120 Hardin Pl Edgewater, FL	3.0	2.0	1455	$2,075	$1.43	16d	1	1.37mi
706 Mary St Edgewater, FL	2.0	1.5	1025	$1,600	$1.56	25d	1	1.41mi

Listing history 12 events

1. 2026-06-05
   status $264,500 Pending 73 DOM
2. 2026-06-03
   days on market $264,500 Active 73 DOM
3. 2026-06-03
   days on market $264,500 Active 72 DOM
4. 2026-06-01
   days on market $264,500 Active 71 DOM
5. 2026-05-31
   days on market $264,500 Active 70 DOM
6. 2026-05-31
   days on market $264,500 Active 69 DOM
7. 2026-05-15
   price $269,000 1373-char remark

   Show marketing remark (1373 chars)

   Charming Move-In Ready Home on Double Lot – No HOA! Welcome to this beautifully maintained 3-bedroom, 2-bath home offering 1,275 square feet of comfortable living space, ideally situated on two spacious lots in a quiet, desirable neighborhood with no HOA restrictions. This move-in ready property has been thoughtfully updated with numerous recent improvements, including a new roof (2021), updated windows (2017), water heater, and a new garage door (2021). Inside, you’ll find stylish luxury vinyl plank flooring in the living room and hallway, along with brand-new carpet in the bedrooms (2024). The home also features fresh interior paint, new baseboards, and updated interior doors (2024), giving it a clean, modern feel throughout. Enjoy the convenience of a single-car garage and plenty of outdoor space, perfect for entertaining, expanding, or simply relaxing. As an added bonus, two additional lots located directly south of the property are also available for purchase, offering incredible potential for investment or future development. Ideally located just 15 minutes from the beach and close to shopping, dining, and everyday amenities, this home combines comfort, convenience, and opportunity. Don’t miss your chance to own this well-maintained property in a prime location! All information is deemed to be accurate but is not guaranteed.

8. 2026-05-09
   price $274,900 1373-char remark

   Show marketing remark (1373 chars)

   Charming Move-In Ready Home on Double Lot – No HOA! Welcome to this beautifully maintained 3-bedroom, 2-bath home offering 1,275 square feet of comfortable living space, ideally situated on two spacious lots in a quiet, desirable neighborhood with no HOA restrictions. This move-in ready property has been thoughtfully updated with numerous recent improvements, including a new roof (2021), updated windows (2017), water heater, and a new garage door (2021). Inside, you’ll find stylish luxury vinyl plank flooring in the living room and hallway, along with brand-new carpet in the bedrooms (2024). The home also features fresh interior paint, new baseboards, and updated interior doors (2024), giving it a clean, modern feel throughout. Enjoy the convenience of a single-car garage and plenty of outdoor space, perfect for entertaining, expanding, or simply relaxing. As an added bonus, two additional lots located directly south of the property are also available for purchase, offering incredible potential for investment or future development. Ideally located just 15 minutes from the beach and close to shopping, dining, and everyday amenities, this home combines comfort, convenience, and opportunity. Don’t miss your chance to own this well-maintained property in a prime location! All information is deemed to be accurate but is not guaranteed.

9. 2026-03-22
   listed $279,000 Active 1373-char remark

   Show marketing remark (1373 chars)

   Charming Move-In Ready Home on Double Lot – No HOA! Welcome to this beautifully maintained 3-bedroom, 2-bath home offering 1,275 square feet of comfortable living space, ideally situated on two spacious lots in a quiet, desirable neighborhood with no HOA restrictions. This move-in ready property has been thoughtfully updated with numerous recent improvements, including a new roof (2021), updated windows (2017), water heater, and a new garage door (2021). Inside, you’ll find stylish luxury vinyl plank flooring in the living room and hallway, along with brand-new carpet in the bedrooms (2024). The home also features fresh interior paint, new baseboards, and updated interior doors (2024), giving it a clean, modern feel throughout. Enjoy the convenience of a single-car garage and plenty of outdoor space, perfect for entertaining, expanding, or simply relaxing. As an added bonus, two additional lots located directly south of the property are also available for purchase, offering incredible potential for investment or future development. Ideally located just 15 minutes from the beach and close to shopping, dining, and everyday amenities, this home combines comfort, convenience, and opportunity. Don’t miss your chance to own this well-maintained property in a prime location! All information is deemed to be accurate but is not guaranteed.

10. 2025-09-30
    soldstatus $194,053
11. 1985-12-01
    soldstatus $35,500
12. 1975-09-01
    soldstatus $29,000

ⓘ 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: $540 · $45/mo
• Projected year-2 tax: $2,195 · $183/mo
• Expected delta: +$1,656/yr (+$138/mo · 306.9%)

ⓘ 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) · 67% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 22 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: $25,314
• − Mortgage interest: −$14,816
• − Property taxes: −$540
• − Insurance: −$1,322
• − Repairs & maintenance: −$2,025
• − Management: −$2,025
• − Depreciation: −$7,695
• Taxable loss: −$3,109
• Est. tax savings @ 24.0%: +$746
• After-tax cash flow: $2,237/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

• Census place: Edgewater, FL
• 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

+827.6% since first listed

6 events — show timeline

• 2026-05-15 Price Changed $269,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-09 Price Changed $274,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-22 Listed $279,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-30 Sold (Public Records) $194,053 Public Records
• 1985-12-01 Sold (Public Records) $35,500 Public Records
• 1975-09-01 Sold (Public Records) $29,000 Public Records

Property tax history

-2.2%/yr

Latest (2025): $540 · +0.2% YoY. Source: county tax records.