706 Leward Way · Port Orange, FL 32129

$149,900

2 bd · 2.0 ba · 840 sqft · Manufactured public records · 22 Days on market

Built 1979 1.49 ac lot $2/mo HOA

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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 +22.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• 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

Laurelwood Community 55+ no lot rent here. Walk in and be amazed at this spacious Palm Harbor. Completely remodeled with interior and exterior paint. Features include newer windows, insulated roof over, appliances, and handicap ramp. Extended carport has been replaced with new codes. Attached shed with new washer, dryer and wash sink. Built in shelves and storage in both bedrooms. Updated light fixtures, sinks and new flooring. Close to shopping, hospitals, restaurants and less than 3 miles from beach.

Key facts

• Metal roof
• Glassed-in porch
• Covered carport

Tags

• METAL ROOF
• GLASSED-IN PORCH
• COVERED CARPORT
• UPDATED BATHROOMS
• STORAGE SHED
• WASHER AND DRYER INCLUDED

Property features AI

Finance

• HOA & community: Homeowners association with $25 annual fee; Senior community; Association provides no listed amenities

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Cable available and connected; Electricity connected; Water connected; Sewer connected
• Home design: Mobile home (manufactured home); One level
• Construction: Lap siding; Metal roof; No foundation specified
• Exterior features: Porch; Side porch; Has view

Interior

• Kitchen: Refrigerator; Electric range
• Bedrooms: 5 total rooms (bedroom count not specified)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air conditioning; Electric cooling
• Interior features: Open floorplan; Balcony
• Laundry & utility: Laundry located in carport

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% 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.
• Zoned schools: Sugar Mill Elementary School (math 59% / reading 58%, grade B-, #735 of 2,144 statewide, top 35%, 623 students, 64% FRL); Silver Sands Middle School (math 50% / reading 52%, grade C, #237 of 571 statewide, top 43%, 1,165 students, 54% FRL); Atlantic High School (math 24% / reading 46%, grade F, #379 of 667 statewide, top 58%, 1,266 students, 52% FRL).
• Market conditions: Rents soft (-2.7%/yr); 248 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $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

• It's been on market 22 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 28y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $94k; list at $150k implies a 59% gain — meaningful room to come down on a strong offer.

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 $147,651 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.08% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.90%
• DSCR: 1.31
• GRM: 7.7

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: -9.1%
• Equity multiple: 0.68×
• Total profit: $-13,638
• Equity at exit: $22,351

10-year hold

• IRR: -4.3%
• Equity multiple: 0.75×
• Total profit: $-10,328
• Equity at exit: $12,961

Cash invested: $41,972 (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: 248
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,621 high
• Mortgage (P&I): −$786
• Tax from tax record: −$189 /mo · $2,265/yr
• Insurance: −$62
• HOA: −$2
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $241

Break-even live

Break-even rent $1,316

Max offer price $149,900

Occupancy floor 80%

Sensitivity live

Price	-10% $326	-5% $284	+0% $241	+5% $199	+10% $157
Rent	-10% $113	-5% $177	+0% $241	+5% $305	+10% $370
Rate	-1.0pp $317	-0.5pp $280	base $241	+0.5pp $203	+1.0pp $163

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1152 Old Hammock Rd Unit 1 Port Orange, FL	1.0	1.0	600	$1,295	$2.16	25d	1	0.34mi
1154 Ashland Ct Port Orange, FL	3.0	2.0	1118	$1,795	$1.61	16d	1	0.51mi
3835 Clyde Morris Blvd Port Orange, FL	1.0–3.0	1.0–2.0	1013	$2,012	$1.99	12d	17	0.54mi
1206 Deer Springs Rd Port Orange, FL	2.0	2.0	1064	$1,625	$1.53	16d	1	0.64mi
12 Downing Dr Port Orange, FL	2.0	2.0	921	$1,599	$1.74	16d	1	0.72mi
3780 Clyde Morris Blvd Port Orange, FL	2.0–3.0	2.0	1050	$1,369	$1.30	12d	12	0.86mi
1401 Reed Canal Rd Port Orange, FL	1.0–3.0	1.0–2.0	1045	$1,856	$1.78	16d	25	0.90mi
980 Canal View Blvd Port Orange, FL	2.0	1.5	1024	$1,448	$1.41	25d	2	0.94mi
1270 Reed Canal Rd Port Orange, FL	1.0–3.0	1.0–2.0	1001	$1,746	$1.74	12d	29	0.96mi
1025 Eagle Lake Trl Port Orange, FL	1.0	1.0	576	$1,185	$2.06	25d	2	1.07mi
1010 N Swallow Tail Dr Port Orange, FL	1.0–2.0	1.0–2.0	893	$1,574	$1.76	12d	16	1.14mi
1200 Floral Springs Blvd Port Orange, FL	1.0–3.0	1.0–2.0	1047	$1,780	$1.70	12d	81	1.15mi
4801 Clyde Morris Blvd Port Orange, FL	1.0	1.0	576	$1,376	$2.39	25d	5	1.25mi
958 Village Trl Port Orange, FL	1.0–2.0	1.0–2.0	775	$1,455	$1.88	12d	12	1.30mi
5609 Victoria Gardens Blvd Port Orange, FL	2.0	1.0–1.5	1050	$1,600	$1.52	25d	7	1.40mi
110 Dolphin Fleet Cir Daytona Beach, FL	1.0–3.0	1.0–2.5	1125	$1,736	$1.54	12d	20	1.45mi
3900 Yorktowne Blvd Port Orange, FL	1.0–3.0	1.0–2.0	1031	$1,606	$1.56	12d	19	1.48mi

HOA detail

• Monthly dues: $2 · $24/yr

Listing history 27 events

1. 2026-06-22
   days on market $149,900 Active 22 DOM
2. 2026-06-18
   days on market $149,900 Active 19 DOM
3. 2026-06-17
   days on market $149,900 Active 18 DOM
4. 2026-06-16
   days on market $149,900 Active 17 DOM
5. 2026-06-15
   days on market $149,900 Active 16 DOM
6. 2026-06-14
   days on market $149,900 Active 14 DOM
7. 2026-06-10
   days on market $149,900 Active 11 DOM
8. 2026-06-09
   days on market $149,900 Active 10 DOM
9. 2026-06-08
   days on market $149,900 Active 9 DOM
10. 2026-06-07
    days on market $149,900 Active 8 DOM
11. 2026-06-05
    days on market $149,900 Active 5 DOM
12. 2026-06-03
    days on market $149,900 Active 4 DOM
13. 2026-06-02
    days on market $149,900 Active 3 DOM
14. 2026-06-01
    days on market $149,900 Active 2 DOM
15. 2026-05-31
    days on marketlisting id $149,900 Active 1 DOM
16. 2026-05-25
    price $149,900
17. 2026-05-25
    listed $159,900 Active
18. 2018-06-08
    soldstatus $94,000 507-char remark

    Show marketing remark (520 chars)

    Laurelwood Community 55+ no lot rent here. Walk in and be amazed at this spacious Palm Harbor. Completely remodeled with interior and exterior paint. Features include newer windows, insulated roof over, appliances, and handicap ramp. Extended carport has been replaced with new codes. Attached shed with new washer, dryer and wash sink. Built in shelves and storage in both bedrooms. Updated light fixtures, sinks and new flooring. Close to shopping, hospitals, restaurants and less than 3 miles from beach. ;Water: City

19. 2018-06-08
    soldstatus $94,000 520-char remark

    Show marketing remark (520 chars)

    Laurelwood Community 55+ no lot rent here. Walk in and be amazed at this spacious Palm Harbor. Completely remodeled with interior and exterior paint. Features include newer windows, insulated roof over, appliances, and handicap ramp. Extended carport has been replaced with new codes. Attached shed with new washer, dryer and wash sink. Built in shelves and storage in both bedrooms. Updated light fixtures, sinks and new flooring. Close to shopping, hospitals, restaurants and less than 3 miles from beach. ;Water: City

20. 2018-06-08
    soldstatus $94,000

    Show marketing remark (520 chars)

    Laurelwood Community 55+ no lot rent here. Walk in and be amazed at this spacious Palm Harbor. Completely remodeled with interior and exterior paint. Features include newer windows, insulated roof over, appliances, and handicap ramp. Extended carport has been replaced with new codes. Attached shed with new washer, dryer and wash sink. Built in shelves and storage in both bedrooms. Updated light fixtures, sinks and new flooring. Close to shopping, hospitals, restaurants and less than 3 miles from beach. ;Water: City

21. 2018-03-23
    listed $97,000 507-char remark

    Show marketing remark (520 chars)

    Laurelwood Community 55+ no lot rent here. Walk in and be amazed at this spacious Palm Harbor. Completely remodeled with interior and exterior paint. Features include newer windows, insulated roof over, appliances, and handicap ramp. Extended carport has been replaced with new codes. Attached shed with new washer, dryer and wash sink. Built in shelves and storage in both bedrooms. Updated light fixtures, sinks and new flooring. Close to shopping, hospitals, restaurants and less than 3 miles from beach. ;Water: City

22. 2018-03-23
    listed $97,000 520-char remark

    Show marketing remark (520 chars)

    Laurelwood Community 55+ no lot rent here. Walk in and be amazed at this spacious Palm Harbor. Completely remodeled with interior and exterior paint. Features include newer windows, insulated roof over, appliances, and handicap ramp. Extended carport has been replaced with new codes. Attached shed with new washer, dryer and wash sink. Built in shelves and storage in both bedrooms. Updated light fixtures, sinks and new flooring. Close to shopping, hospitals, restaurants and less than 3 miles from beach. ;Water: City

23. 2017-12-26
    soldstatus $55,000
24. 1998-11-13
    soldstatus $40,000
25. 1998-11-10
    soldstatus $40,000
26. 1998-04-17
    listed $44,500
27. 1985-04-01
    soldstatus $36,500

ⓘ 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: $2,265 · $189/mo
• Projected year-2 tax: $2,265 · $189/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 2/10 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: $19,454
• − Mortgage interest: −$8,397
• − Property taxes: −$2,265
• − Insurance: −$750
• − Repairs & maintenance: −$1,556
• − Management: −$1,556
• − HOA: −$24
• − Depreciation: −$4,361
• Taxable income: $546
• Est. tax owed @ 24.0%: −$131
• After-tax cash flow: $2,766/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

+310.7% since first listed

12 events — show timeline

• 2026-05-25 Price Changed $149,900 Daytona MLS
• 2026-05-25 Listed $159,900 Daytona MLS
• 2018-06-08 Sold (Public Records) $94,000 Public Records
• 2018-06-08 Sold (MLS) $94,000 Stellar MLS as Distributed by MLS Grid
• 2018-06-08 Sold (MLS) $94,000 NSBMLS
• 2018-03-23 Listed $97,000 Stellar MLS as Distributed by MLS Grid
• 2018-03-23 Listed $97,000 NSBMLS
• 2017-12-26 Sold (Public Records) $55,000 Public Records
• 1998-11-13 Sold (Public Records) $40,000 Public Records
• 1998-11-10 Sold (MLS) $40,000 Daytona MLS
• 1998-04-17 Listed $44,500 Daytona MLS
• 1985-04-01 Sold (Public Records) $36,500 Public Records

Property tax history

+22.9%/yr

Latest (2025): $2,265 · +178.7% YoY. Source: county tax records.