1046 Charles St · Port Orange, FL 32129

$200,000

2 bd · 2.0 ba · 949 sqft · SingleFamily public records · 5 Days on market

Built 1985 5,000 sqft lot $40/mo HOA · 2% of rent

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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 +15.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Low maintenance. Smart upgrades. Outdoor space that actually works. Welcome to 1046 Charles Street in Port Orange--a 2-bedroom, 2-bath townhouse that delivers function, flexibility, and upgrades in all the right places. Step inside to a layout that flows effortlessly, creating a comfortable space for both everyday living and entertaining. The kitchen is dialed in with newer cabinets, updated countertops, and stainless steel appliances--clean, modern, and completely move-in ready. Both bedrooms offer privacy and versatility, perfect for a primary suite, guest room, or home office setup. Two full bathrooms make daily living easy and efficient. Out back is where this property really separates itself. You've got a fully fenced yard with low-maintenance artificial turf, plus room for a boat, shed, or your own outdoor setup--a rare find in townhouse living that adds serious value. Need storage or workspace? The one-car garage comes loaded with cabinets, making it ideal for a workshop, tools, or keeping everything organized without sacrificing parking. Top it off with access to a community pool, giving you a resort-style perk without the maintenance. Location puts you close to everything--shopping, dining, major roadways, and just minutes to the beach. Bottom line: upgraded, functional, and offering features most townhomes simply can't match. Get in before this one's gone.

Key facts

• Newer cabinets
• Smart upgrades
• Updated countertops

Tags

• SMART UPGRADES
• OUTDOOR SPACE
• NEWER CABINETS
• UPDATED COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• FULLY FENCED YARD

Property features AI

Finance

• Other: Direction to property: From Dunlawton Ave., go North on US1 (Ridgewood Ave.). Left onto Charles Street. Across from school on left.
• Financial info: No lease restrictions indicated
• HOA & community: Monthly HOA fee of $40 (Association: Patti Richey); Pets allowed; Community/Development: Amber Village

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single family residence; Residential property; One story; Faces north; Homestead exempt
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built area and lot info from public records
• Exterior features: Paved road access; Lot approximately 0.11 acres (under 1/4 acre)

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Mini-split unit(s)
• Interior features: Ceiling fans
• Laundry & utility: Laundry area in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $61 ($731/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 $163k (18.3% below list).
• Recommended offer: $163k (18.3% below list) — sets the bar for 1% rule.

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); Spruce Creek High School (math 37% / reading 61%, grade D, #193 of 667 statewide, top 29%, 2,569 students, 37% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: Rents soft (-2.7%/yr); 248 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $6k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.
• Current owner paid $57k; list at $200k implies a 251% gain — meaningful room to come down on a strong offer.

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 $163,402 (18.3% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.82% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.31%
• DSCR: 1.06
• GRM: 10.2

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: -17.3%
• Equity multiple: 0.40×
• Total profit: $-33,385
• Equity at exit: $29,821

10-year hold

• IRR: -15.4%
• Equity multiple: 0.23×
• Total profit: $-42,860
• Equity at exit: $17,292

Cash invested: $56,000 (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 32129

• Rents YoY: -2.7%
• Active inventory: 248
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,634 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$58 /mo · $693/yr
• Insurance: −$83
• HOA: −$40
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $61

Break-even live

Break-even rent $1,557

Max offer price $200,000

Occupancy floor 91%

Sensitivity live

Price	-10% $174	-5% $118	+0% $61	+5% $4	+10% $-52
Rent	-10% $-68	-5% $-4	+0% $61	+5% $125	+10% $190
Rate	-1.0pp $162	-0.5pp $112	base $61	+0.5pp $9	+1.0pp $-44

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3230 S Ridgewood Ave South Daytona, FL	1.0–3.0	1.0–2.0	1046	$1,881	$1.80	13d	27	0.62mi
3131 S Ridgewood Ave #203 South Daytona, FL	2.0	2.0	1013	$1,795	$1.77	16d	1	0.77mi
980 Canal View Blvd Port Orange, FL	2.0	1.5	1024	$1,448	$1.41	25d	2	0.84mi
4211 New Haven Ct Port Orange, FL	2.0	2.0	902	$2,000	$2.22	25d	1	0.85mi
1206 Deer Springs Rd Port Orange, FL	2.0	2.0	1064	$1,625	$1.53	16d	1	0.88mi
480 Reed Canal Rd #57 South Daytona, FL	2.0	1.5	1024	$1,550	$1.51	25d	1	0.89mi
580 Reed Canal Rd South Daytona, FL	1.0	1.0	718	$1,272	$1.77	16d	2	0.96mi
1152 Old Hammock Rd Unit 1 Port Orange, FL	1.0	1.0	600	$1,295	$2.16	25d	1	1.21mi
1025 Eagle Lake Trl Port Orange, FL	1.0	1.0	576	$1,185	$2.06	25d	2	1.26mi
301 Ridge Blvd #1020 South Daytona, FL	2.0	1.0	810	$1,375	$1.70	25d	1	1.44mi

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: pool

Listing history 5 events

1. 2026-04-29
   status Pending 1388-char remark

   Show marketing remark (1388 chars)

   Low maintenance. Smart upgrades. Outdoor space that actually works. Welcome to 1046 Charles Street in Port Orange--a 2-bedroom, 2-bath townhouse that delivers function, flexibility, and upgrades in all the right places. Step inside to a layout that flows effortlessly, creating a comfortable space for both everyday living and entertaining. The kitchen is dialed in with newer cabinets, updated countertops, and stainless steel appliances--clean, modern, and completely move-in ready. Both bedrooms offer privacy and versatility, perfect for a primary suite, guest room, or home office setup. Two full bathrooms make daily living easy and efficient. Out back is where this property really separates itself. You've got a fully fenced yard with low-maintenance artificial turf, plus room for a boat, shed, or your own outdoor setup--a rare find in townhouse living that adds serious value. Need storage or workspace? The one-car garage comes loaded with cabinets, making it ideal for a workshop, tools, or keeping everything organized without sacrificing parking. Top it off with access to a community pool, giving you a resort-style perk without the maintenance. Location puts you close to everything--shopping, dining, major roadways, and just minutes to the beach. Bottom line: upgraded, functional, and offering features most townhomes simply can't match. Get in before this one's gone.

2. 2026-04-29
   status Pending

   Show marketing remark (1388 chars)

   Low maintenance. Smart upgrades. Outdoor space that actually works. Welcome to 1046 Charles Street in Port Orange--a 2-bedroom, 2-bath townhouse that delivers function, flexibility, and upgrades in all the right places. Step inside to a layout that flows effortlessly, creating a comfortable space for both everyday living and entertaining. The kitchen is dialed in with newer cabinets, updated countertops, and stainless steel appliances--clean, modern, and completely move-in ready. Both bedrooms offer privacy and versatility, perfect for a primary suite, guest room, or home office setup. Two full bathrooms make daily living easy and efficient. Out back is where this property really separates itself. You've got a fully fenced yard with low-maintenance artificial turf, plus room for a boat, shed, or your own outdoor setup--a rare find in townhouse living that adds serious value. Need storage or workspace? The one-car garage comes loaded with cabinets, making it ideal for a workshop, tools, or keeping everything organized without sacrificing parking. Top it off with access to a community pool, giving you a resort-style perk without the maintenance. Location puts you close to everything--shopping, dining, major roadways, and just minutes to the beach. Bottom line: upgraded, functional, and offering features most townhomes simply can't match. Get in before this one's gone.

3. 2026-04-24
   listed $200,000 Active 1388-char remark

   Show marketing remark (1388 chars)

   Low maintenance. Smart upgrades. Outdoor space that actually works. Welcome to 1046 Charles Street in Port Orange--a 2-bedroom, 2-bath townhouse that delivers function, flexibility, and upgrades in all the right places. Step inside to a layout that flows effortlessly, creating a comfortable space for both everyday living and entertaining. The kitchen is dialed in with newer cabinets, updated countertops, and stainless steel appliances--clean, modern, and completely move-in ready. Both bedrooms offer privacy and versatility, perfect for a primary suite, guest room, or home office setup. Two full bathrooms make daily living easy and efficient. Out back is where this property really separates itself. You've got a fully fenced yard with low-maintenance artificial turf, plus room for a boat, shed, or your own outdoor setup--a rare find in townhouse living that adds serious value. Need storage or workspace? The one-car garage comes loaded with cabinets, making it ideal for a workshop, tools, or keeping everything organized without sacrificing parking. Top it off with access to a community pool, giving you a resort-style perk without the maintenance. Location puts you close to everything--shopping, dining, major roadways, and just minutes to the beach. Bottom line: upgraded, functional, and offering features most townhomes simply can't match. Get in before this one's gone.

4. 2026-04-24
   listed $200,000 Active

   Show marketing remark (1388 chars)

   Low maintenance. Smart upgrades. Outdoor space that actually works. Welcome to 1046 Charles Street in Port Orange--a 2-bedroom, 2-bath townhouse that delivers function, flexibility, and upgrades in all the right places. Step inside to a layout that flows effortlessly, creating a comfortable space for both everyday living and entertaining. The kitchen is dialed in with newer cabinets, updated countertops, and stainless steel appliances--clean, modern, and completely move-in ready. Both bedrooms offer privacy and versatility, perfect for a primary suite, guest room, or home office setup. Two full bathrooms make daily living easy and efficient. Out back is where this property really separates itself. You've got a fully fenced yard with low-maintenance artificial turf, plus room for a boat, shed, or your own outdoor setup--a rare find in townhouse living that adds serious value. Need storage or workspace? The one-car garage comes loaded with cabinets, making it ideal for a workshop, tools, or keeping everything organized without sacrificing parking. Top it off with access to a community pool, giving you a resort-style perk without the maintenance. Location puts you close to everything--shopping, dining, major roadways, and just minutes to the beach. Bottom line: upgraded, functional, and offering features most townhomes simply can't match. Get in before this one's gone.

5. 1990-10-01
   soldstatus $57,000

ⓘ 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: $693 · $58/mo
• Projected year-2 tax: $1,660 · $138/mo
• Expected delta: +$967/yr (+$81/mo · 139.4%)

ⓘ 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) · 34% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 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: $19,608
• − Mortgage interest: −$11,203
• − Property taxes: −$693
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,569
• − Management: −$1,569
• − HOA: −$480
• − Depreciation: −$5,818
• Taxable loss: −$2,724
• Est. tax savings @ 24.0%: +$654
• After-tax cash flow: $1,385/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

+250.9% since first listed

5 events — show timeline

• 2026-04-29 Pending — SCMLS
• 2026-04-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Listed $200,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Listed $200,000 SCMLS
• 1990-10-01 Sold (Public Records) $57,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $693 · +3.5% YoY. Source: county tax records.