5364 Christiancy Ave · Port Orange, FL 32127

$139,000

3 bd · 2.0 ba · 1,040 sqft · Manufactured public records · 38 Days on market

Built 2002

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

OWNER FINANCING AVAILABLE No HOA + You Own the Land & acirc; & euro; & ldquo; Fully Renovated Corner Lot Home in Port Orange | Minutes to the Beach Rare opportunity in Port Orange! This fully renovated manufactured home on a desirable corner lot offers something increasingly hard to find in Florida: NO HOA fees and full land ownership & acirc; & euro; & rdquo; all just minutes from the beach. Perfect for homeowners, snowbirds, or investors, this move-in ready property delivers comfortable Florida living with numerous recent upgrades and a low-maintenance lifestyle. Step inside to a bright, welcoming living space featuring new vinyl flooring throughout and an updat

Key facts

• Fully renovated
• No hoa fees
• You own the land

Tags

• FULLY RENOVATED
• CORNER LOT
• NO HOA FEES
• YOU OWN THE LAND
• NEW VINYL FLOORING
• UPDATED BATHROOM

Property features AI

Exterior

• Home design: Built in 2002
• Construction: Residence completed in 2002
• Exterior features: Located in the Allandale subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $525 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $135k (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; 12 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).
• This rent runs 32% of the median local income ($72k/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 $961 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.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask is 8% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $31k; list at $139k implies a 348% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major 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 $134,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.36% ✓
• Cap rate: 11.40%
• Cash-on-cash: 18.25%
• DSCR: 1.81
• GRM: 6.1

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: 5.9%
• Equity multiple: 1.23×
• Total profit: $8,773
• Equity at exit: $20,725

10-year hold

• IRR: 14.2%
• Equity multiple: 2.08×
• Total profit: $42,057
• Equity at exit: $12,018

Cash invested: $38,920 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,884 high
• Mortgage (P&I): −$729
• Tax from tax record: −$110 /mo · $1,319/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $525

Break-even live

Break-even rent $1,219

Max offer price $139,000

Occupancy floor 67%

Sensitivity live

Price	-10% $604	-5% $565	+0% $525	+5% $486	+10% $447
Rent	-10% $376	-5% $451	+0% $525	+5% $600	+10% $674
Rate	-1.0pp $595	-0.5pp $561	base $525	+0.5pp $489	+1.0pp $453

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
175 Conrad St Port Orange, FL	3.0	2.0	1260	$1,950	$1.55	24d	1	0.21mi
722 Cindy Cir Port Orange, FL	2.0	1.5	850	$1,275	$1.50	15d	1	0.35mi
5397 S Nova Rd Unit 1 Port Orange, FL	3.0	2.0	1398	$2,350	$1.68	24d	1	0.47mi
5173 Pineland Ave Port Orange, FL	2.0	1.5	914	$1,750	$1.91	24d	1	0.50mi
4514 Alder Dr Port Orange, FL	3.0	2.0	1365	$2,100	$1.54	12d	1	1.12mi
524 Taylor Rd Port Orange, FL	2.0	1.0	922	$1,500	$1.63	24d	1	1.20mi
3307 Oak Trail Run #7 Port Orange, FL	2.0	2.0	910	$1,650	$1.81	24d	1	1.23mi
3960 Oak Trail Run Port Orange, FL	2.0	2.5	1258	$1,898	$1.51	20d	2	1.23mi
302 Fox Pl Port Orange, FL	3.0	2.5	1392	$2,300	$1.65	15d	1	1.26mi
3960 Oak Trail Run #2101 Port Orange, FL	2.0	2.5	1263	$1,900	$1.50	24d	1	1.30mi
940 Village Trl Unit 4-306 Port Orange, FL	2.0	2.0	1006	$2,000	$1.99	15d	1	1.49mi
4211 New Haven Ct Port Orange, FL	2.0	2.0	902	$2,000	$2.22	24d	1	1.50mi

Listing history 24 events

1. 2026-06-18
   days on market $139,000 Active 38 DOM
2. 2026-06-17
   days on market $139,000 Active 37 DOM
3. 2026-06-16
   pricedays on market $139,000 Active 36 DOM
4. 2026-06-15
   days on market $129,000 Active 35 DOM
5. 2026-06-14
   days on market $129,000 Active 33 DOM
6. 2026-06-10
   days on market $129,000 Active 30 DOM
7. 2026-06-09
   days on market $129,000 Active 29 DOM
8. 2026-06-08
   days on market $129,000 Active 28 DOM
9. 2026-06-07
   days on market $129,000 Active 27 DOM
10. 2026-06-05
    days on market $129,000 Active 24 DOM
11. 2026-06-03
    days on market $129,000 Active 23 DOM
12. 2026-06-03
    days on market $129,000 Active 22 DOM
13. 2026-06-01
    days on market $129,000 Active 21 DOM
14. 2026-05-31
    days on market $129,000 Active 20 DOM
15. 2026-05-31
    days on market $129,000 Active 19 DOM
16. 2026-05-12
    listed $129,000 Active 2592-char remark
17. 2026-05-06
    historical
18. 2026-05-06
    historical
19. 2026-04-15
    listed $129,000 Active
20. 2026-04-15
    listed $129,000 Active
21. 2025-06-16
    historical
22. 2025-05-18
    price $149,700
23. 2024-12-12
    listed $145,000 Active
24. 1995-09-29
    soldstatus $31,000

ⓘ 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: $1,319 · $110/mo
• Projected year-2 tax: $1,319 · $110/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 7/10 Severe FEMA zone X (unshaded) · 59% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $22,611
• − Mortgage interest: −$7,786
• − Property taxes: −$1,319
• − Insurance: −$1,492
• − Repairs & maintenance: −$1,809
• − Management: −$1,809
• − Depreciation: −$4,044
• Taxable income: $4,352
• Est. tax owed @ 24.0%: −$1,044
• After-tax cash flow: $5,260/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

+348.4% since first listed

10 events — show timeline

• 2026-06-16 Price Changed $139,000 FSBO.com
• 2026-05-12 Listed $129,000 FSBO.com
• 2026-05-06 Listing Removed — Daytona MLS
• 2026-05-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Listed $129,000 Daytona MLS
• 2026-04-15 Listed $129,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-18 Price Changed $149,700 Stellar MLS as Distributed by MLS Grid
• 2024-12-12 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 1995-09-29 Sold (Public Records) $31,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $1,319 · +3.4% YoY. Source: county tax records.