2021 Umbrella Tree Dr · Edgewater, FL 32141

$254,900

4 bd · 1.5 ba · 1,292 sqft · SingleFamily public records · 93 Days on market

Built 1984 10,000 sqft lot

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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 +21.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +4.3/10.0
• 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

Charming 4-bedroom, 1.5-bath home featuring a spacious backyard perfect for outdoor entertaining, gardening, or relaxing in your own private retreat. Enjoy your morning coffee or evening breeze from the inviting screened-in front porch. Conveniently located just 15 minutes from the beach and close to local shopping, dining, and everyday amenities. This property offers a fantastic opportunity for buyers to add their personal touch and truly make it their own. Tucked into an established area, this home offers a comfortable setting with everyday convenience in mind. With its functional layout and inviting outdoor space, it’s easy to envision quiet mornings, weekend gatherings, and the simple enjoyment of home. Whether you're settling in or starting fresh, this property provides a welcoming space to grow into and make your own over time. All information is deemed accurate but is not guaranteed.

Key facts

• Spacious backyard
• Close to dining
• 0.23 acre lot

Tags

• SPACIOUS BACKYARD
• SCREENED-IN FRONT PORCH
• CLOSE TO LOCAL SHOPPING
• CLOSE TO DINING
• CLOSE TO EVERYDAY AMENITIES

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/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 $237k (7.1% below list).
• Recommended offer: $232k (9.0% 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 44% 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 93 days — a 9% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago 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 $120k; list at $255k implies a 112% 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; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $231,959 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 8.08%
• Cash-on-cash: 6.37%
• DSCR: 1.28
• GRM: 9.0

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: -6.6%
• Equity multiple: 0.76×
• Total profit: $-17,321
• Equity at exit: $38,006

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $15,440
• Equity at exit: $22,039

Cash invested: $71,372 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,369 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$50 /mo · $595/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $379

Break-even live

Break-even rent $1,889

Max offer price $254,900

Occupancy floor 79%

Sensitivity live

Price	-10% $523	-5% $451	+0% $379	+5% $306	+10% $234
Rent	-10% $191	-5% $285	+0% $379	+5% $472	+10% $566
Rate	-1.0pp $507	-0.5pp $443	base $379	+0.5pp $313	+1.0pp $245

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2219 Umbrella Tree Dr Edgewater, FL	3.0	2.0	1446	$2,300	$1.59	24d	1	0.26mi
2725 Silver Canoe Dr Edgewater, FL	3.0	2.5	1840	$2,200	$1.20	24d	1	0.42mi
1822 Royal Palm Dr Edgewater, FL	3.0	2.0	1400	$1,620	$1.16	15d	1	0.43mi
2027 Guava Dr Unit 2029 Edgewater, FL	4.0	2.0	1760	$1,995	$1.13	24d	1	0.82mi
2421 India Palm Dr Edgewater, FL	3.0	2.0	1358	$2,150	$1.58	19d	1	0.88mi
2621 India Palm Dr Edgewater, FL	3.0	2.0	1269	$2,400	$1.89	24d	1	1.05mi
2515 Fern Palm Dr Edgewater, FL	3.0	2.0	1400	$2,200	$1.57	11d	1	1.06mi
2827 Royal Palm Dr Edgewater, FL	3.0	2.0	1212	$1,900	$1.57	24d	1	1.08mi
226 Tree Branch Ln Edgewater, FL	3.0	2.0	1514	$2,350	$1.55	15d	1	1.16mi
3017 Vista Palm Dr Edgewater, FL	3.0	3.0	1560	$2,196	$1.41	19d	1	1.38mi
120 Hardin Pl Edgewater, FL	3.0	2.0	1455	$2,075	$1.43	15d	1	1.41mi
308 Wildwood Dr Edgewater, FL	3.0	2.0	1485	$2,195	$1.48	19d	1	1.50mi

Listing history 33 events

1. 2026-06-18
   days on market $254,900 Active 93 DOM
2. 2026-06-17
   days on market $254,900 Active 92 DOM
3. 2026-06-16
   days on market $254,900 Active 91 DOM
4. 2026-06-15
   days on market $254,900 Active 90 DOM
5. 2026-06-14
   days on market $254,900 Active 88 DOM
6. 2026-06-10
   days on market $254,900 Active 85 DOM
7. 2026-06-09
   days on market $254,900 Active 84 DOM
8. 2026-06-08
   days on market $254,900 Active 83 DOM
9. 2026-06-07
   days on market $254,900 Active 82 DOM
10. 2026-06-05
    days on market $254,900 Active 79 DOM
11. 2026-06-03
    days on market $254,900 Active 78 DOM
12. 2026-06-03
    days on market $254,900 Active 77 DOM
13. 2026-06-01
    days on market $254,900 Active 76 DOM
14. 2026-05-31
    days on market $254,900 Active 75 DOM
15. 2026-05-31
    days on market $254,900 Active 74 DOM
16. 2026-04-20
    price $254,900 909-char remark

    Show marketing remark (909 chars)

    Charming 4-bedroom, 1.5-bath home featuring a spacious backyard perfect for outdoor entertaining, gardening, or relaxing in your own private retreat. Enjoy your morning coffee or evening breeze from the inviting screened-in front porch. Conveniently located just 15 minutes from the beach and close to local shopping, dining, and everyday amenities. This property offers a fantastic opportunity for buyers to add their personal touch and truly make it their own. Tucked into an established area, this home offers a comfortable setting with everyday convenience in mind. With its functional layout and inviting outdoor space, it’s easy to envision quiet mornings, weekend gatherings, and the simple enjoyment of home. Whether you're settling in or starting fresh, this property provides a welcoming space to grow into and make your own over time. All information is deemed accurate but is not guaranteed.

17. 2026-03-17
    listed $259,900 Active 909-char remark

    Show marketing remark (909 chars)

    Charming 4-bedroom, 1.5-bath home featuring a spacious backyard perfect for outdoor entertaining, gardening, or relaxing in your own private retreat. Enjoy your morning coffee or evening breeze from the inviting screened-in front porch. Conveniently located just 15 minutes from the beach and close to local shopping, dining, and everyday amenities. This property offers a fantastic opportunity for buyers to add their personal touch and truly make it their own. Tucked into an established area, this home offers a comfortable setting with everyday convenience in mind. With its functional layout and inviting outdoor space, it’s easy to envision quiet mornings, weekend gatherings, and the simple enjoyment of home. Whether you're settling in or starting fresh, this property provides a welcoming space to grow into and make your own over time. All information is deemed accurate but is not guaranteed.

18. 2008-01-04
    soldstatus $120,000
19. 2007-12-27
    soldstatus $120,000 246-char remark

    Show marketing remark (246 chars)

    NO GAMES. LOWEST PRICED HOME IN SUBDIVISION. TILE IN KITCHEN AND UPSTAIRS BATHROOM. PRICED TO SELL TODAY. QUICK CLOSING A MUST. EASY TO SEE. SUBJECT TO 3RD PARTY APPROVAL. ROOM FOR BOAT AND RV. NEEDS A LITTLE TLC. GREAT OPPURTUNITY TO BUY RIGHT.

20. 2007-12-18
    historical 246-char remark

    Show marketing remark (246 chars)

    NO GAMES. LOWEST PRICED HOME IN SUBDIVISION. TILE IN KITCHEN AND UPSTAIRS BATHROOM. PRICED TO SELL TODAY. QUICK CLOSING A MUST. EASY TO SEE. SUBJECT TO 3RD PARTY APPROVAL. ROOM FOR BOAT AND RV. NEEDS A LITTLE TLC. GREAT OPPURTUNITY TO BUY RIGHT.

21. 2007-05-10
    listed $132,000 246-char remark

    Show marketing remark (246 chars)

    NO GAMES. LOWEST PRICED HOME IN SUBDIVISION. TILE IN KITCHEN AND UPSTAIRS BATHROOM. PRICED TO SELL TODAY. QUICK CLOSING A MUST. EASY TO SEE. SUBJECT TO 3RD PARTY APPROVAL. ROOM FOR BOAT AND RV. NEEDS A LITTLE TLC. GREAT OPPURTUNITY TO BUY RIGHT.

22. 2005-10-01
    soldstatus $188,900
23. 2005-10-01
    soldstatus $188,900
24. 2005-09-19
    soldstatus $188,900
25. 2005-09-19
    soldstatus $188,900
26. 2005-09-01
    soldstatus $188,900
27. 2005-05-17
    listed $185,900
28. 2005-05-17
    listed $185,900
29. 2005-02-24
    listed $189,900
30. 2001-12-05
    soldstatus $75,000
31. 1988-12-01
    soldstatus $37,500
32. 1983-10-01
    soldstatus $45,000
33. 1983-09-01
    soldstatus $55,000

ⓘ 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: $595 · $50/mo
• Projected year-2 tax: $2,116 · $176/mo
• Expected delta: +$1,520/yr (+$127/mo · 255.3%)

ⓘ 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) · 68% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $28,423
• − Mortgage interest: −$14,278
• − Property taxes: −$595
• − Insurance: −$1,274
• − Repairs & maintenance: −$2,274
• − Management: −$2,274
• − Depreciation: −$7,415
• Taxable income: $311
• Est. tax owed @ 24.0%: −$75
• After-tax cash flow: $4,468/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

+363.5% since first listed

18 events — show timeline

• 2026-04-20 Price Changed $254,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-17 Listed $259,900 Stellar MLS as Distributed by MLS Grid
• 2008-01-04 Sold (Public Records) $120,000 Public Records
• 2007-12-27 Sold (MLS) $120,000 Stellar MLS as Distributed by MLS Grid
• 2007-12-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-05-10 Listed $132,000 Stellar MLS as Distributed by MLS Grid
• 2005-10-01 Sold (Public Records) $188,900 Public Records
• 2005-10-01 Sold (Public Records) $188,900 Public Records
• 2005-09-19 Sold (MLS) $188,900 Stellar MLS as Distributed by MLS Grid
• 2005-09-19 Sold (MLS) $188,900 NSBMLS
• 2005-09-01 Sold (Public Records) $188,900 Public Records
• 2005-05-17 Listed $185,900 Stellar MLS as Distributed by MLS Grid
• 2005-05-17 Listed $185,900 NSBMLS
• 2005-02-24 Listed $189,900 Daytona MLS
• 2001-12-05 Sold (Public Records) $75,000 Public Records
• 1988-12-01 Sold (Public Records) $37,500 Public Records
• 1983-10-01 Sold (Public Records) $45,000 Public Records
• 1983-09-01 Sold (Public Records) $55,000 Public Records

Property tax history

-0.8%/yr

Latest (2025): $595 · -0.4% YoY. Source: county tax records.