6041 Gladys St · Port Orange, FL 32127

$90,000

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 100 Days on market

Built 1969 9,583 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Investor opportunity in the heart of Port Orange! Recently reduced to $124,000, this oversized 10,000 sq ft property is full of potential and located less than 5 miles from the beach. Situated on a quiet street within walking distance to parks, a dog park, and the popular Neighbors Ice Cream Shoppe, the location alone makes this one worth a look. The existing 2-bedroom, 1-bath manufactured home needs repairs and updates, making it ideal for investors, flippers, builders, or buyers looking to create value. Renovate, replace, rent, or rebuild. Opportunities at this price point in Port Orange are becoming harder to find. Conveniently located near shopping, dining, and everything the Florida lifestyle has to offer. Property being sold as-is. All information recorded in the MLS is intended to be accurate but cannot be guaranteed.

Key facts

• Surrounded by dining
• Excellent location
• 9,583 sq ft lot

Tags

• EXCELLENT LOCATION
• WALKING DISTANCE TO A PARK
• WALKING DISTANCE TO DOG PARK
• SURROUNDED BY SHOPPING
• SURROUNDED BY DINING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $551 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% 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; 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $90k implies a 157% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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. 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?
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: 1.66% ✓
• Cap rate: 13.63%
• Cash-on-cash: 26.21%
• DSCR: 2.17
• GRM: 5.0

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: 18.6%
• Equity multiple: 1.74×
• Total profit: $18,769
• Equity at exit: $13,419

10-year hold

• IRR: 26.2%
• Equity multiple: 3.17×
• Total profit: $54,642
• Equity at exit: $7,782

Cash invested: $25,200 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,491 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$118 /mo · $1,417/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $551

Break-even live

Break-even rent $794

Max offer price $90,000

Occupancy floor 58%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $90,000 Active 100 DOM
2. 2026-06-17
   days on market $90,000 Active 99 DOM
3. 2026-06-16
   days on market $90,000 Active 98 DOM
4. 2026-06-15
   days on market $90,000 Active 97 DOM
5. 2026-06-14
   days on market $90,000 Active 95 DOM
6. 2026-06-10
   days on market $90,000 Active 92 DOM
7. 2026-06-09
   days on market $90,000 Active 91 DOM
8. 2026-06-08
   days on market $90,000 Active 90 DOM
9. 2026-06-07
   days on market $90,000 Active 89 DOM
10. 2026-06-05
    pricedays on market $90,000 Active 86 DOM
11. 2026-06-03
    days on market $124,000 Active 85 DOM
12. 2026-06-03
    days on market $124,000 Active 84 DOM
13. 2026-06-01
    days on market $124,000 Active 83 DOM
14. 2026-05-31
    days on market $124,000 Active 82 DOM
15. 2026-05-31
    days on market $124,000 Active 81 DOM
16. 2026-05-12
    price $124,000 836-char remark

    Show marketing remark (836 chars)

    Investor opportunity in the heart of Port Orange! Recently reduced to $124,000, this oversized 10,000 sq ft property is full of potential and located less than 5 miles from the beach. Situated on a quiet street within walking distance to parks, a dog park, and the popular Neighbors Ice Cream Shoppe, the location alone makes this one worth a look. The existing 2-bedroom, 1-bath manufactured home needs repairs and updates, making it ideal for investors, flippers, builders, or buyers looking to create value. Renovate, replace, rent, or rebuild. Opportunities at this price point in Port Orange are becoming harder to find. Conveniently located near shopping, dining, and everything the Florida lifestyle has to offer. Property being sold as-is. All information recorded in the MLS is intended to be accurate but cannot be guaranteed.

17. 2026-03-26
    price $145,000 836-char remark

    Show marketing remark (836 chars)

    Investor opportunity in the heart of Port Orange! Recently reduced to $124,000, this oversized 10,000 sq ft property is full of potential and located less than 5 miles from the beach. Situated on a quiet street within walking distance to parks, a dog park, and the popular Neighbors Ice Cream Shoppe, the location alone makes this one worth a look. The existing 2-bedroom, 1-bath manufactured home needs repairs and updates, making it ideal for investors, flippers, builders, or buyers looking to create value. Renovate, replace, rent, or rebuild. Opportunities at this price point in Port Orange are becoming harder to find. Conveniently located near shopping, dining, and everything the Florida lifestyle has to offer. Property being sold as-is. All information recorded in the MLS is intended to be accurate but cannot be guaranteed.

18. 2026-03-10
    listed $155,000 Active 836-char remark

    Show marketing remark (836 chars)

    Investor opportunity in the heart of Port Orange! Recently reduced to $124,000, this oversized 10,000 sq ft property is full of potential and located less than 5 miles from the beach. Situated on a quiet street within walking distance to parks, a dog park, and the popular Neighbors Ice Cream Shoppe, the location alone makes this one worth a look. The existing 2-bedroom, 1-bath manufactured home needs repairs and updates, making it ideal for investors, flippers, builders, or buyers looking to create value. Renovate, replace, rent, or rebuild. Opportunities at this price point in Port Orange are becoming harder to find. Conveniently located near shopping, dining, and everything the Florida lifestyle has to offer. Property being sold as-is. All information recorded in the MLS is intended to be accurate but cannot be guaranteed.

19. 2001-07-11
    soldstatus $35,000
20. 1978-10-01
    soldstatus $7,500

ⓘ 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: $1,417 · $118/mo
• Projected year-2 tax: $1,417 · $118/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 19 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: $17,894
• − Mortgage interest: −$5,041
• − Property taxes: −$1,417
• − Insurance: −$450
• − Repairs & maintenance: −$1,432
• − Management: −$1,432
• − Depreciation: −$2,618
• Taxable income: $5,505
• Est. tax owed @ 24.0%: −$1,321
• After-tax cash flow: $5,285/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

+1553.3% since first listed

5 events — show timeline

• 2026-05-12 Price Changed $124,000 Daytona MLS
• 2026-03-26 Price Changed $145,000 Daytona MLS
• 2026-03-10 Listed $155,000 Daytona MLS
• 2001-07-11 Sold (Public Records) $35,000 Public Records
• 1978-10-01 Sold (Public Records) $7,500 Public Records

Property tax history

+9.8%/yr

Latest (2025): $1,417 · +19.0% YoY. Source: county tax records.