24403B A2 Plan · Ormond Beach, FL 32714

$79,900

3 bd · 2.0 ba · 933 sqft · Manufactured · 230 Days on market

Manufactured home Good condition $86/sqft · 33% below area Est $120k · 33% under ↓ 5% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Appreciation +2.5/10.0
• Rent growth +2.3/5.0
• Manufactured-home adj. -6.5

Listing remarks MLS

Welcome to Pinewood in Ormond Beach, Florida, where this Cavco Summit model (24x40) double wide manufactured home is ready for you. Offering 3 bedrooms, 2 bathrooms, and 933 square feet of functional living space, this home blends efficiency, comfort, and affordability in one of Florida's most desirable regions. Enjoy an open floor plan perfect for everyday living, along with the reliability of Cavco construction and the peace of mind of being part of a professionally managed community. Whether you're downsizing, relocating, or investing in your future, this home is a smart choice in a prime coastal location.

Key facts

• 2 parking spots
• Listed 229 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.3% vs local median 3.9% in Ormond Beach — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 83/100 on livability (#55 in FL, #965 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, housing A+, health & safety A+; Watch: 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.
• Zoned schools: Westside Elementary School (math 29% / reading 26%, grade F, #1,962 of 2,144 statewide, top 92%, 636 students, 83% FRL); David C. Hinson Sr. Middle School (math 52% / reading 49%, grade C, #246 of 571 statewide, top 44%, 950 students, 52% FRL); Mainland High School (math 30% / reading 37%, grade F, #400 of 667 statewide, top 61%, 1,855 students, 64% FRL) — zoned schools average 66% FRL vs 51% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.8%/yr); 361 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $552 of loan paydown is wiped out by about $2k 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 + 0.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 230 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 230 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.62% ✓
• Cap rate: 13.34%
• Cash-on-cash: 25.15%
• DSCR: 2.12
• GRM: 5.2

CMA / ARV

• ARV (median comp): $120,000
• List price: $79,900
• Delta: -33.42%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
681 Wellington Station Blvd #4	0.35mi	2/2.0 (-1)	1,000 (+7%)	2mo	$195,000	$195	65
352 S Orchard St	1.31mi	3/1.0	960 (+3%)	2mo	$220,000	$229	55
353 Chardon Rd	0.77mi	2/1.0 (-1)	952 (+2%)	1mo	$215,000	$226	52
478 Jeannette Dr	1.40mi	2/1.0 (-1)	907 (-3%)	1mo	$280,000	$309	51
1615 Derbyshire Rd	1.00mi	3/1.5	1,002 (+7%)	1mo	$198,000	$198	50
1513 Heritage Ln	1.33mi	3/2.0	1,081 (+16%)	2mo	$132,000	$122	38
1318 San Jose Blvd	1.49mi	3/3.0	1,135 (+22%)	1mo	$233,000	$205	35
901 Kingsport Ct	1.30mi	2/2.0 (-1)	1,132 (+21%)	1mo	$175,000	$155	34
1020 Calle Grande St	0.82mi	2/2.0 (-1)	1,140 (+22%)	2mo	$242,000	$212	33
1723 Tallahassee Dr	0.86mi	2/1.0 (-1)	1,111 (+19%)	2mo	$176,000	$158	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 15.2%
• Equity multiple: 1.59×
• Total profit: $13,150
• Equity at exit: $11,913

10-year hold

• IRR: 21.6%
• Equity multiple: 2.58×
• Total profit: $35,348
• Equity at exit: $6,908

Cash invested: $22,372 (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 →

Active competition Active MLS

• For sale now: 29 active
• Median asking: $60,900 ($66/sqft)
• Median days on market: 1 d
• This list price: 69% of active listings are priced below it
• ARV vs active asking: +96.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32714

• Rents YoY: -0.8%
• Active inventory: 361
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,293 high
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $469

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 59%

Sensitivity live

Price	-10% $524	-5% $497	+0% $469	+5% $441	+10% $414
Rent	-10% $367	-5% $418	+0% $469	+5% $520	+10% $571
Rate	-1.0pp $509	-0.5pp $489	base $469	+0.5pp $448	+1.0pp $427

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: $19,975
• Closing costs: $2,397
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
472 Bryant St Ormond Beach, FL	3.0	2.0	1010	$1,750	$1.73	78d	1	0.42mi
1826 Carolina Ave Ormond Beach, FL	3.0	1.5	1068	$1,896	$1.78	5d	1	0.46mi
1215 Alabama Ave Apt A Daytona Beach, FL	2.0	1.5	1070	$1,500	$1.40	6d	1	0.87mi
1215 Alabama Ave Daytona Beach, FL	2.0	1.5	1070	$1,450	$1.36	6d	1	0.87mi
1707 Evergreen St Ormond Beach, FL	2.0	1.0	868	$1,750	$2.02	119d	1	0.90mi
1615 Derbyshire Rd Daytona Beach, FL	3.0	1.5	1000	$1,950	$1.95	110d	1	1.02mi
1681 Spring Garden Ct Holly Hill, FL	2.0	2.0	1008	$1,600	$1.59	62d	1	1.13mi
1088 W Granada Blvd Ormond Beach, FL	2.0	2.0	1100	$1,545	$1.40	3d	6	1.27mi
410 Sauls St Ormond Beach, FL	3.0	1.0	990	$1,500	$1.52	119d	1	1.28mi
340 Tropical Ln Ormond Beach, FL	2.0	1.0	945	$1,695	$1.79	62d	1	1.32mi
1559 Hammock Dr Unit B Holly Hill, FL	2.0	1.5	1100	$1,295	$1.18	62d	1	1.37mi
1571 Hancock Ln Holly Hill, FL	2.0	1.0	921	$1,350	$1.47	62d	1	1.39mi
1563 Hancock Ln Holly Hill, FL	2.0	2.0	912	$1,350	$1.48	4d	1	1.40mi
1563 Hancock Ln Daytona Beach, FL	2.0	2.0	912	$1,475	$1.62	106d	1	1.40mi
946 15th St Daytona Beach, FL	2.0	2.0	1010	$1,500	$1.49	119d	1	1.48mi
125 S Orchard St Unit 207 Ormond Beach, FL	2.0	1.0	810	$1,240	$1.53	87d	1	1.48mi
125 S Orchard St Unit 210 Ormond Beach, FL	2.0	1.0	819	$1,240	$1.51	6d	1	1.48mi

Listing history 50 events

1. 2026-09-22
   days on market $79,900 Active 230 DOM
2. 2026-09-21
   days on market $79,900 Active 229 DOM
3. 2026-09-20
   days on market $79,900 Active 228 DOM
4. 2026-09-19
   days on market $79,900 Active 227 DOM
5. 2026-09-18
   days on market $79,900 Active 226 DOM
6. 2026-09-17
   days on market $79,900 Active 225 DOM
7. 2026-09-16
   days on market $79,900 Active 224 DOM
8. 2026-09-15
   days on market $79,900 Active 223 DOM
9. 2026-09-14
   days on market $79,900 Active 222 DOM
10. 2026-09-14
    days on market $79,900 Active 221 DOM
11. 2026-09-12
    days on market $79,900 Active 220 DOM
12. 2026-09-11
    days on market $79,900 Active 219 DOM
13. 2026-09-05
    days on market $79,900 Active 213 DOM
14. 2026-09-04
    days on market $79,900 Active 212 DOM
15. 2026-09-03
    days on market $79,900 Active 211 DOM
16. 2026-08-31
    days on market $79,900 Active 208 DOM
17. 2026-08-29
    days on market $79,900 Active 206 DOM
18. 2026-08-28
    days on market $79,900 Active 205 DOM
19. 2026-08-27
    days on market $79,900 Active 204 DOM
20. 2026-08-26
    days on market $79,900 Active 203 DOM
21. 2026-08-25
    days on market $79,900 Active 202 DOM
22. 2026-08-24
    days on market $79,900 Active 201 DOM
23. 2026-08-23
    days on market $79,900 Active 200 DOM
24. 2026-08-21
    days on market $79,900 Active 198 DOM
25. 2026-08-20
    days on market $79,900 Active 197 DOM
26. 2026-08-19
    days on market $79,900 Active 196 DOM
27. 2026-08-18
    days on market $79,900 Active 195 DOM
28. 2026-08-17
    days on market $79,900 Active 194 DOM
29. 2026-08-16
    days on market $79,900 Active 193 DOM
30. 2026-08-15
    days on market $79,900 Active 192 DOM
31. 2026-08-15
    days on market $79,900 Active 191 DOM
32. 2026-08-13
    days on market $79,900 Active 190 DOM
33. 2026-08-12
    days on market $79,900 Active 189 DOM
34. 2026-08-11
    days on market $79,900 Active 188 DOM
35. 2026-08-10
    days on market $79,900 Active 187 DOM
36. 2026-08-09
    days on market $79,900 Active 186 DOM
37. 2026-08-08
    days on market $79,900 Active 185 DOM
38. 2026-08-07
    days on market $79,900 Active 184 DOM
39. 2026-08-06
    days on market $79,900 Active 183 DOM
40. 2026-08-05
    days on market $79,900 Active 182 DOM
41. 2026-08-04
    days on market $79,900 Active 181 DOM
42. 2026-08-03
    days on market $79,900 Active 180 DOM
43. 2026-07-31
    days on market $79,900 Active 177 DOM
44. 2026-07-30
    days on market $79,900 Active 175 DOM
45. 2026-07-28
    days on market $79,900 Active 174 DOM
46. 2026-07-26
    days on market $79,900 Active 172 DOM
47. 2026-07-25
    days on market $79,900 Active 171 DOM
48. 2026-07-24
    days on market $79,900 Active 170 DOM
49. 2026-07-23
    days on market $79,900 Active 169 DOM
50. 2026-07-22
    days on market $79,900 Active 168 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,510
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$2,324
• Taxable income: $4,630
• Est. tax owed @ 24.0%: −$1,111
• After-tax cash flow: $4,516/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $4,665–$13,995 screening

This Cavco Summit model manufactured home in Pinewood, Ormond Beach, FL, is in good condition with a modern kitchen and well-maintained exterior. It offers a good investment opportunity with potential for both resale and rental value through minor improvements.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Rental HVAC maintenance — Ensures the HVAC system is functioning properly and can attract renters. ↑
• Both Interior cleaning — Keeps the home looking clean and can attract both buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 37/100

Zoned Schools

Elementary Westside Elementary School F FL #1,962/2,144 Nat'l #28,299/41,679 Middle David C. Hinson Sr. Middle School C FL #246/571 Nat'l #3,367/14,009 High Mainland High School F FL #400/667 Nat'l #10,191/17,239

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

A Composite livability gradescore 83/100

Livability — Ormond Beach

• Score: 83/100
• State rank: #55
• US rank: #965

Category grades

Amenities A+ Commute F Cost of living A Crime B+ Employment B- Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Seminole County · 572,749 people
• City population: 69,624
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 37,905
• Household income: $70,955
• Rent vs Own: 49.1% rent · 50.9% own
• Severe rent burden: 17% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 43% Hispanic / Latino 31% Two or more races 17% Black 17% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 10% Cuban 3% Dominican 2%
• Common ancestry: Lithuanian 4% Hispanic 3% Scotch-Irish 2%
• Foreign-born: 18% · Canada, Jamaica, South Korea
• Languages at home: 71% English-only · Spanish 22% French/Haitian/Cajun 3% Other Indo-European 1%

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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: ▼ -200.78%
• Current HPI: 338.6894
• Rent YoY: ▼ -0.79%
• Metro: Orlando-Kissimmee-Sanford, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

-4.6% since first listed

5 events — show timeline

• 2026-04-15 Relisted — Zillow
• 2026-04-15 Price Changed $83,900 Zillow
• 2026-01-01 Delisted — Zillow
• 2025-11-13 Price Changed $88,900 Zillow
• 2025-10-23 Listed $87,900 Zillow