2509 Woodland Dr · Edgewater, FL 32141

$265,000

3 bd · 2.0 ba · 1,224 sqft · SingleFamily public records · 9 Days on market

Built 1988 10,000 sqft lot

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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 +14.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Under contract taking backups. Must see. Seller very motivated. Bring all reasonable offers. 3/2 Pool home in a quiet well maintained neighborhood. Home is in excellent condition and has been well taken care of. Split floor plan with large great room and cathedral ceilings opening onto pool deck. Fenced yard with side enclosure for dog run. Hot water heater replaced in 2016. Roof replaced in 2016. Pool resurfaced in 2012 with 10 yr warranty. Termite bond. New A/C in 2014. Stockade fence yard enclosure. Sprinkler system with well. Mature fruit trees.

Key facts

• Private pool
• Boat or rv parking
• No hoa restrictions

Tags

• HURRICANE RATED WINDOWS
• PRIVATE POOL
• BOAT OR RV PARKING
• QUARTER-ACRE LOT
• NO HOA RESTRICTIONS

Property features AI

Finance

• Other: Property type: Residential (Single Family Residence); Zoning: 07R-2B
• HOA & community: Development: Florida Shores; Pets allowed: Cats and dogs

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water; Public sewer; Public utilities
• Home design: Single family residence; One-story; Faces west; Homestead exempt
• Construction: Stucco exterior; Shingle roof; Slab foundation; Built on a 0.23 acre lot (approx. 80 x 125)
• Exterior features: Private in-ground pool; Asphalt road access

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Split bedroom floorplan
• Laundry & utility: No laundry room (none listed)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $76 ($909/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 $219k (17.3% below list).
• Recommended offer: $219k (17.3% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Indian River Elementary School (math 57% / reading 55%, grade C+, #832 of 2,144 statewide, top 40%, 613 students, 61% FRL); New Smyrna Beach Middle School (math 43% / reading 43%, grade D-, #331 of 571 statewide, top 59%, 1,037 students, 53% FRL); New Smyrna Beach High School (math 34% / reading 52%, grade F, #255 of 667 statewide, top 39%, 1,810 students, 41% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 307 active listings in the ZIP; 13 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 41% 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 15y 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 $149k; list at $265k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $219,140 (17.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.83% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.22%
• DSCR: 1.05
• GRM: 10.1

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: -14.4%
• Equity multiple: 0.49×
• Total profit: $-38,193
• Equity at exit: $39,512

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-27,351
• Equity at exit: $22,912

Cash invested: $74,200 (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 32141

• Home prices YoY: -19.2%
• Active inventory: 307
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,191 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$155 /mo · $1,864/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $76

Break-even live

Break-even rent $2,096

Max offer price $265,000

Occupancy floor 92%

Sensitivity live

Price	-10% $226	-5% $151	+0% $76	+5% $1	+10% $-74
Rent	-10% $-97	-5% $-11	+0% $76	+5% $162	+10% $249
Rate	-1.0pp $209	-0.5pp $143	base $76	+0.5pp $7	+1.0pp $-63

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	25d	1	0.40mi
2827 Royal Palm Dr Edgewater, FL	3.0	2.0	1212	$1,900	$1.57	25d	1	0.63mi
2330 India Palm Dr Edgewater, FL	2.0	2.0	1025	$1,499	$1.46	16d	1	0.91mi
2421 India Palm Dr Edgewater, FL	3.0	2.0	1358	$2,150	$1.58	20d	1	0.92mi
2621 India Palm Dr Edgewater, FL	3.0	2.0	1269	$2,400	$1.89	25d	1	0.94mi
1822 Royal Palm Dr Edgewater, FL	3.0	2.0	1400	$1,620	$1.16	16d	1	1.05mi
2314 Fern Palm Dr Unit 2314 Edgewater, FL	2.0	2.0	1200	$1,700	$1.42	20d	1	1.07mi
2515 Fern Palm Dr Edgewater, FL	3.0	2.0	1400	$2,200	$1.57	13d	1	1.08mi
3120 Juniper Dr Edgewater, FL	3.0	2.0	1440	$2,150	$1.49	25d	1	1.28mi
1000 Egret Ct Edgewater, FL	2.0	2.0	1051	$2,400	$2.28	25d	1	1.38mi
3424 Unity Tree Dr Edgewater, FL	3.0	2.0	1246	$2,200	$1.77	25d	1	1.39mi
3208 India Palm Dr Edgewater, FL	2.0	2.0	990	$1,550	$1.57	13d	1	1.39mi
3411 Needle Palm Dr Edgewater, FL	3.0	1.0	960	$2,000	$2.08	25d	1	1.48mi

Listing history 8 events

1. 2026-06-22
   days on market $265,000 Active 9 DOM
2. 2026-06-18
   days on market $265,000 Active 6 DOM
3. 2026-06-17
   days on market $265,000 Active 5 DOM
4. 2026-06-16
   pricestatus $265,000 Active 4 DOM
5. 2026-06-09
   statusdays on market $270,000 Pending 4 DOM
6. 2026-06-08
   days on market $270,000 Active 3 DOM
7. 2026-06-07
   remarks 699-char remark
8. 2026-06-07
   listed $270,000 Active 2 DOM

ⓘ 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: $1,864 · $155/mo
• Projected year-2 tax: $2,200 · $183/mo
• Expected delta: +$335/yr (+$28/mo · 18.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X (unshaded) · 5% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $26,297
• − Mortgage interest: −$14,844
• − Property taxes: −$1,864
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,104
• − Management: −$2,104
• − Depreciation: −$7,709
• Taxable loss: −$3,653
• Est. tax savings @ 24.0%: +$877
• After-tax cash flow: $1,786/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

+145.7% since first listed

22 events — show timeline

• 2026-06-05 Listed $270,000 Stellar MLS as Distributed by MLS Grid
• 2017-02-28 Sold (Public Records) $149,000 Public Records
• 2017-02-24 Sold (MLS) $149,000 Stellar MLS as Distributed by MLS Grid
• 2017-02-24 Sold (MLS) $149,000 NSBMLS
• 2017-01-13 Contingent — NSBMLS
• 2016-12-12 Price Changed $154,900 NSBMLS
• 2016-11-28 Price Changed $159,900 NSBMLS
• 2016-11-15 Relisted — NSBMLS
• 2016-11-15 Delisted — NSBMLS
• 2016-10-30 Listed $169,900 NSBMLS
• 2016-10-30 Listed $154,900 Stellar MLS as Distributed by MLS Grid
• 2015-02-19 Listing Removed — Daytona MLS
• 2015-02-19 Delisted — NSBMLS
• 2015-02-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-02-13 Listed $145,000 Daytona MLS
• 2015-02-12 Listed — NSBMLS
• 2015-02-12 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 2012-08-24 Sold (Public Records) $100,000 Public Records
• 2012-08-20 Sold (MLS) $100,000 Stellar MLS as Distributed by MLS Grid
• 2012-08-20 Sold (MLS) $100,000 NSBMLS
• 2011-12-30 Listed $109,900 Stellar MLS as Distributed by MLS Grid
• 2011-12-30 Listed $109,900 NSBMLS

Property tax history

+8.3%/yr

Latest (2025): $1,864 · +1.0% YoY. Source: county tax records.