103 Springwood Sq · Port Orange, FL 32129

$199,900

2 bd · 1.5 ba · 1,128 sqft · SingleFamily public records · 339 Days on market

Built 1983 2,481 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 +12.8/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• DSCR +3.8/10.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your perfect Port Orange retreat! This charming 2-bedroom, 1.5-bath townhouse offers the ideal blend of comfort, convenience, and freedom—with NO HOA restrictions and land ownership included! Inside, you'll find a bright, welcoming layout featuring an inside laundry area and a cozy kitchen that opens to your private patio—perfect for relaxing or entertaining. Enjoy a prime location just minutes from top shopping and dining, healthcare facilities, Embry-Riddle Aeronautical University, and Palmer Chiropractic College. Whether you're a first-time homebuyer, student, or savvy investor, this home offers a low-maintenance lifestyle just 3 miles from the beach—all at a great price! Don't miss this rare opportunity to own your own home in Port Orange!

Key facts

• Inside laundry area
• Private patio
• Built 1983

Tags

• LAND OWNERSHIP INCLUDED
• INSIDE LAUNDRY AREA
• PRIVATE PATIO
• 3 MILES FROM THE BEACH

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-17 ($-199/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (16.8% below list).
• Recommended offer: $166k (16.8% below list) — sets the bar for 1% rule.

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 soft (-2.7%/yr); 247 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k 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 339 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 27y 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,320 (16.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 339 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 6.19%
• Cash-on-cash: -0.35%
• DSCR: 0.98
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -20.2%
• Equity multiple: 0.32×
• Total profit: $-38,327
• Equity at exit: $29,806

10-year hold

• IRR: -21.3%
• Equity multiple: 0.04×
• Total profit: $-53,595
• Equity at exit: $17,284

Cash invested: $55,972 (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 32129

• Rents YoY: -2.7%
• Active inventory: 247
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,663 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$199 /mo · $2,387/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $-17

Break-even live

Break-even rent $1,684

Max offer price $196,975

Occupancy floor 96%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
86 Springwood Sq Unit 86 Port Orange, FL	2.0	1.5	1249	$1,450	$1.16	21d	1	0.05mi
21 Springwood Sq Unit 23 Port Orange, FL	2.0	1.5	1249	$1,500	$1.20	23d	1	0.09mi
3656 Jackson St Unit 1A Port Orange, FL	2.0	1.5	1164	$1,550	$1.33	23d	1	0.11mi
104 Moonstone Ct Port Orange, FL	2.0	2.0	1400	$1,950	$1.39	21d	1	0.12mi
190 Moonstone Ct Port Orange, FL	2.0	2.0	1400	$1,650	$1.18	21d	1	0.14mi
980 Canal View Blvd Port Orange, FL	2.0	1.5	1024	$1,448	$1.41	23d	2	0.30mi
1206 Deer Springs Rd Port Orange, FL	2.0	2.0	1064	$1,625	$1.53	14d	1	0.37mi
1032 W Samms Ave Port Orange, FL	2.0	2.0	1176	$1,650	$1.40	14d	1	0.45mi
3554 Irish Ln Port Orange, FL	2.0	2.0	1470	$2,000	$1.36	23d	1	0.52mi
1111 Squirrel Nest Ln Port Orange, FL	2.0	2.0	1169	$1,900	$1.63	14d	1	0.54mi
61 Brandy Hills Dr Port Orange, FL	3.0	2.0	1192	$1,895	$1.59	23d	1	0.70mi
4211 New Haven Ct Port Orange, FL	2.0	2.0	902	$2,000	$2.22	23d	1	0.84mi
488 Autumn Trl Port Orange, FL	3.0	2.0	1393	$1,499	$1.08	23d	1	1.05mi
4514 Alder Dr Port Orange, FL	3.0	2.0	1365	$2,100	$1.54	11d	1	1.21mi
1010 N Swallow Tail Dr Port Orange, FL	1.0–2.0	1.0–2.0	893	$1,574	$1.76	11d	16	1.21mi
1154 Ashland Ct Port Orange, FL	3.0	2.0	1118	$1,795	$1.61	14d	1	1.22mi
1270 Reed Canal Rd Port Orange, FL	1.0–3.0	1.0–2.0	1001	$1,746	$1.74	11d	29	1.22mi
958 Village Trl Port Orange, FL	1.0–2.0	1.0–2.0	775	$1,455	$1.88	11d	12	1.24mi
940 Village Trl Unit 4-306 Port Orange, FL	2.0	2.0	1006	$2,000	$1.99	14d	1	1.25mi
3230 S Ridgewood Ave South Daytona, FL	1.0–3.0	1.0–2.0	1046	$1,881	$1.80	11d	27	1.30mi
3835 Clyde Morris Blvd Port Orange, FL	1.0–3.0	1.0–2.0	1013	$2,012	$1.99	11d	17	1.38mi
302 Fox Pl Port Orange, FL	3.0	2.5	1392	$2,300	$1.65	14d	1	1.43mi
1200 Floral Springs Blvd Port Orange, FL	1.0–3.0	1.0–2.0	1047	$1,780	$1.70	11d	81	1.43mi
480 Reed Canal Rd #57 South Daytona, FL	2.0	1.5	1024	$1,550	$1.51	23d	1	1.44mi
1401 Reed Canal Rd Port Orange, FL	1.0–3.0	1.0–2.0	1045	$1,856	$1.78	14d	25	1.45mi
3131 S Ridgewood Ave #203 South Daytona, FL	2.0	2.0	1013	$1,795	$1.77	14d	1	1.45mi
580 Reed Canal Rd South Daytona, FL	1.0	1.0	718	$1,272	$1.77	14d	2	1.46mi
5609 Victoria Gardens Blvd Port Orange, FL	2.0	1.0–1.5	1050	$1,600	$1.52	23d	7	1.50mi

Listing history 26 events

1. 2026-06-18
   days on market $199,900 Active 339 DOM
2. 2026-06-17
   days on market $199,900 Active 338 DOM
3. 2026-06-16
   days on market $199,900 Active 337 DOM
4. 2026-06-15
   days on market $199,900 Active 336 DOM
5. 2026-06-14
   days on market $199,900 Active 334 DOM
6. 2026-06-10
   days on market $199,900 Active 331 DOM
7. 2026-06-09
   days on market $199,900 Active 330 DOM
8. 2026-06-08
   days on market $199,900 Active 329 DOM
9. 2026-06-07
   days on market $199,900 Active 328 DOM
10. 2026-06-05
    days on market $199,900 Active 325 DOM
11. 2026-06-03
    days on market $199,900 Active 324 DOM
12. 2026-06-03
    days on market $199,900 Active 323 DOM
13. 2026-06-01
    days on market $199,900 Active 322 DOM
14. 2026-05-31
    days on market $199,900 Active 321 DOM
15. 2026-05-31
    days on market $199,900 Active 320 DOM
16. 2025-07-18
    listed $199,900 Active 782-char remark

    Show marketing remark (782 chars)

    Welcome to your perfect Port Orange retreat! This charming 2-bedroom, 1.5-bath townhouse offers the ideal blend of comfort, convenience, and freedom—with NO HOA restrictions and land ownership included! Inside, you'll find a bright, welcoming layout featuring an inside laundry area and a cozy kitchen that opens to your private patio—perfect for relaxing or entertaining. Enjoy a prime location just minutes from top shopping and dining, healthcare facilities, Embry-Riddle Aeronautical University, and Palmer Chiropractic College. Whether you're a first-time homebuyer, student, or savvy investor, this home offers a low-maintenance lifestyle just 3 miles from the beach—all at a great price! Don't miss this rare opportunity to own your own home in Port Orange!

17. 2025-07-14
    listed $199,900 Active 789-char remark

    Show marketing remark (789 chars)

    Welcome to your perfect Port Orange retreat! This charming 2-bedroom, 1.5-bath townhouse offers the ideal blend of comfort, convenience, and freedom—with NO HOA restrictions and land ownership included! Inside, you’ll find a bright, welcoming layout featuring an inside laundry area and a cozy kitchen that opens to your private patio—perfect for relaxing or entertaining. Enjoy a prime location just minutes from top shopping and dining, healthcare facilities, Embry-Riddle Aeronautical University, and Palmer Chiropractic College. Whether you're a first-time homebuyer, student, or savvy investor, this home offers a low-maintenance lifestyle just 3 miles from the beach—all at a great price! Don't miss this rare opportunity to own your own home in Port Orange!

18. 2019-11-19
    soldstatus $233,000
19. 2017-05-18
    soldstatus $67,250 Closed
20. 2017-05-18
    soldstatus $67,250
21. 2017-05-10
    listed $67,250
22. 2004-12-20
    soldstatus $89,900
23. 2000-04-04
    soldstatus $35,000
24. 2000-03-31
    soldstatus $35,000
25. 1999-06-23
    listed $39,900
26. 1993-05-17
    soldstatus $31,900

ⓘ 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: $2,387 · $199/mo
• Projected year-2 tax: $2,387 · $199/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 6/10 Major FEMA zone X (shaded) · 56% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥105°F today · 17 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: $19,958
• − Mortgage interest: −$11,198
• − Property taxes: −$2,387
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,597
• − Management: −$1,597
• − Depreciation: −$5,815
• Taxable loss: −$3,634
• Est. tax savings @ 24.0%: +$872
• After-tax cash flow: $673/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): 23,195
• Household income: $67,924
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 602.0

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 7% Two or more races 6% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Lithuanian 4% Iranian 3% Romanian 3%
• Foreign-born: 9% · Canada, South Korea, China
• Languages at home: 87% English-only · Spanish 4% German/W. Germanic 3% Arabic 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: ▼ -234.13%
• Current HPI: 310.0285
• Rent YoY: ▼ -2.71%
• 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

+526.6% since first listed

11 events — show timeline

• 2025-07-18 Listed $199,900 Daytona MLS
• 2025-07-14 Listed $199,900 Stellar MLS as Distributed by MLS Grid
• 2019-11-19 Sold (Public Records) $233,000 Public Records
• 2017-05-18 Sold (Public Records) $67,250 Public Records
• 2017-05-18 Sold (MLS) $67,250 Daytona MLS
• 2017-05-10 Listed $67,250 Daytona MLS
• 2004-12-20 Sold (Public Records) $89,900 Public Records
• 2000-04-04 Sold (Public Records) $35,000 Public Records
• 2000-03-31 Sold (MLS) $35,000 Daytona MLS
• 1999-06-23 Listed $39,900 Daytona MLS
• 1993-05-17 Sold (Public Records) $31,900 Public Records

Property tax history

+10.0%/yr

Latest (2025): $2,387 · +6.7% YoY. Source: county tax records.