2620 Woodland Dr · Edgewater, FL 32141

$249,900

3 bd · 2.0 ba · 1,288 sqft · SingleFamily public records · 9 Days on market

Built 1980 0.46 ac 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 +19.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Schools +3.9/10.0
• 1% rule +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * HIGHEST AND BEST OFFERS DUE BY TUESDAY AT 10AM, 5/26 * * Charming and well-maintained 3-bedroom, 2-bath brick home with a bonus room and approximately 1,200-1,300 sq ft of living space! This home sits on an oversized . 45 acre lot! Features include a 1-car attached automatic garage, newer HVAC (2019/2020) with transferable warranty, newer windows with hurricane shutters. The home features a new sprinkler system in the front and rear of home! The functional kitchen offers stainless steel appliances, and the washer and dryer also convey. Vinyl and tile flooring run throughout the home, plus a cozy wood-burning fireplace. Enjoy outdoor living with a screened-in inground pool, newer pool

Key facts

• Bonus room
• Hurricane shutters
• New sprinkler system

Tags

• BONUS ROOM
• HURRICANE SHUTTERS
• NEW SPRINKLER SYSTEM
• STAINLESS STEEL APPLIANCES
• WOOD-BURNING FIREPLACE
• SCREENED-IN INGROUND POOL

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public sewer; Cable connected; Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence; One level; Facing southwest
• Construction: Brick and frame construction
• Exterior features: In-ground pool with screen enclosure; Fenced yard with full privacy wood fencing; Sprinklers in front and rear; Shed(s)

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Wood-burning fireplace; Storm shutters
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/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 $221k (11.7% below list).
• Recommended offer: $221k (11.7% 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.
• Market conditions: 304 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $7k 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.
• 2 sale attempts since 19y 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 $63k; list at $250k implies a 294% 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 $220,760 (11.7% 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: 0.88% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.88%
• DSCR: 1.22
• GRM: 9.4

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: -8.8%
• Equity multiple: 0.68×
• Total profit: $-22,515
• Equity at exit: $37,261

10-year hold

• IRR: 0.6%
• Equity multiple: 1.05×
• Total profit: $3,183
• Equity at exit: $21,607

Cash invested: $69,972 (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 32141

• Home prices YoY: -19.2%
• Active inventory: 304
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,208 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$45 /mo · $540/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $284

Break-even live

Break-even rent $1,848

Max offer price $249,900

Occupancy floor 82%

Sensitivity live

Price	-10% $426	-5% $355	+0% $284	+5% $214	+10% $-156
Rent	-10% $110	-5% $197	+0% $284	+5% $372	+10% $459
Rate	-1.0pp $410	-0.5pp $348	base $284	+0.5pp $220	+1.0pp $154

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2827 Royal Palm Dr Edgewater, FL	3.0	2.0	1212	$1,900	$1.57	24d	1	0.50mi
3017 Vista Palm Dr Edgewater, FL	3.0	3.0	1560	$2,196	$1.41	19d	1	0.57mi
2219 Umbrella Tree Dr Edgewater, FL	3.0	2.0	1446	$2,300	$1.59	24d	1	0.59mi
2725 Silver Canoe Dr Edgewater, FL	3.0	2.5	1840	$2,200	$1.20	24d	1	0.77mi
2621 India Palm Dr Edgewater, FL	3.0	2.0	1269	$2,400	$1.89	24d	1	0.94mi
2421 India Palm Dr Edgewater, FL	3.0	2.0	1358	$2,150	$1.58	19d	1	0.98mi
2330 India Palm Dr Edgewater, FL	2.0	2.0	1025	$1,499	$1.46	15d	1	0.99mi
3119 Mango Tree Dr Edgewater, FL	3.0	2.0	1714	$2,345	$1.37	21d	1	1.04mi
2515 Fern Palm Dr Edgewater, FL	3.0	2.0	1400	$2,200	$1.57	11d	1	1.11mi
3120 Juniper Dr Edgewater, FL	3.0	2.0	1440	$2,150	$1.49	24d	1	1.14mi
2314 Fern Palm Dr Unit 2314 Edgewater, FL	2.0	2.0	1200	$1,700	$1.42	19d	1	1.15mi
3424 Unity Tree Dr Edgewater, FL	3.0	2.0	1246	$2,200	$1.77	24d	1	1.18mi
3208 India Palm Dr Edgewater, FL	2.0	2.0	990	$1,550	$1.57	11d	1	1.25mi
1822 Royal Palm Dr Edgewater, FL	3.0	2.0	1400	$1,620	$1.16	15d	1	1.26mi
226 Tree Branch Ln Edgewater, FL	3.0	2.0	1514	$2,350	$1.55	15d	1	1.30mi
3411 Needle Palm Dr Edgewater, FL	3.0	1.0	960	$2,000	$2.08	24d	1	1.30mi
2027 Guava Dr Unit 2029 Edgewater, FL	4.0	2.0	1760	$1,995	$1.13	24d	1	1.30mi
3318 India Palm Dr Edgewater, FL	2.0	2.0	1200	$1,875	$1.56	24d	1	1.37mi
3413 Juniper Dr Edgewater, FL	2.0	1.0	1000	$1,500	$1.50	24d	1	1.44mi
1000 Egret Ct Edgewater, FL	2.0	2.0	1051	$2,400	$2.28	24d	1	1.47mi

Listing history 8 events

1. 2026-06-01
   status $249,900 Pending 9 DOM
2. 2026-05-31
   days on market $249,900 Active 9 DOM
3. 2026-05-31
   days on market $249,900 Active 8 DOM
4. 2026-05-22
   listed $249,900 Active
5. 2008-03-31
   historical
6. 2007-10-18
   listed $65,000
7. 1989-05-01
   soldstatus $63,400
8. 1982-01-01
   soldstatus $49,700

ⓘ 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: $540 · $45/mo
• Projected year-2 tax: $2,074 · $173/mo
• Expected delta: +$1,534/yr (+$128/mo · 283.9%)

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

Climate risk First Street

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

Taxation est. · year 1

• Rental income: $26,491
• − Mortgage interest: −$13,998
• − Property taxes: −$540
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,119
• − Management: −$2,119
• − Depreciation: −$7,270
• Taxable loss: −$805
• Est. tax savings @ 24.0%: +$193
• After-tax cash flow: $3,606/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

+402.8% since first listed

5 events — show timeline

• 2026-05-22 Listed $249,900 SCMLS
• 2008-03-31 Listing Removed — Daytona MLS
• 2007-10-18 Listed $65,000 Daytona MLS
• 1989-05-01 Sold (Public Records) $63,400 Public Records
• 1982-01-01 Sold (Public Records) $49,700 Public Records

Property tax history

-4.3%/yr

Latest (2025): $540 · +1.9% YoY. Source: county tax records.