5480 Pineland Ave · Port Orange, FL 32127

$149,000

2 bd · 1.5 ba · 672 sqft · Manufactured public records · 172 Days on market

Built 1971 5,100 sqft lot

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Why this score? — see what drove the C- 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 +21.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.3/10.0
• 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

Up-to-date manufactured home built in 1971, situated on an owned corner lot in desirable Port Orange with no HOA fees. Recent updates include a new roof and new A/C. The property offers ample parking, washer and dryer hookups in the carport, and an enclosed porch that provides additional living space. Motivated sellers — all offers considered. Seller is offering owner financing, providing a great opportunity for flexible terms. Cash offers only.

Key facts

• Ample parking
• Enclosed porch
• New ac

Tags

• CORNER LOT
• NEW ROOF
• NEW AC
• AMPLE PARKING
• WASHER AND DRYER HOOKUPS
• ENCLOSED PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $131k (12.0% 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.
• Zoned schools: Port Orange Elementary School (math 67% / reading 67%, grade B+, #450 of 2,144 statewide, top 22%, 361 students, 62% FRL); Silver Sands Middle School (math 50% / reading 52%, grade C, #237 of 571 statewide, top 43%, 1,165 students, 54% FRL); Spruce Creek High School (math 37% / reading 61%, grade D, #193 of 667 statewide, top 29%, 2,569 students, 37% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: Rents rising (+1.8%/yr); 417 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $4k 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 172 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y ago; this cycle's ask has dropped $26k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $149k implies a 85% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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: 1.03% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.40%
• DSCR: 1.28
• GRM: 8.1

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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-11,756
• Equity at exit: $22,216

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $859
• Equity at exit: $12,883

Cash invested: $41,720 (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: 417
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,531 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$144 /mo · $1,726/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $223

Break-even live

Break-even rent $1,250

Max offer price $149,000

Occupancy floor 80%

Sensitivity live

Price	-10% $307	-5% $265	+0% $223	+5% $180	+10% $138
Rent	-10% $102	-5% $162	+0% $223	+5% $283	+10% $344
Rate	-1.0pp $298	-0.5pp $260	base $223	+0.5pp $184	+1.0pp $145

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5249 Taylor Ave Port Orange, FL	2.0	2.5	672	$1,650	$2.46	16d	1	0.32mi

Listing history 34 events

1. 2026-06-22
   days on market $149,000 Active 172 DOM
2. 2026-06-18
   days on market $149,000 Active 169 DOM
3. 2026-06-17
   days on market $149,000 Active 168 DOM
4. 2026-06-16
   days on market $149,000 Active 167 DOM
5. 2026-06-15
   days on market $149,000 Active 166 DOM
6. 2026-06-14
   remarks 699-char remark
7. 2026-06-14
   days on market $149,000 Active 164 DOM
8. 2026-06-10
   days on market $149,000 Active 161 DOM
9. 2026-06-09
   days on market $149,000 Active 160 DOM
10. 2026-06-08
    days on market $149,000 Active 159 DOM
11. 2026-06-07
    days on market $149,000 Active 158 DOM
12. 2026-06-05
    days on market $149,000 Active 155 DOM
13. 2026-06-03
    days on market $149,000 Active 154 DOM
14. 2026-06-03
    days on market $149,000 Active 153 DOM
15. 2026-06-01
    days on market $149,000 Active 152 DOM
16. 2026-05-31
    days on market $149,000 Active 151 DOM
17. 2026-05-31
    days on market $149,000 Active 150 DOM
18. 2026-05-18
    price $149,000 455-char remark

    Show marketing remark (455 chars)

    Up-to-date manufactured home built in 1971, situated on an owned corner lot in desirable Port Orange with no HOA fees. Recent updates include a new roof and new A/C. The property offers ample parking, washer and dryer hookups in the carport, and an enclosed porch that provides additional living space. Motivated sellers — all offers considered. Seller is offering owner financing, providing a great opportunity for flexible terms. Cash offers only.

19. 2026-05-18
    price $149,000 455-char remark

    Show marketing remark (455 chars)

    Up-to-date manufactured home built in 1971, situated on an owned corner lot in desirable Port Orange with no HOA fees. Recent updates include a new roof and new A/C. The property offers ample parking, washer and dryer hookups in the carport, and an enclosed porch that provides additional living space. Motivated sellers — all offers considered. Seller is offering owner financing, providing a great opportunity for flexible terms. Cash offers only.

20. 2026-02-20
    price $159,000 455-char remark

    Show marketing remark (455 chars)

    Up-to-date manufactured home built in 1971, situated on an owned corner lot in desirable Port Orange with no HOA fees. Recent updates include a new roof and new A/C. The property offers ample parking, washer and dryer hookups in the carport, and an enclosed porch that provides additional living space. Motivated sellers — all offers considered. Seller is offering owner financing, providing a great opportunity for flexible terms. Cash offers only.

21. 2026-02-20
    price $159,000 455-char remark

    Show marketing remark (455 chars)

    Up-to-date manufactured home built in 1971, situated on an owned corner lot in desirable Port Orange with no HOA fees. Recent updates include a new roof and new A/C. The property offers ample parking, washer and dryer hookups in the carport, and an enclosed porch that provides additional living space. Motivated sellers — all offers considered. Seller is offering owner financing, providing a great opportunity for flexible terms. Cash offers only.

22. 2026-02-09
    price $164,000 455-char remark

    Show marketing remark (455 chars)

    Up-to-date manufactured home built in 1971, situated on an owned corner lot in desirable Port Orange with no HOA fees. Recent updates include a new roof and new A/C. The property offers ample parking, washer and dryer hookups in the carport, and an enclosed porch that provides additional living space. Motivated sellers — all offers considered. Seller is offering owner financing, providing a great opportunity for flexible terms. Cash offers only.

23. 2026-02-09
    price $164,000 455-char remark

    Show marketing remark (455 chars)

    Up-to-date manufactured home built in 1971, situated on an owned corner lot in desirable Port Orange with no HOA fees. Recent updates include a new roof and new A/C. The property offers ample parking, washer and dryer hookups in the carport, and an enclosed porch that provides additional living space. Motivated sellers — all offers considered. Seller is offering owner financing, providing a great opportunity for flexible terms. Cash offers only.

24. 2026-01-06
    price $169,000 455-char remark

    Show marketing remark (455 chars)

    Up-to-date manufactured home built in 1971, situated on an owned corner lot in desirable Port Orange with no HOA fees. Recent updates include a new roof and new A/C. The property offers ample parking, washer and dryer hookups in the carport, and an enclosed porch that provides additional living space. Motivated sellers — all offers considered. Seller is offering owner financing, providing a great opportunity for flexible terms. Cash offers only.

25. 2026-01-06
    price $169,000 455-char remark

    Show marketing remark (455 chars)

    Up-to-date manufactured home built in 1971, situated on an owned corner lot in desirable Port Orange with no HOA fees. Recent updates include a new roof and new A/C. The property offers ample parking, washer and dryer hookups in the carport, and an enclosed porch that provides additional living space. Motivated sellers — all offers considered. Seller is offering owner financing, providing a great opportunity for flexible terms. Cash offers only.

26. 2025-12-30
    listed $175,000 Active 455-char remark

    Show marketing remark (455 chars)

    Up-to-date manufactured home built in 1971, situated on an owned corner lot in desirable Port Orange with no HOA fees. Recent updates include a new roof and new A/C. The property offers ample parking, washer and dryer hookups in the carport, and an enclosed porch that provides additional living space. Motivated sellers — all offers considered. Seller is offering owner financing, providing a great opportunity for flexible terms. Cash offers only.

27. 2025-12-30
    listed $175,000 Active 455-char remark

    Show marketing remark (455 chars)

    Up-to-date manufactured home built in 1971, situated on an owned corner lot in desirable Port Orange with no HOA fees. Recent updates include a new roof and new A/C. The property offers ample parking, washer and dryer hookups in the carport, and an enclosed porch that provides additional living space. Motivated sellers — all offers considered. Seller is offering owner financing, providing a great opportunity for flexible terms. Cash offers only.

28. 2024-05-08
    soldstatus $80,500
29. 2021-11-22
    soldstatus $85,000
30. 2000-02-24
    soldstatus $35,900
31. 2000-02-16
    soldstatus $35,900
32. 2000-01-09
    listed $35,900
33. 1992-12-29
    soldstatus $24,700
34. 1975-10-01
    soldstatus $17,500

ⓘ 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: $1,726 · $144/mo
• Projected year-2 tax: $1,726 · $144/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) · 48% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,377
• − Mortgage interest: −$8,346
• − Property taxes: −$1,726
• − Insurance: −$745
• − Repairs & maintenance: −$1,470
• − Management: −$1,470
• − Depreciation: −$4,335
• Taxable income: $285
• Est. tax owed @ 24.0%: −$68
• After-tax cash flow: $2,602/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

+751.4% since first listed

17 events — show timeline

• 2026-05-18 Price Changed $149,000 Daytona MLS
• 2026-05-18 Price Changed $149,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-20 Price Changed $159,000 Daytona MLS
• 2026-02-20 Price Changed $159,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-09 Price Changed $164,000 Daytona MLS
• 2026-02-09 Price Changed $164,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-06 Price Changed $169,000 Daytona MLS
• 2026-01-06 Price Changed $169,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-30 Listed $175,000 Daytona MLS
• 2025-12-30 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2024-05-08 Sold (Public Records) $80,500 Public Records
• 2021-11-22 Sold (Public Records) $85,000 Public Records
• 2000-02-24 Sold (Public Records) $35,900 Public Records
• 2000-02-16 Sold (MLS) $35,900 Daytona MLS
• 2000-01-09 Listed $35,900 Daytona MLS
• 1992-12-29 Sold (Public Records) $24,700 Public Records
• 1975-10-01 Sold (Public Records) $17,500 Public Records

Property tax history

+10.4%/yr

Latest (2025): $1,726 · -2.3% YoY. Source: county tax records.