96 Springwood Sq · Port Orange, FL 32129

$164,900

2 bd · 1.5 ba · 1,242 sqft · SingleFamily public records · 17 Days on market

Built 1981 2,622 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 +18.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.1/10.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your charming new home in sunny Port Orange with NO HOA! Whether you're looking for a full-time residence, an investment property to add to your portfolio, or a cozy retreat for snowbird living, this home checks all the boxes! Situated in a prime location, this home is close to everythingâ€'' The beach, dining, shopping, entertainment, medical facilities, gyms, & much more. This 2-bedroom, 1.5-bath townhome offers a spacious, open floor plan w/ 2 porch/balcony areas for added enjoyment. Both bedrooms are located upstairs, each featuring its own sliding glass door that opens to the balcony, perfect for enjoying the fresh Florida breeze. The interior boasts tile flooring downstairs & in the bathrooms, with carpet upstairs for added comfort. Natural light beams throughout the home, thanks to its 4 sliding glass doors, 2 upstairs and 2 downstairs, creating a bright & inviting atmosphere. In-unit laundry & convenient half bath downstairs. .. All information is deemed to be accurate but cannot be guaranteed. Buyer is advised to verify.

Key facts

• Sliding glass doors
• Porch balcony areas
• In unit laundry

Tags

• NO HOA
• PRIME LOCATION
• PORCH BALCONY AREAS
• SLIDING GLASS DOORS
• IN UNIT LAUNDRY

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $162k (1.5% 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.
• 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 15d 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 $5k 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 17 days — a 2% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y 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 $74k; list at $165k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,426 (1.5% 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. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 7.48%
• Cash-on-cash: 4.25%
• DSCR: 1.19
• GRM: 8.3

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: -13.1%
• Equity multiple: 0.54×
• Total profit: $-21,154
• Equity at exit: $24,587

10-year hold

• IRR: -9.7%
• Equity multiple: 0.49×
• Total profit: $-23,723
• Equity at exit: $14,258

Cash invested: $46,172 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,663 high
• Mortgage (P&I): −$865
• Tax from tax record: −$217 /mo · $2,602/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $163

Break-even live

Break-even rent $1,456

Max offer price $164,900

Occupancy floor 85%

Sensitivity live

Price	-10% $257	-5% $210	+0% $163	+5% $117	+10% $70
Rent	-10% $32	-5% $98	+0% $163	+5% $229	+10% $295
Rate	-1.0pp $246	-0.5pp $205	base $163	+0.5pp $121	+1.0pp $77

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: $41,225
• Closing costs: $4,947
• 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	24d	1	0.09mi
3656 Jackson St Unit 1A Port Orange, FL	2.0	1.5	1164	$1,550	$1.33	24d	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	24d	2	0.30mi
1206 Deer Springs Rd Port Orange, FL	2.0	2.0	1064	$1,625	$1.53	15d	1	0.37mi
1032 W Samms Ave Port Orange, FL	2.0	2.0	1176	$1,650	$1.40	15d	1	0.45mi
3554 Irish Ln Port Orange, FL	2.0	2.0	1470	$2,000	$1.36	24d	1	0.52mi
1111 Squirrel Nest Ln Port Orange, FL	2.0	2.0	1169	$1,900	$1.63	15d	1	0.54mi
61 Brandy Hills Dr Port Orange, FL	3.0	2.0	1192	$1,895	$1.59	24d	1	0.70mi
4211 New Haven Ct Port Orange, FL	2.0	2.0	902	$2,000	$2.22	24d	1	0.84mi
488 Autumn Trl Port Orange, FL	3.0	2.0	1393	$1,499	$1.08	24d	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	15d	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	15d	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	15d	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	24d	1	1.44mi
1401 Reed Canal Rd Port Orange, FL	1.0–3.0	1.0–2.0	1045	$1,856	$1.78	15d	25	1.45mi
3131 S Ridgewood Ave #203 South Daytona, FL	2.0	2.0	1013	$1,795	$1.77	15d	1	1.45mi
580 Reed Canal Rd South Daytona, FL	1.0	1.0	718	$1,272	$1.77	15d	2	1.46mi
5609 Victoria Gardens Blvd Port Orange, FL	2.0	1.0–1.5	1050	$1,600	$1.52	24d	7	1.50mi

Listing history 28 events

1. 2026-06-18
   days on market $164,900 Active 17 DOM
2. 2026-06-17
   days on market $164,900 Active 16 DOM
3. 2026-06-16
   days on market $164,900 Active 15 DOM
4. 2026-06-15
   days on market $164,900 Active 14 DOM
5. 2026-06-14
   days on market $164,900 Active 12 DOM
6. 2026-06-10
   days on market $164,900 Active 9 DOM
7. 2026-06-09
   days on market $164,900 Active 8 DOM
8. 2026-06-08
   days on market $164,900 Active 7 DOM
9. 2026-06-07
   days on market $164,900 Active 6 DOM
10. 2026-06-05
    days on market $164,900 Active 3 DOM
11. 2026-06-03
    days on market $164,900 Active 2 DOM
12. 2026-06-02
    remarks 695-char remark
13. 2026-06-02
    days on marketlisting id $164,900 Active 1 DOM
14. 2026-05-31
    days on market $164,900 Active 178 DOM
15. 2026-05-31
    days on market $164,900 Active 177 DOM
16. 2025-12-04
    listed $164,900 Active 1097-char remark

    Show marketing remark (1097 chars)

    Welcome to your charming new home in sunny Port Orange with NO HOA! Whether you're looking for a full-time residence, an investment property to add to your portfolio, or a cozy retreat for snowbird living, this home checks all the boxes! Situated in a prime location, this home is close to everythingâ€'' The beach, dining, shopping, entertainment, medical facilities, gyms, & much more. This 2-bedroom, 1.5-bath townhome offers a spacious, open floor plan w/ 2 porch/balcony areas for added enjoyment. Both bedrooms are located upstairs, each featuring its own sliding glass door that opens to the balcony, perfect for enjoying the fresh Florida breeze. The interior boasts tile flooring downstairs & in the bathrooms, with carpet upstairs for added comfort. Natural light beams throughout the home, thanks to its 4 sliding glass doors, 2 upstairs and 2 downstairs, creating a bright & inviting atmosphere. In-unit laundry & convenient half bath downstairs. .. All information is deemed to be accurate but cannot be guaranteed. Buyer is advised to verify.

17. 2025-09-30
    historical
18. 2025-08-26
    price $177,000
19. 2025-06-28
    price $182,000
20. 2025-04-03
    price $200,000
21. 2025-01-19
    listed $215,000 Active
22. 2017-06-13
    soldstatus $74,000
23. 2006-07-30
    historical
24. 2005-10-14
    listed $129,900
25. 2002-06-05
    soldstatus $45,000
26. 1989-02-01
    soldstatus $29,500
27. 1988-11-01
    soldstatus $33,600
28. 1981-11-01
    soldstatus $45,000

ⓘ 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: $2,602 · $217/mo
• Projected year-2 tax: $2,602 · $217/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) · 58% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 18 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: $19,955
• − Mortgage interest: −$9,237
• − Property taxes: −$2,602
• − Insurance: −$824
• − Repairs & maintenance: −$1,596
• − Management: −$1,596
• − Depreciation: −$4,797
• Taxable loss: −$698
• Est. tax savings @ 24.0%: +$168
• After-tax cash flow: $2,129/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

+266.4% since first listed

13 events — show timeline

• 2025-12-04 Listed $164,900 Daytona MLS
• 2025-09-30 Listing Removed — Daytona MLS
• 2025-08-26 Price Changed $177,000 Daytona MLS
• 2025-06-28 Price Changed $182,000 Daytona MLS
• 2025-04-03 Price Changed $200,000 Daytona MLS
• 2025-01-19 Listed $215,000 Daytona MLS
• 2017-06-13 Sold (Public Records) $74,000 Public Records
• 2006-07-30 Listing Removed — Daytona MLS
• 2005-10-14 Listed $129,900 Daytona MLS
• 2002-06-05 Sold (Public Records) $45,000 Public Records
• 1989-02-01 Sold (Public Records) $29,500 Public Records
• 1988-11-01 Sold (Public Records) $33,600 Public Records
• 1981-11-01 Sold (Public Records) $45,000 Public Records

Property tax history

+10.4%/yr

Latest (2025): $2,602 · +4.7% YoY. Source: county tax records.