164 Iron Gate Cir · Port Orange, FL 32129

$139,000

2 bd · 1.5 ba · 720 sqft · Manufactured public records · 110 Days on market

Built 1973 4,791 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 +23.6/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• 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

Perfect for Full-Time living or Snowbird. This home is on it's own land so NO lot rent here. Lots of updates over the last yr. New tub/shower enclosure. Hardwood floors, and cabinets have been updated over the last few years. Carport, fenced backyard. Ready for new owners to enjoy. Could use a little more updating but priced to sell.

Key facts

• 4,791 sq ft lot
• 2 parking spots
• Built 1973

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $126k (9.0% 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: Sugar Mill Elementary School (math 59% / reading 58%, grade B-, #735 of 2,144 statewide, top 35%, 623 students, 64% FRL); Silver Sands Middle School (math 50% / reading 52%, grade C, #237 of 571 statewide, top 43%, 1,165 students, 54% FRL); Atlantic High School (math 24% / reading 46%, grade F, #379 of 667 statewide, top 58%, 1,266 students, 52% FRL).
• Market conditions: Rents soft (-2.7%/yr); 248 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $961 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 110 days — a 9% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 4 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 $65k; list at $139k implies a 113% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,490 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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: 1.10% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.09%
• DSCR: 1.36
• GRM: 7.6

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: -7.4%
• Equity multiple: 0.74×
• Total profit: $-10,269
• Equity at exit: $20,725

10-year hold

• IRR: -2.0%
• Equity multiple: 0.88×
• Total profit: $-4,630
• Equity at exit: $12,018

Cash invested: $38,920 (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: 248
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,522 high
• Mortgage (P&I): −$729
• Tax from tax record: −$154 /mo · $1,842/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $262

Break-even live

Break-even rent $1,190

Max offer price $139,000

Occupancy floor 78%

Sensitivity live

Price	-10% $341	-5% $302	+0% $262	+5% $223	+10% $184
Rent	-10% $142	-5% $202	+0% $262	+5% $322	+10% $383
Rate	-1.0pp $332	-0.5pp $298	base $262	+0.5pp $226	+1.0pp $190

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1152 Old Hammock Rd Unit 1 Port Orange, FL	1.0	1.0	600	$1,295	$2.16	25d	1	0.27mi
1025 Eagle Lake Trl Port Orange, FL	1.0	1.0	576	$1,185	$2.06	25d	2	0.51mi
958 Village Trl Port Orange, FL	1.0–2.0	1.0–2.0	775	$1,455	$1.88	13d	12	0.85mi
4801 Clyde Morris Blvd Port Orange, FL	1.0	1.0	576	$1,376	$2.39	25d	5	1.07mi
3835 Clyde Morris Blvd Port Orange, FL	1.0–3.0	1.0–2.0	1013	$2,012	$1.99	13d	17	1.08mi
1270 Reed Canal Rd Port Orange, FL	1.0–3.0	1.0–2.0	1001	$1,746	$1.74	13d	29	1.35mi
1645 Dunlawton Ave Port Orange, FL	1.0–2.0	1.0–2.0	894	$1,593	$1.78	13d	26	1.38mi
3900 Yorktowne Blvd Port Orange, FL	1.0–3.0	1.0–2.0	1031	$1,606	$1.56	13d	19	1.40mi
1401 Reed Canal Rd Port Orange, FL	1.0–3.0	1.0–2.0	1045	$1,856	$1.78	16d	25	1.41mi

Listing history 25 events

1. 2026-06-22
   days on market $139,000 Active 110 DOM
2. 2026-06-18
   days on market $139,000 Active 107 DOM
3. 2026-06-17
   days on market $139,000 Active 106 DOM
4. 2026-06-16
   days on market $139,000 Active 105 DOM
5. 2026-06-15
   days on market $139,000 Active 104 DOM
6. 2026-06-14
   days on market $139,000 Active 102 DOM
7. 2026-06-10
   days on market $139,000 Active 99 DOM
8. 2026-06-09
   days on market $139,000 Active 98 DOM
9. 2026-06-08
   days on market $139,000 Active 97 DOM
10. 2026-06-07
    days on market $139,000 Active 96 DOM
11. 2026-06-05
    days on market $139,000 Active 93 DOM
12. 2026-06-03
    days on market $139,000 Active 92 DOM
13. 2026-06-03
    days on market $139,000 Active 91 DOM
14. 2026-06-01
    days on market $139,000 Active 90 DOM
15. 2026-05-31
    days on market $139,000 Active 89 DOM
16. 2026-05-31
    days on market $139,000 Active 88 DOM
17. 2026-03-03
    listed $139,000 Active 335-char remark

    Show marketing remark (335 chars)

    Perfect for Full-Time living or Snowbird. This home is on it's own land so NO lot rent here. Lots of updates over the last yr. New tub/shower enclosure. Hardwood floors, and cabinets have been updated over the last few years. Carport, fenced backyard. Ready for new owners to enjoy. Could use a little more updating but priced to sell.

18. 2013-10-30
    listed $41,500
19. 2011-07-23
    listed $41,500
20. 2005-10-04
    soldstatus $65,250
21. 2005-09-26
    soldstatus $65,250
22. 2005-08-10
    listed $74,900
23. 1995-03-13
    soldstatus $25,000
24. 1988-01-01
    soldstatus $8,500
25. 1976-10-01
    soldstatus $352,000

ⓘ 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: $1,842 · $154/mo
• Projected year-2 tax: $1,842 · $154/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 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: $18,268
• − Mortgage interest: −$7,786
• − Property taxes: −$1,842
• − Insurance: −$695
• − Repairs & maintenance: −$1,461
• − Management: −$1,461
• − Depreciation: −$4,044
• Taxable income: $978
• Est. tax owed @ 24.0%: −$235
• After-tax cash flow: $2,913/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

-60.5% since first listed

9 events — show timeline

• 2026-03-03 Listed $139,000 Daytona MLS
• 2013-10-30 Listed $41,500 Daytona MLS
• 2011-07-23 Listed $41,500 Daytona MLS
• 2005-10-04 Sold (Public Records) $65,250 Public Records
• 2005-09-26 Sold (MLS) $65,250 Daytona MLS
• 2005-08-10 Listed $74,900 Daytona MLS
• 1995-03-13 Sold (Public Records) $25,000 Public Records
• 1988-01-01 Sold (Public Records) $8,500 Public Records
• 1976-10-01 Sold (Public Records) $352,000 Public Records

Property tax history

+30.4%/yr

Latest (2025): $1,842 · +1068.0% YoY. Source: county tax records.