3530 Forest Branch Dr Unit A · Port Orange, FL 32129

$199,900

3 bd · 2.0 ba · 1,257 sqft · SingleFamily public records · 97 Days on market

Built 1988 3,484 sqft lot $90/mo HOA · 4% of rent

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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 +17.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• 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

The only end unit currently available for sale! Light and bright townhome. Home has two split bedrooms plus a bonus room for use as an office, playroom or additional bedroom. HOA is a low $90/month. Quiet, peaceful and conveniently located close to shopping, dining, Embry Riddle University and Palmer Chiropractic College. Community offers flexible uses such as primary home or vacation home. Easy to see, so don't miss it.

Key facts

• End unit
• Bonus room
• Flexible uses

Tags

• END UNIT
• BONUS ROOM
• CLOSE TO SHOPPING
• CLOSE TO DINING
• FLEXIBLE USES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $182k (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.
• Market conditions: Rents soft (-2.7%/yr); 247 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 36% of the median local income ($68k/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 $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 97 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 10 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.
• Current owner paid $60k; list at $200k implies a 233% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.01% ✓
• Cap rate: 7.12%
• Cash-on-cash: 2.96%
• DSCR: 1.13
• GRM: 8.2

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: -15.2%
• Equity multiple: 0.47×
• Total profit: $-29,449
• Equity at exit: $29,806

10-year hold

• IRR: -13.2%
• Equity multiple: 0.34×
• Total profit: $-36,939
• 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: 8.2×

Monthly cashflow live

• Estimated rent: $2,027 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$242 /mo · $2,901/yr
• Insurance: −$83
• HOA: −$90
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $138

Break-even live

Break-even rent $1,852

Max offer price $199,900

Occupancy floor 88%

Sensitivity live

Price	-10% $251	-5% $195	+0% $138	+5% $82	+10% $25
Rent	-10% $-22	-5% $58	+0% $138	+5% $218	+10% $298
Rate	-1.0pp $239	-0.5pp $189	base $138	+0.5pp $86	+1.0pp $34

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 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3537 Forest Branch Dr Unit A Port Orange, FL	3.0	2.0	1352	$1,950	$1.44	12d	1	0.12mi
110 Dolphin Fleet Cir Daytona Beach, FL	1.0–3.0	1.0–2.5	1125	$2,124	$1.89	12d	20	0.12mi
524 Pelican Bay Dr Daytona Beach, FL	3.0	2.0	1768	$2,095	$1.18	15d	1	0.50mi
524 Pelican Bay Dr Daytona Beach, FL	3.0	2.0	1768	$2,095	$1.18	24d	1	0.50mi
1401 Reed Canal Rd Port Orange, FL	1.0–3.0	1.0–2.0	1045	$2,125	$2.03	15d	25	0.51mi
3780 Clyde Morris Blvd Port Orange, FL	2.0–3.0	2.0	1050	$1,838	$1.75	12d	12	0.67mi
1200 Floral Springs Blvd Port Orange, FL	1.0–3.0	1.0–2.0	1047	$2,175	$2.08	12d	81	0.68mi
1756 S Clyde Morris Blvd Daytona Beach, FL	1.0–2.0	1.0–2.0	850	$1,650	$1.94	24d	8	0.69mi
1270 Reed Canal Rd Port Orange, FL	1.0–3.0	1.0–2.0	1001	$2,137	$2.13	12d	29	0.80mi
1154 Ashland Ct Port Orange, FL	3.0	2.0	1118	$1,795	$1.61	15d	1	0.89mi
488 Autumn Trl Port Orange, FL	3.0	2.0	1393	$1,499	$1.08	24d	1	0.92mi
121 Westwood Dr Daytona Beach, FL	3.0	2.0	1548	$2,300	$1.49	15d	1	0.98mi
100 Lakewood Village Cir Daytona Beach, FL	2.0	1.5	1212	$1,800	$1.49	15d	1	1.01mi
122 Blue Heron Dr Unit D Daytona Beach, FL	2.0	2.0	1242	$1,750	$1.41	24d	1	1.08mi
3835 Clyde Morris Blvd Port Orange, FL	1.0–3.0	1.0–2.0	1013	$2,379	$2.35	12d	17	1.08mi
149 Black Duck Cir Daytona Beach, FL	2.0	2.0	1075	$1,850	$1.72	22d	1	1.11mi
17 Kimberly Ct Daytona Beach, FL	2.0	2.0	896	$1,299	$1.45	24d	1	1.29mi
17 Bella Oaks Dr Port Orange, FL	3.0	2.5	1624	$2,150	$1.32	24d	1	1.30mi
10 Harbor Cove Ct Daytona Beach, FL	3.0	2.0	1456	$1,499	$1.03	24d	1	1.33mi
1400 Hancock Blvd Daytona Beach, FL	1.0–2.0	1.0–2.0	800	$1,483	$1.85	12d	11	1.35mi
53 Bella Oaks Dr Port Orange, FL	3.0	2.5	1624	$2,200	$1.35	24d	1	1.36mi
2313 Incandescent Way Unit 1 South Daytona, FL	3.0	2.5	1500	$1,900	$1.27	15d	1	1.37mi
66 Bella Lago Cir Port Orange, FL	3.0	2.5	1624	$2,050	$1.26	24d	1	1.37mi
2208 Flourescent Way South Daytona, FL	3.0	2.5	1400	$2,300	$1.64	24d	1	1.38mi
80 Bella Lago Cir Port Orange, FL	3.0	2.5	1624	$2,050	$1.26	24d	1	1.39mi
2085 Oak Meadow Cir South Daytona, FL	3.0	2.0	1632	$1,900	$1.16	15d	1	1.42mi
121 Tropic Bird Ct Daytona Beach, FL	3.0	2.0	1347	$2,300	$1.71	24d	1	1.43mi
1420 New Bellevue Ave Daytona Beach, FL	1.0–2.0	1.0–2.0	800	$1,554	$1.94	12d	9	1.46mi
12 Downing Dr Port Orange, FL	2.0	2.0	921	$1,599	$1.74	15d	1	1.46mi
910 Carey Dr South Daytona, FL	3.0	2.0	1529	$2,500	$1.64	24d	1	1.48mi
3554 Irish Ln Port Orange, FL	2.0	2.0	1470	$2,000	$1.36	24d	1	1.50mi

HOA detail

• Monthly dues: $90 · $1,080/yr

Listing history 37 events

1. 2026-06-18
   days on market $199,900 Active 97 DOM
2. 2026-06-17
   days on market $199,900 Active 96 DOM
3. 2026-06-16
   days on market $199,900 Active 95 DOM
4. 2026-06-15
   days on market $199,900 Active 94 DOM
5. 2026-06-14
   days on market $199,900 Active 92 DOM
6. 2026-06-10
   days on market $199,900 Active 89 DOM
7. 2026-06-09
   days on market $199,900 Active 88 DOM
8. 2026-06-08
   days on market $199,900 Active 87 DOM
9. 2026-06-07
   days on market $199,900 Active 86 DOM
10. 2026-06-05
    days on market $199,900 Active 83 DOM
11. 2026-06-03
    days on market $199,900 Active 82 DOM
12. 2026-06-03
    days on market $199,900 Active 81 DOM
13. 2026-06-01
    days on market $199,900 Active 80 DOM
14. 2026-05-31
    days on market $199,900 Active 79 DOM
15. 2026-05-31
    days on market $199,900 Active 78 DOM
16. 2026-03-13
    price $199,900

    Show marketing remark (425 chars)

    The only end unit currently available for sale! Light and bright townhome. Home has two split bedrooms plus a bonus room for use as an office, playroom or additional bedroom. HOA is a low $90/month. Quiet, peaceful and conveniently located close to shopping, dining, Embry Riddle University and Palmer Chiropractic College. Community offers flexible uses such as primary home or vacation home. Easy to see, so don't miss it.

17. 2026-03-13
    historical

    Show marketing remark (425 chars)

    The only end unit currently available for sale! Light and bright townhome. Home has two split bedrooms plus a bonus room for use as an office, playroom or additional bedroom. HOA is a low $90/month. Quiet, peaceful and conveniently located close to shopping, dining, Embry Riddle University and Palmer Chiropractic College. Community offers flexible uses such as primary home or vacation home. Easy to see, so don't miss it.

18. 2026-03-13
    listed $199,900 Active 425-char remark

    Show marketing remark (425 chars)

    The only end unit currently available for sale! Light and bright townhome. Home has two split bedrooms plus a bonus room for use as an office, playroom or additional bedroom. HOA is a low $90/month. Quiet, peaceful and conveniently located close to shopping, dining, Embry Riddle University and Palmer Chiropractic College. Community offers flexible uses such as primary home or vacation home. Easy to see, so don't miss it.

19. 2026-02-24
    listed $209,900 Active
20. 2023-04-05
    historical
21. 2023-04-03
    status Active
22. 2023-03-19
    historical Active Contingent
23. 2023-01-04
    status Active
24. 2022-12-25
    historical Contingent
25. 2022-11-17
    price $237,000
26. 2022-11-03
    status Active
27. 2022-10-25
    status Pending
28. 2022-10-04
    listed $250,000 Active
29. 2009-11-24
    listed $125,000
30. 2001-02-26
    historical
31. 2001-02-01
    listed $78,900
32. 2000-11-23
    historical
33. 2000-08-23
    listed $83,000
34. 2000-05-08
    historical
35. 1999-06-02
    listed $83,000
36. 1994-09-15
    soldstatus $60,000
37. 1989-03-01
    soldstatus $64,900

ⓘ 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: $2,901 · $242/mo
• Projected year-2 tax: $2,901 · $242/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 4/10 Moderate
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,328
• − Mortgage interest: −$11,198
• − Property taxes: −$2,901
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,946
• − Management: −$1,946
• − HOA: −$1,080
• − Depreciation: −$5,815
• Taxable loss: −$1,558
• Est. tax savings @ 24.0%: +$374
• After-tax cash flow: $2,033/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

+208.0% since first listed

22 events — show timeline

• 2026-03-13 Price Changed $199,900 Daytona MLS
• 2026-03-13 Listed $199,900 Daytona MLS
• 2026-03-13 Listing Removed — Daytona MLS
• 2026-02-24 Listed $209,900 Daytona MLS
• 2023-04-05 Listing Removed — Daytona MLS
• 2023-04-03 Relisted — Daytona MLS
• 2023-03-19 Contingent — Daytona MLS
• 2023-01-04 Relisted — Daytona MLS
• 2022-12-25 Contingent — Daytona MLS
• 2022-11-17 Price Changed $237,000 Daytona MLS
• 2022-11-03 Relisted — Daytona MLS
• 2022-10-25 Pending — Daytona MLS
• 2022-10-04 Listed $250,000 Daytona MLS
• 2009-11-24 Listed $125,000 Daytona MLS
• 2001-02-26 Listing Removed — Daytona MLS
• 2001-02-01 Listed $78,900 Daytona MLS
• 2000-11-23 Listing Removed — Daytona MLS
• 2000-08-23 Listed $83,000 Daytona MLS
• 2000-05-08 Listing Removed — Daytona MLS
• 1999-06-02 Listed $83,000 Daytona MLS
• 1994-09-15 Sold (Public Records) $60,000 Public Records
• 1989-03-01 Sold (Public Records) $64,900 Public Records

Property tax history

+21.3%/yr

Latest (2025): $2,901 · +6.0% YoY. Source: county tax records.