120 Niver St · Port Orange, FL 32127

$190,000

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 53 Days on market

Built 1985 0.39 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 +15.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +4.0/10.0
• 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

Affordable homeownership opportunity with no lot rent! This 1985 manufactured home offers 3 bedrooms and 2 full bathrooms and is situated on its own land, providing long-term value and savings compared to leased properties. The home features a functional layout with a spacious living area and abundant natural light. The kitchen offers ample cabinet space and flows conveniently into the main living areas, making it ideal for everyday living. The split-bedroom floor plan provides added privacy, with a primary suite that includes a private bath. Outdoor features include attractive wooden decks, perfect for relaxing or entertaining. The property also includes a large, oversized shed equipped wi

Key facts

• Spacious living area
• Ample cabinet space
• Functional layout

Tags

• SITUATED ON ITS OWN LAND
• FUNCTIONAL LAYOUT
• SPACIOUS LIVING AREA
• ABUNDANT NATURAL LIGHT
• AMPLE CABINET SPACE
• SPLIT-BEDROOM FLOOR PLAN

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Cable available; Electricity connected; Water connected
• Home design: Manufactured home; Single-story
• Construction: Shingle roof
• Exterior features: Deck; Patio; Screened porch; Back yard with wood fencing

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Disposal; Refrigerator
• Bedrooms: Total rooms: 7
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Ceiling fans; Open floor plan; Walk-in closets; Wood-burning fireplace
• Laundry & utility: In-unit laundry; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $10 ($115/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 $171k (10.0% below list).
• Recommended offer: $171k (10.0% below list) — sets the bar for 1% rule.

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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $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 53 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $190k implies a 381% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe 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 $170,955 (10.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.90% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.72%
• DSCR: 1.08
• GRM: 9.3

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: -17.3%
• Equity multiple: 0.40×
• Total profit: $-32,125
• Equity at exit: $28,330

10-year hold

• IRR: -11.6%
• Equity multiple: 0.34×
• Total profit: $-34,987
• Equity at exit: $16,428

Cash invested: $53,200 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,710 high
• Mortgage (P&I): −$996
• Tax from tax record: −$199 /mo · $2,388/yr
• Insurance: −$79
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $10

Break-even live

Break-even rent $1,697

Max offer price $190,000

Occupancy floor 94%

Sensitivity live

Price	-10% $117	-5% $63	+0% $10	+5% $-44	+10% $-98
Rent	-10% $-125	-5% $-58	+0% $10	+5% $77	+10% $145
Rate	-1.0pp $105	-0.5pp $58	base $10	+0.5pp $-40	+1.0pp $-90

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.31mi
5173 Pineland Ave Port Orange, FL	2.0	1.5	914	$1,750	$1.91	25d	1	0.46mi
722 Cindy Cir Port Orange, FL	2.0	1.5	850	$1,275	$1.50	16d	1	0.47mi
3307 Oak Trail Run #7 Port Orange, FL	2.0	2.0	910	$1,650	$1.81	25d	1	1.36mi
524 Taylor Rd Port Orange, FL	2.0	1.0	922	$1,500	$1.63	25d	1	1.38mi

Listing history 19 events

1. 2026-06-22
   days on market $190,000 Active 53 DOM
2. 2026-06-18
   days on market $190,000 Active 50 DOM
3. 2026-06-17
   days on market $190,000 Active 49 DOM
4. 2026-06-16
   days on market $190,000 Active 48 DOM
5. 2026-06-15
   days on market $190,000 Active 47 DOM
6. 2026-06-14
   days on market $190,000 Active 45 DOM
7. 2026-06-10
   days on market $190,000 Active 42 DOM
8. 2026-06-09
   days on market $190,000 Active 41 DOM
9. 2026-06-08
   days on market $190,000 Active 40 DOM
10. 2026-06-07
    days on market $190,000 Active 39 DOM
11. 2026-06-05
    days on market $190,000 Active 36 DOM
12. 2026-06-03
    days on market $190,000 Active 35 DOM
13. 2026-06-03
    days on market $190,000 Active 34 DOM
14. 2026-06-01
    days on market $190,000 Active 33 DOM
15. 2026-05-31
    days on market $190,000 Active 32 DOM
16. 2026-05-31
    days on market $190,000 Active 31 DOM
17. 2026-04-29
    listed $220,000 Active 967-char remark
18. 1992-12-30
    soldstatus $39,500
19. 1982-10-01
    soldstatus $12,500

ⓘ 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: $2,388 · $199/mo
• Projected year-2 tax: $2,388 · $199/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 9/10 Extreme FEMA zone X (shaded) · 99% 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: $20,515
• − Mortgage interest: −$10,643
• − Property taxes: −$2,388
• − Insurance: −$1,748
• − Repairs & maintenance: −$1,641
• − Management: −$1,641
• − Depreciation: −$5,527
• Taxable loss: −$3,073
• Est. tax savings @ 24.0%: +$738
• After-tax cash flow: $852/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

+1420.0% since first listed

4 events — show timeline

• 2026-05-28 Price Changed $190,000 Daytona MLS
• 2026-04-29 Listed $220,000 Daytona MLS
• 1992-12-30 Sold (Public Records) $39,500 Public Records
• 1982-10-01 Sold (Public Records) $12,500 Public Records

Property tax history

+6.0%/yr

Latest (2025): $2,388 · +6.2% YoY. Source: county tax records.