2310 Poinsettia Dr · Orange City, FL 32763

$162,000

2 bd · 2.0 ba · 962 sqft · SingleFamily public records · 13 Days on market

Built 1964 10,400 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 +18.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +5.2/10.0
• Schools +3.9/10.0
• Rent growth +3.8/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 2/2 home is ORIGINAL and has so much potential, with a newer roof 2024 and tankless water heater, Terrazzo floors, wood burning fireplace- it is cute and needs TLC. There is not a central AC system only window units and the seller believes the heat source is electric radiant heat but can't confirm. Fully updated homes in this area are valued $200k and up.

Key facts

• Newer roof
• Terrazzo floors
• 0.24 acre lot

Tags

• NEWER ROOF
• TANKLESS WATER HEATER
• TERRAZZO FLOORS
• WOOD BURNING FIREPLACE

Property features AI

Finance

• Other: Property type: Residential, single family; Zoning: 01R4; Living area reported as 962 sq ft (public records); Building area total reported as 1,412 sq ft; Unit is unfurnished; Property listed as fixer; third party listing
• Financial info: No lease restrictions
• HOA & community: No association; Pets allowed

Exterior

• Parking: Driveway; Attached 2-car garage
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; One story; Faces west; Property listed as fixer condition
• Construction: Block construction; Shingle roof; Slab foundation; Built on a 0.24-acre lot
• Exterior features: Enclosed rear porch; Paved asphalt road; Lot located in county and unincorporated area

Interior

• Kitchen: Cooktop; Range; Exhaust fan; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Terrazzo
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Ductless heating; Wall/window AC units; No central air
• Interior features: Ceiling fans; Living room/dining room combo; Inside utility; Enclosed rear porch
• Laundry & utility: Dedicated laundry room; Tankless water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $162k).

Location & tenants

• Location reads 71/100 on livability (#406 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, employment D+, amenities F.
• 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 rising fast (+5.2%/yr); 243 active listings in the ZIP; 6 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $78k; list at $162k implies a 109% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,000

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.02% ✓
• Cap rate: 7.42%
• Cash-on-cash: 4.02%
• DSCR: 1.18
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.22% rent growth · sell at horizon

5-year hold

• IRR: -7.4%
• Equity multiple: 0.72×
• Total profit: $-12,764
• Equity at exit: $24,155

10-year hold

• IRR: 4.8%
• Equity multiple: 1.39×
• Total profit: $17,729
• Equity at exit: $14,007

Cash invested: $45,360 (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 32763

• Rents YoY: 5.2%
• Active inventory: 243
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,653 high
• Mortgage (P&I): −$850
• Tax from tax record: −$237 /mo · $2,845/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $152

Break-even live

Break-even rent $1,461

Max offer price $162,000

Occupancy floor 86%

Sensitivity live

Price	-10% $243	-5% $198	+0% $152	+5% $106	+10% $60
Rent	-10% $21	-5% $86	+0% $152	+5% $217	+10% $282
Rate	-1.0pp $233	-0.5pp $193	base $152	+0.5pp $110	+1.0pp $67

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2317 S Volusia Ave Orange City, FL	1.0–2.0	1.0	720	$1,435	$1.99	15d	5	0.39mi
2500 Junior St Orange City, FL	1.0–2.0	1.0–2.0	990	$1,699	$1.72	11d	10	0.53mi
741 Saxon Blvd Orange City, FL	1.0–2.0	1.0–2.0	1031	$1,745	$1.69	11d	20	0.72mi
240 Whispering Oaks Ct Orange City, FL	1.0	1.0	729	$1,289	$1.77	15d	1	0.91mi
345 E Ohio Ave #345 Orange City, FL	2.0	2.0	1006	$1,697	$1.69	24d	1	1.01mi
1112 Integra Landings Dr Orange City, FL	1.0–3.0	1.0–2.0	1057	$1,765	$1.67	11d	45	1.30mi

Listing history 7 events

1. 2026-06-10
   status $162,000 Pending 13 DOM
2. 2026-06-09
   days on market $162,000 Active 13 DOM
3. 2026-06-08
   days on market $162,000 Active 12 DOM
4. 2026-06-07
   days on market $162,000 Active 11 DOM
5. 2026-06-05
   days on market $162,000 Active 8 DOM
6. 2026-06-03
   remarks 363-char remark
7. 2026-06-03
   listed $162,000 Active 7 DOM

ⓘ 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: $2,845 · $237/mo
• Projected year-2 tax: $2,845 · $237/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 ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $19,837
• − Mortgage interest: −$9,075
• − Property taxes: −$2,845
• − Insurance: −$810
• − Repairs & maintenance: −$1,587
• − Management: −$1,587
• − Depreciation: −$4,713
• Taxable loss: −$779
• Est. tax savings @ 24.0%: +$187
• After-tax cash flow: $2,008/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 — Orange City

• Score: 71/100
• State rank: #406
• US rank: #7175

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment D+ Housing A+ Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Volusia County · 556,871 people
• City population: 24,951
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• Population (ZIP): 24,951
• Household income: $66,716
• Rent vs Own: 35.3% rent · 64.7% own
• Severe rent burden: 1544.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 18% Two or more races 7% Black 7% Asian 1%
• Hispanic origin (detail): Puerto Rican 12%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 12% Russian/Polish/Slavic 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: ▼ -225.13%
• Current HPI: 335.8393
• Rent YoY: ▲ 5.22%
• 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

+248.4% since first listed

5 events — show timeline

• 2026-06-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-27 Price Changed $162,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-20 Listed $160,000 Stellar MLS as Distributed by MLS Grid
• 2005-03-03 Sold (Public Records) $77,500 Public Records
• 1998-05-30 Sold (Public Records) $46,500 Public Records

Property tax history

+7.2%/yr

Latest (2025): $2,845 · +4.6% YoY. Source: county tax records.