19 Golden Gate Cir · Port Orange, FL 32129

$133,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 37 Days on market

Built 1993

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Why this score? — see what drove the B- 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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• 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

-Large 2br, 2ba doublewide on own land. No need to rent any longer! great starter or retirement home. Priced to sell! Carport will be repaired.

Key facts

• Newer ac unit
• Laminate flooring
• Roof is solid

Tags

• NO FLOOD ZONE
• NEWER AC UNIT
• NEW HOT WATER HEATER
• LAMINATE FLOORING
• ROOF IS SOLID

Property features AI

Exterior

• Home design: Built in 1993
• Exterior features: Located in the Twin Gates Mobile Estates subdivision

Interior

• Interior features: Living area of 1,248

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $133k.

Deal economics

• At list price, monthly cash flow is $441 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $133k).
• Recommended offer: $129k (3.0% 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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 31% 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 $920 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 37 days — a 3% lower offer ($129k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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 $58k; list at $133k implies a 129% 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 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,010 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.30% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.22%
• DSCR: 1.63
• GRM: 6.4

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $1,514
• Equity at exit: $19,831

10-year hold

• IRR: 7.4%
• Equity multiple: 1.48×
• Total profit: $18,051
• Equity at exit: $11,499

Cash invested: $37,240 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,728 high
• Mortgage (P&I): −$697
• Tax from tax record: −$171 /mo · $2,050/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $441

Break-even live

Break-even rent $1,169

Max offer price $133,000

Occupancy floor 69%

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: $33,250
• Closing costs: $3,990
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
61 Brandy Hills Dr Port Orange, FL	3.0	2.0	1192	$1,895	$1.59	23d	1	0.15mi
3554 Irish Ln Port Orange, FL	2.0	2.0	1470	$2,000	$1.36	23d	1	0.31mi
1111 Squirrel Nest Ln Port Orange, FL	2.0	2.0	1169	$1,900	$1.63	14d	1	0.38mi
1032 W Samms Ave Port Orange, FL	2.0	2.0	1176	$1,650	$1.40	14d	1	0.46mi
21 Springwood Sq Unit 23 Port Orange, FL	2.0	1.5	1249	$1,500	$1.20	23d	1	0.48mi
1206 Deer Springs Rd Port Orange, FL	2.0	2.0	1064	$1,625	$1.53	14d	1	0.51mi
104 Moonstone Ct Port Orange, FL	2.0	2.0	1400	$1,950	$1.39	21d	1	0.51mi
86 Springwood Sq Unit 86 Port Orange, FL	2.0	1.5	1249	$1,450	$1.16	21d	1	0.51mi
190 Moonstone Ct Port Orange, FL	2.0	2.0	1400	$1,650	$1.18	21d	1	0.56mi
980 Canal View Blvd Port Orange, FL	2.0	1.5	1024	$1,448	$1.41	23d	2	0.57mi
3656 Jackson St Unit 1A Port Orange, FL	2.0	1.5	1164	$1,550	$1.33	23d	1	0.58mi
488 Autumn Trl Port Orange, FL	3.0	2.0	1393	$1,499	$1.08	23d	1	0.83mi
1154 Ashland Ct Port Orange, FL	3.0	2.0	1118	$1,795	$1.61	14d	1	0.87mi
1010 N Swallow Tail Dr Port Orange, FL	1.0–2.0	1.0–2.0	893	$1,574	$1.76	11d	16	0.90mi
3835 Clyde Morris Blvd Port Orange, FL	1.0–3.0	1.0–2.0	1013	$2,012	$1.99	11d	17	0.92mi
374 Windsor Dr Port Orange, FL	3.0	2.0	1393	$1,636	$1.17	14d	1	0.94mi
958 Village Trl Port Orange, FL	1.0–2.0	1.0–2.0	775	$1,455	$1.88	11d	12	1.02mi
12 Downing Dr Port Orange, FL	2.0	2.0	921	$1,599	$1.74	14d	1	1.02mi
340 Windsor Dr Port Orange, FL	2.0	2.0	1227	$1,650	$1.34	23d	1	1.03mi
1270 Reed Canal Rd Port Orange, FL	1.0–3.0	1.0–2.0	1001	$1,746	$1.74	11d	29	1.18mi
5609 Victoria Gardens Blvd Port Orange, FL	2.0	1.0–1.5	1050	$1,600	$1.52	23d	7	1.19mi
4211 New Haven Ct Port Orange, FL	2.0	2.0	902	$2,000	$2.22	23d	1	1.22mi
1401 Reed Canal Rd Port Orange, FL	1.0–3.0	1.0–2.0	1045	$1,856	$1.78	14d	25	1.23mi
3780 Clyde Morris Blvd Port Orange, FL	2.0–3.0	2.0	1050	$1,369	$1.30	11d	12	1.24mi
940 Village Trl Unit 4-306 Port Orange, FL	2.0	2.0	1006	$2,000	$1.99	14d	1	1.25mi
1200 Floral Springs Blvd Port Orange, FL	1.0–3.0	1.0–2.0	1047	$1,780	$1.70	11d	81	1.38mi
1645 Dunlawton Ave Port Orange, FL	1.0–2.0	1.0–2.0	894	$1,593	$1.78	11d	26	1.46mi
3900 Yorktowne Blvd Port Orange, FL	1.0–3.0	1.0–2.0	1031	$1,606	$1.56	11d	19	1.46mi
4514 Alder Dr Port Orange, FL	3.0	2.0	1365	$2,100	$1.54	11d	1	1.47mi

Listing history 19 events

1. 2026-06-18
   days on market $133,000 Active 37 DOM
2. 2026-06-17
   days on market $133,000 Active 36 DOM
3. 2026-06-16
   days on market $133,000 Active 35 DOM
4. 2026-06-15
   days on market $133,000 Active 34 DOM
5. 2026-06-14
   days on market $133,000 Active 32 DOM
6. 2026-06-10
   days on market $133,000 Active 29 DOM
7. 2026-06-09
   days on market $133,000 Active 28 DOM
8. 2026-06-08
   days on market $133,000 Active 27 DOM
9. 2026-06-07
   days on market $133,000 Active 26 DOM
10. 2026-06-05
    days on market $133,000 Active 23 DOM
11. 2026-06-03
    days on market $133,000 Active 22 DOM
12. 2026-06-03
    days on market $133,000 Active 21 DOM
13. 2026-06-01
    days on market $133,000 Active 20 DOM
14. 2026-05-31
    days on market $133,000 Active 19 DOM
15. 2026-05-31
    days on market $133,000 Active 18 DOM
16. 2026-05-12
    listed $133,000 Active 1020-char remark
17. 2005-01-05
    soldstatus $58,000 143-char remark

    Show marketing remark (143 chars)

    -Large 2br, 2ba doublewide on own land. No need to rent any longer! great starter or retirement home. Priced to sell! Carport will be repaired.

18. 2005-01-05
    soldstatus $58,000

    Show marketing remark (143 chars)

    -Large 2br, 2ba doublewide on own land. No need to rent any longer! great starter or retirement home. Priced to sell! Carport will be repaired.

19. 2004-11-22
    listed $58,000 143-char remark

    Show marketing remark (143 chars)

    -Large 2br, 2ba doublewide on own land. No need to rent any longer! great starter or retirement home. Priced to sell! Carport will be repaired.

ⓘ 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: $2,050 · $171/mo
• Projected year-2 tax: $2,050 · $171/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 6 d/yr ≥106°F today · 17 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: $20,732
• − Mortgage interest: −$7,450
• − Property taxes: −$2,050
• − Insurance: −$665
• − Repairs & maintenance: −$1,659
• − Management: −$1,659
• − Depreciation: −$3,869
• Taxable income: $3,381
• Est. tax owed @ 24.0%: −$812
• After-tax cash flow: $4,483/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

+129.3% since first listed

4 events — show timeline

• 2026-05-12 Listed $133,000 FSBO.com
• 2005-01-05 Sold (Public Records) $58,000 Public Records
• 2005-01-05 Sold (MLS) $58,000 Daytona MLS
• 2004-11-22 Listed $58,000 Daytona MLS

Property tax history

+31.7%/yr

Latest (2025): $2,050 · +13.1% YoY. Source: county tax records.