175 Riverfront Way · Edgewater, FL 32141

$240,000

3 bd · 2.5 ba · 1,455 sqft · SingleFamily public records

Built 2025 ↓ 14% since listing

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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 +11.7/30.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Comp Purposes only.

Key facts

• Garage
• Built 2025

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-71 ($-853/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (14.3% below list).
• Recommended offer: $206k (14.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#329 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D-, commute 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: 304 active listings in the ZIP; 3 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).
• This rent runs 39% of the median local income ($64k/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 $2k of loan paydown is wiped out by about $7k 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 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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.

Recommended offer $205,726 (14.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.86% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.27%
• DSCR: 0.94
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -18.4%
• Equity multiple: 0.35×
• Total profit: $-43,365
• Equity at exit: $35,785

10-year hold

• IRR: -10.6%
• Equity multiple: 0.35×
• Total profit: $-43,374
• Equity at exit: $20,751

Cash invested: $67,200 (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 32141

• Home prices YoY: -19.2%
• Active inventory: 304
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,057 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$338 /mo · $4,053/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-71

Break-even live

Break-even rent $2,147

Max offer price $227,437

Occupancy floor 98%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 River Park Blvd Edgewater, FL	2.0	1.0	1000	$1,700	$1.70	14d	1	0.33mi
184 Fishermans Cove Dr Edgewater, FL	3.0	2.0	1695	$1,900	$1.12	23d	1	1.09mi
287 Club Rio Dr Edgewater, FL	2.0	2.0	1152	$1,599	$1.39	14d	1	1.12mi

Listing history 18 events

1. 2026-01-07
   historical 19-char remark

   Show marketing remark (19 chars)

   Comp Purposes only.

2. 2026-01-07
   listed $240,000 Active 19-char remark

   Show marketing remark (19 chars)

   Comp Purposes only.

3. 2025-12-31
   soldstatus $240,000 Closed 19-char remark

   Show marketing remark (19 chars)

   Comp Purposes only.

4. 2025-12-17
   listed $240,000 Active 19-char remark

   Show marketing remark (19 chars)

   Comp Purposes only.

5. 2025-12-17
   historical

   Show marketing remark (19 chars)

   Comp Purposes only.

6. 2025-12-17
   historical $1,850

   Show marketing remark (19 chars)

   Comp Purposes only.

7. 2025-12-12
   listed $240,000
8. 2025-11-20
   price $1,850
9. 2025-11-08
   price $1,900
10. 2025-10-08
    listed $1,950
11. 2025-10-07
    soldstatus $240,000
12. 2025-09-26
    soldstatus $240,000 Closed
13. 2025-09-26
    soldstatus $240,000
14. 2025-09-26
    listed $240,000
15. 2025-08-22
    status Pending
16. 2025-07-16
    price $249,000
17. 2025-03-11
    price $255,000
18. 2025-02-10
    listed $279,000 Active

ⓘ 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: $4,053 · $338/mo
• Projected year-2 tax: $4,053 · $338/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $24,687
• − Mortgage interest: −$13,444
• − Property taxes: −$4,053
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,975
• − Management: −$1,975
• − Depreciation: −$6,982
• Taxable loss: −$4,942
• Est. tax savings @ 24.0%: +$1,186
• After-tax cash flow: $333/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 — Edgewater

• Score: 72/100
• State rank: #329
• US rank: #5753

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edgewater, FL
• County: Volusia County · 556,871 people
• City population: 18,726
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• Population (ZIP): 18,726
• Household income: $63,936
• Rent vs Own: 6.2% rent · 93.8% own
• Severe rent burden: 161.0

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 4% Two or more races 3% Black 2%
• Common ancestry: Romanian 6% Lithuanian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 2% German/W. Germanic 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: ▼ -80.12%
• Current HPI: 337.8301
• Rent YoY: —
• 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

-14.0% since first listed

18 events — show timeline

• 2026-01-07 Listed $240,000 SCMLS
• 2026-01-07 Listing Removed — SCMLS
• 2025-12-31 Sold (MLS) $240,000 SCMLS
• 2025-12-17 Listed $240,000 SCMLS
• 2025-12-17 Listing Removed — SCMLS
• 2025-12-17 Rental Removed $1,850 STELLARMLS
• 2025-12-12 Listed $240,000 SCMLS
• 2025-11-20 Price Changed $1,850 STELLARMLS
• 2025-11-08 Price Changed $1,900 STELLARMLS
• 2025-10-08 Listed for Rent $1,950 STELLARMLS
• 2025-10-07 Sold (Public Records) $240,000 Public Records
• 2025-09-26 Listed $240,000 SCMLS
• 2025-09-26 Sold (MLS) $240,000 SCMLS
• 2025-09-26 Sold (MLS) $240,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-07-16 Price Changed $249,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-11 Price Changed $255,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-10 Listed $279,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+534.8%/yr

Latest (2025): $4,053 · +1114.3% YoY. Source: county tax records.