2383 Sandlewood Ln Unit SD2383 · Orange City, FL 32763

$36,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured · 39 Days on market

Built 2024 ↓ 45% 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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 MLS

* THIS IS A RESALE LISTING * Country Village is an active and exciting 55+ Senior Community. This 2 bedroom, 2 bathroom home is equipped with features you will absolutely love. Our community also offers amenities such as a hot tub, a fitness center, a library, and more! For your convenience, we have onsite community management to assist you when you need it. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Swimming pool
• Senior community
• Built 2024

Tags

• SENIOR COMMUNITY
• SWIMMING POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $36k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $36k).
• Recommended offer: $35k (3.0% below list) — sets the bar for market timing.

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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 35% of the median local income ($67k/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 $249 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $29k (45%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $34,920 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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. 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: 5.39% ✓
• Cap rate: 49.08%
• Cash-on-cash: 152.83%
• DSCR: 7.80
• GRM: 1.5

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: —
• Equity multiple: 8.97×
• Total profit: $80,386
• Equity at exit: $5,368

10-year hold

• IRR: —
• Equity multiple: 20.29×
• Total profit: $194,419
• Equity at exit: $3,113

Cash invested: $10,080 (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: 1.5×

Monthly cashflow live

• Estimated rent: $1,940 medium
• Mortgage (P&I): −$189
• Tax est. 1.5%: −$45 /mo · $540/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $1,284

Break-even live

Break-even rent $315

Max offer price $36,000

Occupancy floor 29%

Sensitivity live

Price	-10% $1,309	-5% $1,296	+0% $1,284	+5% $1,271	+10% $1,259
Rent	-10% $1,130	-5% $1,207	+0% $1,284	+5% $1,360	+10% $1,437
Rate	-1.0pp $1,302	-0.5pp $1,293	base $1,284	+0.5pp $1,274	+1.0pp $1,265

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: $9,000
• Closing costs: $1,080
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1112 Integra Landings Dr Orange City, FL	1.0–3.0	1.0–2.0	1057	$1,765	$1.67	11d	45	0.92mi
2234 N Normandy Blvd Deltona, FL	3.0	2.0	1468	$2,150	$1.46	24d	1	1.00mi
2125 El Campo Ave Deltona, FL	2.0	2.0	1358	$1,989	$1.46	21d	1	1.33mi
3800 Viceroy Pl DeLand, FL	1.0–2.0	1.0–2.0	873	$2,319	$2.65	3d	7	1.44mi

Listing history 21 events

1. 2026-06-18
   days on market $36,000 Active 39 DOM
2. 2026-06-17
   days on market $36,000 Active 38 DOM
3. 2026-06-16
   days on market $36,000 Active 37 DOM
4. 2026-06-15
   days on market $36,000 Active 36 DOM
5. 2026-06-14
   days on market $36,000 Active 34 DOM
6. 2026-06-10
   days on market $36,000 Active 31 DOM
7. 2026-06-09
   days on market $36,000 Active 30 DOM
8. 2026-06-08
   days on market $36,000 Active 29 DOM
9. 2026-06-07
   days on market $36,000 Active 28 DOM
10. 2026-06-05
    days on market $36,000 Active 25 DOM
11. 2026-06-03
    days on market $36,000 Active 24 DOM
12. 2026-06-03
    days on market $36,000 Active 23 DOM
13. 2026-06-01
    pricedays on market $36,000 Active 22 DOM
14. 2026-05-31
    days on market $35,500 Active 21 DOM
15. 2026-05-31
    days on market $35,500 Active 20 DOM
16. 2026-05-13
    status Active 508-char remark

    Show marketing remark (508 chars)

    * THIS IS A RESALE LISTING * Country Village is an active and exciting 55+ Senior Community. This 2 bedroom, 2 bathroom home is equipped with features you will absolutely love. Our community also offers amenities such as a hot tub, a fitness center, a library, and more! For your convenience, we have onsite community management to assist you when you need it. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

17. 2026-05-13
    price $35,500 508-char remark

    Show marketing remark (508 chars)

    * THIS IS A RESALE LISTING * Country Village is an active and exciting 55+ Senior Community. This 2 bedroom, 2 bathroom home is equipped with features you will absolutely love. Our community also offers amenities such as a hot tub, a fitness center, a library, and more! For your convenience, we have onsite community management to assist you when you need it. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

18. 2024-05-14
    historical 508-char remark

    Show marketing remark (508 chars)

    * THIS IS A RESALE LISTING * Country Village is an active and exciting 55+ Senior Community. This 2 bedroom, 2 bathroom home is equipped with features you will absolutely love. Our community also offers amenities such as a hot tub, a fitness center, a library, and more! For your convenience, we have onsite community management to assist you when you need it. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

19. 2024-05-12
    status Active 508-char remark

    Show marketing remark (508 chars)

    * THIS IS A RESALE LISTING * Country Village is an active and exciting 55+ Senior Community. This 2 bedroom, 2 bathroom home is equipped with features you will absolutely love. Our community also offers amenities such as a hot tub, a fitness center, a library, and more! For your convenience, we have onsite community management to assist you when you need it. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

20. 2024-05-12
    historical 508-char remark

    Show marketing remark (508 chars)

    * THIS IS A RESALE LISTING * Country Village is an active and exciting 55+ Senior Community. This 2 bedroom, 2 bathroom home is equipped with features you will absolutely love. Our community also offers amenities such as a hot tub, a fitness center, a library, and more! For your convenience, we have onsite community management to assist you when you need it. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

21. 2024-05-10
    listed $64,900 Active 508-char remark

    Show marketing remark (508 chars)

    * THIS IS A RESALE LISTING * Country Village is an active and exciting 55+ Senior Community. This 2 bedroom, 2 bathroom home is equipped with features you will absolutely love. Our community also offers amenities such as a hot tub, a fitness center, a library, and more! For your convenience, we have onsite community management to assist you when you need it. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥107°F today · 20 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: $23,279
• − Mortgage interest: −$2,017
• − Property taxes: −$540
• − Insurance: −$180
• − Repairs & maintenance: −$1,862
• − Management: −$1,862
• − Depreciation: −$1,047
• Taxable income: $15,770
• Est. tax owed @ 24.0%: −$3,785
• After-tax cash flow: $11,620/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

• Census place: Orange City, FL
• 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

-45.3% since first listed

6 events — show timeline

• 2026-05-13 Relisted — Zillow
• 2026-05-13 Price Changed $35,500 Zillow
• 2024-05-14 Delisted — Zillow
• 2024-05-12 Relisted — Zillow
• 2024-05-12 Delisted — Zillow
• 2024-05-10 Listed $64,900 Zillow