61 Lawrence Ct · Port Orange, FL 32127

$113,000

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 21 Days on market

Built 1971 5,500 sqft lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

PERFECT FOR THE INVESTOR OR HANDYMAN. OWN YOU VERY OWN PIECE OF PARADISE. MANUFACTURED HOME ON YOUR LAND IN THIS DESIRABLE SOUTHERN PINES COMMUNITY. WONDERFUL LOCATION, SPRUCE CREEK SCHOOL DISTRICT. CASH ONLY DUE TO AGE.

Key facts

• Open floor plan
• New flooring
• Carpet in bedrooms

Tags

• NEW FLOORING
• LAMINATE IN LIVING AREAS
• CARPET IN BEDROOMS
• OPEN FLOOR PLAN
• MODERN KITCHEN
• SPLIT BEDROOM PLAN

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer / sewer connected; Water connected; Cable available
• Home design: Manufactured home (residential); Updated/remodeled; One level; Front faces north
• Construction: Aluminum siding; Metal roof; Pillar/post/pier foundation; Built as a manufactured home
• Exterior features: Screened patio/porch; Shed(s) on property; Asphalt road access; Lot dimensions approximately 55 x 100; Zoned single family

Interior

• Kitchen: Refrigerator; Microwave; Electric range; Electric water heater
• Bedrooms: Total of 4 rooms (includes bedrooms and living areas)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating (other); Wall/window air conditioning unit(s)
• Interior features: Open floorplan; Unfurnished
• Laundry & utility: In-unit washer hookup; In-unit electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $113k.

Deal economics

• At list price, monthly cash flow is $496 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $113k).
• Recommended offer: $111k (1.5% 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.
• Zoned schools: Spruce Creek Elementary School (math 67% / reading 64%, grade B+, #500 of 2,144 statewide, top 24%, 785 students, 51% FRL); Creekside Middle School (math 66% / reading 62%, grade B+, #105 of 571 statewide, top 19%, 1,222 students, 39% FRL); Spruce Creek High School (math 37% / reading 61%, grade D, #193 of 667 statewide, top 29%, 2,569 students, 37% FRL).
• Zoned-school proficiency averages 60% at this address vs 46% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Volusia average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.8%/yr); 418 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $781 of loan paydown is wiped out by about $3k 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 + 1.8% rent growth), your $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y 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 $59k; list at $113k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major 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 $111,305 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.40% ✓
• Cap rate: 12.26%
• Cash-on-cash: 21.31%
• DSCR: 1.95
• GRM: 5.9

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: 9.3%
• Equity multiple: 1.36×
• Total profit: $11,414
• Equity at exit: $16,849

10-year hold

• IRR: 17.5%
• Equity multiple: 2.37×
• Total profit: $43,222
• Equity at exit: $9,770

Cash invested: $31,640 (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: 418
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,585 medium
• Mortgage (P&I): −$593
• Tax from tax record: −$50 /mo · $605/yr
• Insurance: −$47
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $496

Break-even live

Break-even rent $958

Max offer price $113,000

Occupancy floor 64%

Sensitivity live

Price	-10% $559	-5% $528	+0% $496	+5% $464	+10% $432
Rent	-10% $370	-5% $433	+0% $496	+5% $558	+10% $621
Rate	-1.0pp $552	-0.5pp $524	base $496	+0.5pp $466	+1.0pp $436

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: $28,250
• Closing costs: $3,390
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	15d	1	0.92mi
958 Village Trl Port Orange, FL	1.0–2.0	1.0–2.0	775	$1,455	$1.88	12d	12	1.42mi

Listing history 30 events

1. 2026-06-16
   statusdays on market $113,000 Pending 21 DOM
2. 2026-06-15
   days on market $113,000 Active 20 DOM
3. 2026-06-14
   days on market $113,000 Active 18 DOM
4. 2026-06-10
   days on market $113,000 Active 15 DOM
5. 2026-06-09
   days on market $113,000 Active 14 DOM
6. 2026-06-08
   days on market $113,000 Active 13 DOM
7. 2026-06-07
   days on market $113,000 Active 12 DOM
8. 2026-06-05
   days on market $113,000 Active 9 DOM
9. 2026-06-03
   days on market $113,000 Active 8 DOM
10. 2026-06-02
    days on market $113,000 Active 7 DOM
11. 2026-06-01
    days on market $113,000 Active 6 DOM
12. 2026-05-31
    days on market $113,000 Active 5 DOM
13. 2026-05-31
    days on market $113,000 Active 4 DOM
14. 2026-05-26
    listed $113,000 Active
15. 2024-03-08
    soldstatus $59,000 Closed 220-char remark

    Show marketing remark (220 chars)

    PERFECT FOR THE INVESTOR OR HANDYMAN. OWN YOU VERY OWN PIECE OF PARADISE. MANUFACTURED HOME ON YOUR LAND IN THIS DESIRABLE SOUTHERN PINES COMMUNITY. WONDERFUL LOCATION, SPRUCE CREEK SCHOOL DISTRICT. CASH ONLY DUE TO AGE.

16. 2019-09-06
    soldstatus $51,000
17. 2019-08-30
    soldstatus $51,000 232-char remark

    Show marketing remark (232 chars)

    PERFECT FOR THE INVESTOR OR HANDYMAN. OWN YOUR OWN PIECE OF PARADISE. MANUFACTURED HOME ON YOUR OWN LAND IN THIS DESIRABLE SOUTHERN PINES COMMUNITY. WONDERFUL LOCATION. SPRUCE CREEK SCHOOL DISTRICT. CASH ONLY DU TO AGE. ;Water: City

18. 2019-08-30
    soldstatus $51,000 Closed

    Show marketing remark (232 chars)

    PERFECT FOR THE INVESTOR OR HANDYMAN. OWN YOUR OWN PIECE OF PARADISE. MANUFACTURED HOME ON YOUR OWN LAND IN THIS DESIRABLE SOUTHERN PINES COMMUNITY. WONDERFUL LOCATION. SPRUCE CREEK SCHOOL DISTRICT. CASH ONLY DU TO AGE. ;Water: City

19. 2019-07-24
    historical Contingent 220-char remark

    Show marketing remark (220 chars)

    PERFECT FOR THE INVESTOR OR HANDYMAN. OWN YOU VERY OWN PIECE OF PARADISE. MANUFACTURED HOME ON YOUR LAND IN THIS DESIRABLE SOUTHERN PINES COMMUNITY. WONDERFUL LOCATION, SPRUCE CREEK SCHOOL DISTRICT. CASH ONLY DUE TO AGE.

20. 2019-07-24
    historical Contingent

    Show marketing remark (220 chars)

    PERFECT FOR THE INVESTOR OR HANDYMAN. OWN YOU VERY OWN PIECE OF PARADISE. MANUFACTURED HOME ON YOUR LAND IN THIS DESIRABLE SOUTHERN PINES COMMUNITY. WONDERFUL LOCATION, SPRUCE CREEK SCHOOL DISTRICT. CASH ONLY DUE TO AGE.

21. 2019-06-21
    listed $59,900 Active 220-char remark

    Show marketing remark (232 chars)

    PERFECT FOR THE INVESTOR OR HANDYMAN. OWN YOUR OWN PIECE OF PARADISE. MANUFACTURED HOME ON YOUR OWN LAND IN THIS DESIRABLE SOUTHERN PINES COMMUNITY. WONDERFUL LOCATION. SPRUCE CREEK SCHOOL DISTRICT. CASH ONLY DU TO AGE. ;Water: City

22. 2019-06-21
    listed $59,900 232-char remark

    Show marketing remark (232 chars)

    PERFECT FOR THE INVESTOR OR HANDYMAN. OWN YOUR OWN PIECE OF PARADISE. MANUFACTURED HOME ON YOUR OWN LAND IN THIS DESIRABLE SOUTHERN PINES COMMUNITY. WONDERFUL LOCATION. SPRUCE CREEK SCHOOL DISTRICT. CASH ONLY DU TO AGE. ;Water: City

23. 2019-06-21
    listed $59,900 Active

    Show marketing remark (232 chars)

    PERFECT FOR THE INVESTOR OR HANDYMAN. OWN YOUR OWN PIECE OF PARADISE. MANUFACTURED HOME ON YOUR OWN LAND IN THIS DESIRABLE SOUTHERN PINES COMMUNITY. WONDERFUL LOCATION. SPRUCE CREEK SCHOOL DISTRICT. CASH ONLY DU TO AGE. ;Water: City

24. 2019-06-20
    historical
25. 2019-06-10
    listed $59,900 Active
26. 2015-12-03
    historical
27. 2015-10-13
    listed $45,000 Active
28. 1997-10-20
    soldstatus $22,500
29. 1997-02-20
    soldstatus $22,500
30. 1976-05-01
    soldstatus $6,500

ⓘ 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: $605 · $50/mo
• Projected year-2 tax: $938 · $78/mo
• Expected delta: +$333/yr (+$28/mo · 55.1%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 92% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 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: $19,018
• − Mortgage interest: −$6,330
• − Property taxes: −$605
• − Insurance: −$1,362
• − Repairs & maintenance: −$1,521
• − Management: −$1,521
• − Depreciation: −$3,287
• Taxable income: $4,391
• Est. tax owed @ 24.0%: −$1,054
• After-tax cash flow: $4,892/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

+1638.5% since first listed

17 events — show timeline

• 2026-05-26 Listed $113,000 Daytona MLS
• 2024-03-08 Sold (MLS) $59,000 Daytona MLS
• 2019-09-06 Sold (Public Records) $51,000 Public Records
• 2019-08-30 Sold (MLS) $51,000 NSBMLS
• 2019-08-30 Sold (MLS) $51,000 Stellar MLS as Distributed by MLS Grid
• 2019-07-24 Contingent — Daytona MLS
• 2019-07-24 Contingent — NSBMLS
• 2019-06-21 Listed $59,900 NSBMLS
• 2019-06-21 Listed $59,900 Stellar MLS as Distributed by MLS Grid
• 2019-06-21 Listed $59,900 Daytona MLS
• 2019-06-20 Listing Removed — Daytona MLS
• 2019-06-10 Listed $59,900 Daytona MLS
• 2015-12-03 Listing Removed — Daytona MLS
• 2015-10-13 Listed $45,000 Daytona MLS
• 1997-10-20 Sold (Public Records) $22,500 Public Records
• 1997-02-20 Sold (Public Records) $22,500 Public Records
• 1976-05-01 Sold (Public Records) $6,500 Public Records

Property tax history

+2.2%/yr

Latest (2025): $605 · +3.6% YoY. Source: county tax records.