408 Oak St · Port Orange, FL 32127

$225,000

2 bd · 1.0 ba · 756 sqft · SingleFamily public records · 144 Days on market

Built 1958 8,160 sqft lot

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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 +10.0/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Rent growth +3.0/5.0
• DSCR +2.9/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A QUIET GEM------Well taken care of, this property truly Needs To Be Seen!!! New HOT WATER HEATER, Increased HOME ELECTRIC SERVICE TO 200 AMPS, New PAINT, New FANS and BEAUTIFULLY REFINISHED TERRAZZO FLOORING throughout. .. . So Much To See And Still Yet So Much able to be transformed into your Specific Dream Home. Replaced Windows, Large Backyard, Enclosed Carport, added Bonus Room. .. The List goes on and on and on. Definitely will tug on your ownership heart strings. Schedule your showing today and make up your mind as it won't be around long!

Key facts

• Replaced windows
• New fans
• Large backyard

Tags

• NEW HOT WATER HEATER
• NEW PAINT
• NEW FANS
• TRANSFERRABLE ROOF WARRANTY
• REPLACED WINDOWS
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (22.1% below list).
• Recommended offer: $175k (22.1% below list) — sets the bar for 1% rule.

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: Port Orange Elementary School (math 67% / reading 67%, grade B+, #450 of 2,144 statewide, top 22%, 361 students, 62% FRL); Silver Sands Middle School (math 50% / reading 52%, grade C, #237 of 571 statewide, top 43%, 1,165 students, 54% FRL); Spruce Creek High School (math 37% / reading 61%, grade D, #193 of 667 statewide, top 29%, 2,569 students, 37% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: Rents rising (+1.8%/yr); 417 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $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

• It's been on market 144 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $29k; list at $225k implies a 676% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $175,217 (22.1% 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. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.57%
• DSCR: 0.89
• GRM: 10.7

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: -21.9%
• Equity multiple: 0.25×
• Total profit: $-47,082
• Equity at exit: $33,548

10-year hold

• IRR: -18.7%
• Equity multiple: 0.04×
• Total profit: $-60,210
• Equity at exit: $19,454

Cash invested: $63,000 (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: 417
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,752 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$245 /mo · $2,944/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $-135

Break-even live

Break-even rent $1,923

Max offer price $201,182

Occupancy floor —

Sensitivity live

Price	-10% $-7	-5% $-71	+0% $-135	+5% $-199	+10% $-262
Rent	-10% $-273	-5% $-204	+0% $-135	+5% $-66	+10% $4
Rate	-1.0pp $-22	-0.5pp $-78	base $-135	+0.5pp $-193	+1.0pp $-252

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4211 New Haven Ct Port Orange, FL	2.0	2.0	902	$2,000	$2.22	25d	1	0.61mi
5173 Pineland Ave Port Orange, FL	2.0	1.5	914	$1,750	$1.91	25d	1	0.91mi
3230 S Ridgewood Ave South Daytona, FL	1.0–3.0	1.0–2.0	1046	$1,881	$1.80	13d	27	0.92mi
3131 S Ridgewood Ave #203 South Daytona, FL	2.0	2.0	1013	$1,795	$1.77	16d	1	1.03mi
5249 Taylor Ave Port Orange, FL	2.0	2.5	672	$1,650	$2.46	16d	1	1.13mi
980 Canal View Blvd Port Orange, FL	2.0	1.5	1024	$1,448	$1.41	25d	2	1.20mi
722 Cindy Cir Port Orange, FL	2.0	1.5	850	$1,275	$1.50	16d	1	1.26mi
1025 Eagle Lake Trl Port Orange, FL	1.0	1.0	576	$1,185	$2.06	25d	2	1.38mi
940 Village Trl Unit 4-306 Port Orange, FL	2.0	2.0	1006	$2,000	$1.99	16d	1	1.41mi
2 Talo Cir Unit 1531033P Port Orange, FL	3.0	1.5	979	$3,060	$3.13	16d	1	1.44mi
3307 Oak Trail Run #7 Port Orange, FL	2.0	2.0	910	$1,650	$1.81	25d	1	1.48mi

Listing history 18 events

1. 2026-06-22
   days on market $225,000 Active 144 DOM
2. 2026-06-18
   days on market $225,000 Active 141 DOM
3. 2026-06-17
   days on market $225,000 Active 140 DOM
4. 2026-06-16
   days on market $225,000 Active 139 DOM
5. 2026-06-15
   days on market $225,000 Active 138 DOM
6. 2026-06-14
   days on market $225,000 Active 136 DOM
7. 2026-06-10
   days on market $225,000 Active 133 DOM
8. 2026-06-09
   days on market $225,000 Active 132 DOM
9. 2026-06-08
   days on market $225,000 Active 131 DOM
10. 2026-06-07
    days on market $225,000 Active 130 DOM
11. 2026-06-05
    days on market $225,000 Active 127 DOM
12. 2026-06-03
    days on market $225,000 Active 126 DOM
13. 2026-06-03
    days on market $225,000 Active 125 DOM
14. 2026-06-01
    days on market $225,000 Active 124 DOM
15. 2026-05-31
    days on market $225,000 Active 123 DOM
16. 2026-05-31
    days on market $225,000 Active 122 DOM
17. 2026-01-28
    listed $225,000 Active 557-char remark

    Show marketing remark (557 chars)

    A QUIET GEM------Well taken care of, this property truly Needs To Be Seen!!! New HOT WATER HEATER, Increased HOME ELECTRIC SERVICE TO 200 AMPS, New PAINT, New FANS and BEAUTIFULLY REFINISHED TERRAZZO FLOORING throughout. .. . So Much To See And Still Yet So Much able to be transformed into your Specific Dream Home. Replaced Windows, Large Backyard, Enclosed Carport, added Bonus Room. .. The List goes on and on and on. Definitely will tug on your ownership heart strings. Schedule your showing today and make up your mind as it won't be around long!

18. 1989-10-01
    soldstatus $29,000

ⓘ 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: $2,944 · $245/mo
• Projected year-2 tax: $2,944 · $245/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 6/10 Major FEMA zone X (unshaded) · 56% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 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: $21,026
• − Mortgage interest: −$12,603
• − Property taxes: −$2,944
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,682
• − Management: −$1,682
• − Depreciation: −$6,545
• Taxable loss: −$5,556
• Est. tax savings @ 24.0%: +$1,334
• After-tax cash flow: $-284/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

+675.9% since first listed

2 events — show timeline

• 2026-01-28 Listed $225,000 Stellar MLS as Distributed by MLS Grid
• 1989-10-01 Sold (Public Records) $29,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $2,944 · +7.5% YoY. Source: county tax records.