734 Sheldon Cir · Port Orange, FL 32127

$169,900

3 bd · 2.0 ba · 1,488 sqft · Manufactured public records · 3 Days on market

Built 1974 0.32 ac 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 +27.9/30.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• 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

CHECK THIS OUT!!! Welcome to the paint center of Port Orange! This Partially Furnished, incredible home boasts a MASSIVE cul-de-sac lot and has more than ample space for the family. HUGE storage space in the back yard and tons of space for parking! Be sure to schedule a private tour TODAY before its GONE! Home can not be financed due to its age. Cash Purchase Only.

Key facts

• Unique wet bar
• Oversized lot
• Double workshop shed

Tags

• OVERSIZED LOT
• UNIQUE WET BAR
• RV HOOKUP
• DOUBLE WORKSHOP SHED

Property features AI

Exterior

• Parking: Covered attached carport; Carport with 4 spaces; Additional/off-street parking; Guest parking; RV access/parking
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured home (residential); One story; Entry level: 1
• Construction: Aluminum siding; Other roof
• Exterior features: Covered front and rear porches; Patio with awning(s); Porch; Shed(s); Workshop; Located on a cul-de-sac; Asphalt road access

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Bedrooms: Total rooms: 6
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Ceiling fans; Pantry; Furnished: negotiable
• Laundry & utility: Washer and dryer in unit

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $525 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).

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 rising (+1.8%/yr); 418 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 34% of the median local income ($72k/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 $1k of loan paydown is wiped out by about $5k 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 $48k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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 $140k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $169,900

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.18% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.25%
• DSCR: 1.59
• GRM: 7.1

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: 2.0%
• Equity multiple: 1.07×
• Total profit: $3,543
• Equity at exit: $25,333

10-year hold

• IRR: 10.4%
• Equity multiple: 1.77×
• Total profit: $36,632
• Equity at exit: $14,690

Cash invested: $47,572 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,008 high
• Mortgage (P&I): −$891
• Tax from tax record: −$99 /mo · $1,193/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $525

Break-even live

Break-even rent $1,343

Max offer price $169,900

Occupancy floor 69%

Sensitivity live

Price	-10% $621	-5% $573	+0% $525	+5% $477	+10% $429
Rent	-10% $367	-5% $446	+0% $525	+5% $605	+10% $684
Rate	-1.0pp $611	-0.5pp $568	base $525	+0.5pp $481	+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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
175 Conrad St Port Orange, FL	3.0	2.0	1260	$1,950	$1.55	24d	1	0.44mi
5173 Pineland Ave Port Orange, FL	2.0	1.5	914	$1,750	$1.91	24d	1	0.48mi
5397 S Nova Rd Unit 1 Port Orange, FL	3.0	2.0	1398	$2,350	$1.68	24d	1	0.58mi
4514 Alder Dr Port Orange, FL	3.0	2.0	1365	$2,100	$1.54	11d	1	0.84mi
3307 Oak Trail Run #7 Port Orange, FL	2.0	2.0	910	$1,650	$1.81	24d	1	0.87mi
3960 Oak Trail Run Port Orange, FL	2.0	2.5	1258	$1,898	$1.51	19d	2	0.87mi
3960 Oak Trail Run #2101 Port Orange, FL	2.0	2.5	1263	$1,900	$1.50	24d	1	0.94mi
524 Taylor Rd Port Orange, FL	2.0	1.0	922	$1,500	$1.63	24d	1	0.98mi
940 Village Trl Unit 4-306 Port Orange, FL	2.0	2.0	1006	$2,000	$1.99	15d	1	1.13mi
302 Fox Pl Port Orange, FL	3.0	2.5	1392	$2,300	$1.65	15d	1	1.19mi
4211 New Haven Ct Port Orange, FL	2.0	2.0	902	$2,000	$2.22	24d	1	1.26mi
112 Fox Pl Port Orange, FL	2.0	1.0	1814	$1,900	$1.05	24d	1	1.28mi
5820 Alstrum Dr Port Orange, FL	3.0	2.0	1409	$2,150	$1.53	24d	1	1.30mi
905 Fruitwood Pl Port Orange, FL	3.0	2.0	1763	$2,350	$1.33	24d	1	1.30mi

Listing history 6 events

1. 2026-06-18
   days on market $169,900 Active 3 DOM
2. 2026-06-17
   days on market $169,900 Active 2 DOM
3. 2026-06-15
   days on marketlisting id $169,900 Active 1 DOM
4. 2026-06-15
   days on market $169,900 Active 2 DOM
5. 2026-06-14
   remarks 699-char remark
6. 2026-06-14
   listed $169,900 Active 1 DOM

ⓘ 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: $1,193 · $99/mo
• Projected year-2 tax: $1,410 · $118/mo
• Expected delta: +$217/yr (+$18/mo · 18.2%)

ⓘ 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) · 57% 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: $24,097
• − Mortgage interest: −$9,517
• − Property taxes: −$1,193
• − Insurance: −$850
• − Repairs & maintenance: −$1,928
• − Management: −$1,928
• − Depreciation: −$4,943
• Taxable income: $3,739
• Est. tax owed @ 24.0%: −$897
• After-tax cash flow: $5,405/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

+1032.7% since first listed

14 events — show timeline

• 2026-06-13 Listed $169,900 Daytona MLS
• 2023-10-17 Sold (Public Records) $140,000 Public Records
• 2023-10-16 Sold (MLS) $140,000 Daytona MLS
• 2023-09-12 Contingent — Daytona MLS
• 2023-08-18 Price Changed $169,900 Daytona MLS
• 2023-08-07 Price Changed $179,900 Daytona MLS
• 2023-07-24 Listed $189,900 Daytona MLS
• 2018-02-26 Sold (Public Records) $79,000 Public Records
• 2018-02-23 Sold (MLS) $79,000 Daytona MLS
• 2018-02-06 Pending — Daytona MLS
• 2018-01-29 Price Changed $83,900 Daytona MLS
• 2017-11-20 Price Changed $89,900 Daytona MLS
• 2017-11-13 Listed $99,900 Daytona MLS
• 1983-03-01 Sold (Public Records) $15,000 Public Records

Property tax history

+15.0%/yr

Latest (2025): $1,193 · +5.9% YoY. Source: county tax records.