632 Portside Ln · Edgewater, FL 32141

$260,000

3 bd · 2.0 ba · 1,820 sqft · Manufactured public records · 112 Days on market

Built 1998 6,926 sqft lot $258/mo HOA · 9% of rent

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Why this score? — see what drove the C- 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 +18.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.5/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your slice of paradise in this spacious 1,820 sq. ft. manufactured home, tucked away in a quiet cul-de-sac within a vibrant 55+ gated community offering 24-hour security and endless resort-style amenities. This stunning home features a flexible mother-in-law suite/bonus room, perfect for guests or a home office. The chef's dream kitchen boasts granite countertops, upgraded appliances, and abundant cabinetry -- a true centerpiece for entertaining. The gorgeous bathrooms showcase modern finishes, including a luxurious shower panel for a spa-like experience. Relax in the enclosed Florida room or unwind in your man cave with full electricity. Ample parking is provided by a 3-car carport, and a sprinkler system keeps the landscaping lush and green. Community amenities include a beautiful clubhouse, resort-style pool, fully equipped gym, tennis courts, boat/kayak storage, and scenic walking trails -- all designed to embrace laid-back tropical Florida lifestyle. This one has it all!

Key facts

• Fitness center
• Billiard rooms
• Large clubhouse

Tags

• WATER ACCESS
• LARGE CLUBHOUSE
• FITNESS CENTER
• BILLIARD ROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $260k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $237k (9.0% below list) — sets the bar for market timing.

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; 11 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).
• At $2,740/mo this rent would consume 51% of the median local household income ($64k/yr) (locally 161% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 112 days — a 9% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $40k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $195k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $236,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.05% ✓
• Cap rate: 7.49%
• Cash-on-cash: 4.26%
• DSCR: 1.19
• GRM: 7.9

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: -9.6%
• Equity multiple: 0.65×
• Total profit: $-25,549
• Equity at exit: $38,767

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-594
• Equity at exit: $22,480

Cash invested: $72,800 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,740 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$176 /mo · $2,115/yr
• Insurance: −$108
• HOA: −$258
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $259

Break-even live

Break-even rent $2,413

Max offer price $260,000

Occupancy floor 86%

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2437 Swordfish Ln Edgewater, FL	3.0	3.0	2444	$4,000	$1.64	23d	1	0.19mi
226 Tree Branch Ln Edgewater, FL	3.0	2.0	1514	$2,350	$1.55	14d	1	0.45mi
2522 Evergreen Dr Edgewater, FL	3.0	3.0	2280	$2,200	$0.96	23d	1	0.52mi
2515 Fern Palm Dr Edgewater, FL	3.0	2.0	1400	$2,200	$1.57	11d	1	0.55mi
2621 India Palm Dr Edgewater, FL	3.0	2.0	1269	$2,400	$1.89	23d	1	0.67mi
2421 India Palm Dr Edgewater, FL	3.0	2.0	1358	$2,150	$1.58	19d	1	0.73mi
2027 Guava Dr Unit 2029 Edgewater, FL	4.0	2.0	1760	$1,995	$1.13	23d	1	0.96mi
3120 Juniper Dr Edgewater, FL	3.0	2.0	1440	$2,150	$1.49	23d	1	1.06mi
3119 Mango Tree Dr Edgewater, FL	3.0	2.0	1714	$2,345	$1.37	21d	1	1.16mi
120 Hardin Pl Edgewater, FL	3.0	2.0	1455	$2,075	$1.43	14d	1	1.41mi
2219 Umbrella Tree Dr Edgewater, FL	3.0	2.0	1446	$2,300	$1.59	23d	1	1.47mi

HOA detail

• Monthly dues: $258 · $3,096/yr
• Likely covers: electriclandscapingpoolgymsecurity

Listing history 18 events

1. 2026-05-19
   status Pending 1002-char remark

   Show marketing remark (1002 chars)

   Welcome to your slice of paradise in this spacious 1,820 sq. ft. manufactured home, tucked away in a quiet cul-de-sac within a vibrant 55+ gated community offering 24-hour security and endless resort-style amenities. This stunning home features a flexible mother-in-law suite/bonus room, perfect for guests or a home office. The chef's dream kitchen boasts granite countertops, upgraded appliances, and abundant cabinetry -- a true centerpiece for entertaining. The gorgeous bathrooms showcase modern finishes, including a luxurious shower panel for a spa-like experience. Relax in the enclosed Florida room or unwind in your man cave with full electricity. Ample parking is provided by a 3-car carport, and a sprinkler system keeps the landscaping lush and green. Community amenities include a beautiful clubhouse, resort-style pool, fully equipped gym, tennis courts, boat/kayak storage, and scenic walking trails -- all designed to embrace laid-back tropical Florida lifestyle. This one has it all!

2. 2026-04-01
   price $260,000 1002-char remark

   Show marketing remark (1002 chars)

   Welcome to your slice of paradise in this spacious 1,820 sq. ft. manufactured home, tucked away in a quiet cul-de-sac within a vibrant 55+ gated community offering 24-hour security and endless resort-style amenities. This stunning home features a flexible mother-in-law suite/bonus room, perfect for guests or a home office. The chef's dream kitchen boasts granite countertops, upgraded appliances, and abundant cabinetry -- a true centerpiece for entertaining. The gorgeous bathrooms showcase modern finishes, including a luxurious shower panel for a spa-like experience. Relax in the enclosed Florida room or unwind in your man cave with full electricity. Ample parking is provided by a 3-car carport, and a sprinkler system keeps the landscaping lush and green. Community amenities include a beautiful clubhouse, resort-style pool, fully equipped gym, tennis courts, boat/kayak storage, and scenic walking trails -- all designed to embrace laid-back tropical Florida lifestyle. This one has it all!

3. 2026-03-20
   price $275,000 1002-char remark

   Show marketing remark (1002 chars)

   Welcome to your slice of paradise in this spacious 1,820 sq. ft. manufactured home, tucked away in a quiet cul-de-sac within a vibrant 55+ gated community offering 24-hour security and endless resort-style amenities. This stunning home features a flexible mother-in-law suite/bonus room, perfect for guests or a home office. The chef's dream kitchen boasts granite countertops, upgraded appliances, and abundant cabinetry -- a true centerpiece for entertaining. The gorgeous bathrooms showcase modern finishes, including a luxurious shower panel for a spa-like experience. Relax in the enclosed Florida room or unwind in your man cave with full electricity. Ample parking is provided by a 3-car carport, and a sprinkler system keeps the landscaping lush and green. Community amenities include a beautiful clubhouse, resort-style pool, fully equipped gym, tennis courts, boat/kayak storage, and scenic walking trails -- all designed to embrace laid-back tropical Florida lifestyle. This one has it all!

4. 2026-02-19
   price $285,000 1002-char remark

   Show marketing remark (1002 chars)

   Welcome to your slice of paradise in this spacious 1,820 sq. ft. manufactured home, tucked away in a quiet cul-de-sac within a vibrant 55+ gated community offering 24-hour security and endless resort-style amenities. This stunning home features a flexible mother-in-law suite/bonus room, perfect for guests or a home office. The chef's dream kitchen boasts granite countertops, upgraded appliances, and abundant cabinetry -- a true centerpiece for entertaining. The gorgeous bathrooms showcase modern finishes, including a luxurious shower panel for a spa-like experience. Relax in the enclosed Florida room or unwind in your man cave with full electricity. Ample parking is provided by a 3-car carport, and a sprinkler system keeps the landscaping lush and green. Community amenities include a beautiful clubhouse, resort-style pool, fully equipped gym, tennis courts, boat/kayak storage, and scenic walking trails -- all designed to embrace laid-back tropical Florida lifestyle. This one has it all!

5. 2026-02-12
   price $289,999 1002-char remark

   Show marketing remark (1002 chars)

   Welcome to your slice of paradise in this spacious 1,820 sq. ft. manufactured home, tucked away in a quiet cul-de-sac within a vibrant 55+ gated community offering 24-hour security and endless resort-style amenities. This stunning home features a flexible mother-in-law suite/bonus room, perfect for guests or a home office. The chef's dream kitchen boasts granite countertops, upgraded appliances, and abundant cabinetry -- a true centerpiece for entertaining. The gorgeous bathrooms showcase modern finishes, including a luxurious shower panel for a spa-like experience. Relax in the enclosed Florida room or unwind in your man cave with full electricity. Ample parking is provided by a 3-car carport, and a sprinkler system keeps the landscaping lush and green. Community amenities include a beautiful clubhouse, resort-style pool, fully equipped gym, tennis courts, boat/kayak storage, and scenic walking trails -- all designed to embrace laid-back tropical Florida lifestyle. This one has it all!

6. 2026-01-24
   listed $300,000 Active 1002-char remark

   Show marketing remark (1002 chars)

   Welcome to your slice of paradise in this spacious 1,820 sq. ft. manufactured home, tucked away in a quiet cul-de-sac within a vibrant 55+ gated community offering 24-hour security and endless resort-style amenities. This stunning home features a flexible mother-in-law suite/bonus room, perfect for guests or a home office. The chef's dream kitchen boasts granite countertops, upgraded appliances, and abundant cabinetry -- a true centerpiece for entertaining. The gorgeous bathrooms showcase modern finishes, including a luxurious shower panel for a spa-like experience. Relax in the enclosed Florida room or unwind in your man cave with full electricity. Ample parking is provided by a 3-car carport, and a sprinkler system keeps the landscaping lush and green. Community amenities include a beautiful clubhouse, resort-style pool, fully equipped gym, tennis courts, boat/kayak storage, and scenic walking trails -- all designed to embrace laid-back tropical Florida lifestyle. This one has it all!

7. 2025-11-17
   historical
8. 2025-10-04
   price $274,900
9. 2025-08-08
   price $279,000
10. 2025-06-15
    price $284,900
11. 2025-05-09
    listed $295,000 Active
12. 2020-03-20
    soldstatus $195,000
13. 2020-03-12
    soldstatus $195,000 Closed
14. 2020-03-12
    soldstatus $195,000
15. 2020-01-30
    historical Contingent
16. 2020-01-04
    listed $200,000 Active
17. 2020-01-04
    listed $200,000
18. 1996-08-13
    soldstatus $22,900

ⓘ 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: $2,115 · $176/mo
• Projected year-2 tax: $2,158 · $180/mo
• Expected delta: +$43/yr (+$4/mo · 2.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 48% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 21 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: $32,882
• − Mortgage interest: −$14,564
• − Property taxes: −$2,115
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,631
• − Management: −$2,631
• − HOA: −$3,096
• − Depreciation: −$7,564
• Taxable loss: −$1,018
• Est. tax savings @ 24.0%: +$244
• After-tax cash flow: $3,348/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

+1035.4% since first listed

18 events — show timeline

• 2026-05-19 Pending — Daytona MLS
• 2026-04-01 Price Changed $260,000 Daytona MLS
• 2026-03-20 Price Changed $275,000 Daytona MLS
• 2026-02-19 Price Changed $285,000 Daytona MLS
• 2026-02-12 Price Changed $289,999 Daytona MLS
• 2026-01-24 Listed $300,000 Daytona MLS
• 2025-11-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-04 Price Changed $274,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-08 Price Changed $279,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-15 Price Changed $284,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-09 Listed $295,000 Stellar MLS as Distributed by MLS Grid
• 2020-03-20 Sold (Public Records) $195,000 Public Records
• 2020-03-12 Sold (MLS) $195,000 Stellar MLS as Distributed by MLS Grid
• 2020-03-12 Sold (MLS) $195,000 NSBMLS
• 2020-01-30 Contingent — NSBMLS
• 2020-01-04 Listed $200,000 Stellar MLS as Distributed by MLS Grid
• 2020-01-04 Listed $200,000 NSBMLS
• 1996-08-13 Sold (Public Records) $22,900 Public Records

Property tax history

+1.9%/yr

Latest (2025): $2,115 · +0.9% YoY. Source: county tax records.