123 Alice St · Edgewater, FL 32141

$159,000

2 bd · 2.0 ba · 612 sqft · Manufactured public records · 13 Days on market

Built 1972 6,969 sqft lot

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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 +23.4/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• 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

Beautiful single-wide close to New Smyrna beaches to relax and enjoy your time. Enjoy this quiet neighborhood with no HOA, thus no hassle. Land is included, so no monthly land fees. Quiet dead-end street, so less traffic to worry about. Pick your fruits from the backyard. Own for less than you can rent. Act now.

Key facts

• 6,969 sq ft lot
• Parking
• Built 1972

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $159k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).

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; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 32% of the median local income ($64k/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.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $29k; list at $159k implies a 448% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $159,000

Questions for the listing agent

1. Built in 1972 — 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. 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.
4. 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.
5. 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: 1.06% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.95%
• DSCR: 1.35
• 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: -4.2%
• Equity multiple: 0.84×
• Total profit: $-6,992
• Equity at exit: $23,707

10-year hold

• IRR: 5.5%
• Equity multiple: 1.41×
• Total profit: $18,045
• Equity at exit: $13,747

Cash invested: $44,520 (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: $1,683 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$134 /mo · $1,613/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $295

Break-even live

Break-even rent $1,309

Max offer price $159,000

Occupancy floor 77%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $159,000 Active 13 DOM
2. 2026-06-17
   days on market $159,000 Active 12 DOM
3. 2026-06-16
   days on market $159,000 Active 11 DOM
4. 2026-06-15
   days on market $159,000 Active 10 DOM
5. 2026-06-14
   days on market $159,000 Active 8 DOM
6. 2026-06-10
   days on market $159,000 Active 5 DOM
7. 2026-06-09
   days on market $159,000 Active 4 DOM
8. 2026-06-08
   days on market $159,000 Active 3 DOM
9. 2026-06-07
   pricedays on marketlisting id $159,000 Active 2 DOM
10. 2026-05-31
    days on market $149,000 Active 370 DOM
11. 2026-05-31
    days on market $149,000 Active 369 DOM
12. 2025-11-19
    status Active 313-char remark

    Show marketing remark (313 chars)

    Beautiful single-wide close to New Smyrna beaches to relax and enjoy your time. Enjoy this quiet neighborhood with no HOA, thus no hassle. Land is included, so no monthly land fees. Quiet dead-end street, so less traffic to worry about. Pick your fruits from the backyard. Own for less than you can rent. Act now.

13. 2025-11-13
    historical 313-char remark

    Show marketing remark (313 chars)

    Beautiful single-wide close to New Smyrna beaches to relax and enjoy your time. Enjoy this quiet neighborhood with no HOA, thus no hassle. Land is included, so no monthly land fees. Quiet dead-end street, so less traffic to worry about. Pick your fruits from the backyard. Own for less than you can rent. Act now.

14. 2025-09-20
    price $149,000 313-char remark

    Show marketing remark (313 chars)

    Beautiful single-wide close to New Smyrna beaches to relax and enjoy your time. Enjoy this quiet neighborhood with no HOA, thus no hassle. Land is included, so no monthly land fees. Quiet dead-end street, so less traffic to worry about. Pick your fruits from the backyard. Own for less than you can rent. Act now.

15. 2025-05-20
    listed $159,000 Active 313-char remark

    Show marketing remark (313 chars)

    Beautiful single-wide close to New Smyrna beaches to relax and enjoy your time. Enjoy this quiet neighborhood with no HOA, thus no hassle. Land is included, so no monthly land fees. Quiet dead-end street, so less traffic to worry about. Pick your fruits from the backyard. Own for less than you can rent. Act now.

16. 1989-01-01
    soldstatus $29,000
17. 1987-05-01
    soldstatus $21,000

ⓘ 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: $1,613 · $134/mo
• Projected year-2 tax: $1,613 · $134/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 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: $20,194
• − Mortgage interest: −$8,906
• − Property taxes: −$1,613
• − Insurance: −$795
• − Repairs & maintenance: −$1,616
• − Management: −$1,616
• − Depreciation: −$4,625
• Taxable income: $1,023
• Est. tax owed @ 24.0%: −$246
• After-tax cash flow: $3,294/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

• 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

+609.5% since first listed

6 events — show timeline

• 2025-11-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-11-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-09-20 Price Changed $149,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-20 Listed $159,000 Stellar MLS as Distributed by MLS Grid
• 1989-01-01 Sold (Public Records) $29,000 Public Records
• 1987-05-01 Sold (Public Records) $21,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $1,613 · -2.2% YoY. Source: county tax records.