169 Windsor Dr · Port Orange, FL 32129

$20,000

3 bd · 3.0 ba · 1,248 sqft · Other · 16 Days on market

Built 2000

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

FOR SALE BY OWNER. 1248 Square SF Mobile/Manufactured home in desirable 55+ Pickwick Village community. Priced to go with reasonable offers considered. 3 bedroom/2 bathroom home with split floor plan. The home was built in 2000. Includes vinyl siding, 6 year old shingled roof and inside laundry. The primary suite is large enough to accommodate any size furniture. The attached ensuite is large with a garden tub as well as a shower. The 2 guest rooms are on the opposite end of the home and share a guest bathroom. All 3 bedrooms have walk in closets. There is a screened in porch to enjoy outside living. All information is deemed accurate but not guaranteed. Rent would be assessed at the previ

Key facts

• Screened in porch
• Walk in closets
• Vinyl siding

Tags

• 55+ PICKWICK VILLAGE COMMUNITY
• VINYL SIDING
• SHINGLED ROOF
• INSIDE LAUNDRY
• SCREENED IN PORCH
• WALK IN CLOSETS

Property features AI

Exterior

• Home design: Built in 2000
• Construction: Living area approximately 1248
• Exterior features: Located in the Town Park subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath other listed at $20k.

Deal economics

• At list price, monthly cash flow is $915 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $20k).
• Recommended offer: $20k (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.
• Market conditions: Rents soft (-2.7%/yr); 247 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 33% of the median local income ($68k/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 $138 of loan paydown is wiped out by about $600 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 + 0.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($20k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $19,700 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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: 9.36% ✓
• Cap rate: 86.76%
• Cash-on-cash: 287.40%
• DSCR: 13.79
• GRM: 0.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.90×
• Total profit: $49,816
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 18.56×
• Total profit: $98,362
• Equity at exit: $1,729

Cash invested: $5,600 (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 32129

• Rents YoY: -2.7%
• Active inventory: 247
• Price-to-rent: 0.9×

Monthly cashflow live

• Estimated rent: $1,873 high
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $915

Break-even live

Break-even rent $715

Max offer price $20,000

Occupancy floor 46%

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Downing Dr Port Orange, FL	2.0	2.0	921	$1,599	$1.74	14d	1	0.21mi
3835 Clyde Morris Blvd Port Orange, FL	1.0–3.0	1.0–2.0	1013	$2,379	$2.35	11d	17	0.28mi
374 Windsor Dr Port Orange, FL	3.0	2.0	1393	$1,636	$1.17	14d	1	0.37mi
340 Windsor Dr Port Orange, FL	2.0	2.0	1227	$1,650	$1.34	23d	1	0.41mi
1154 Ashland Ct Port Orange, FL	3.0	2.0	1118	$1,795	$1.61	14d	1	0.59mi
3780 Clyde Morris Blvd Port Orange, FL	2.0–3.0	2.0	1050	$1,838	$1.75	11d	12	0.70mi
61 Brandy Hills Dr Port Orange, FL	3.0	2.0	1192	$1,895	$1.59	23d	1	0.73mi
488 Autumn Trl Port Orange, FL	3.0	2.0	1393	$1,499	$1.08	23d	1	0.83mi
3554 Irish Ln Port Orange, FL	2.0	2.0	1470	$2,000	$1.36	23d	1	0.89mi
1401 Reed Canal Rd Port Orange, FL	1.0–3.0	1.0–2.0	1045	$2,125	$2.03	14d	25	0.98mi
1111 Squirrel Nest Ln Port Orange, FL	2.0	2.0	1169	$1,900	$1.63	14d	1	1.16mi
1206 Deer Springs Rd Port Orange, FL	2.0	2.0	1064	$1,625	$1.53	14d	1	1.16mi
3537 Forest Branch Dr Unit A Port Orange, FL	3.0	2.0	1352	$1,950	$1.44	11d	1	1.24mi
1270 Reed Canal Rd Port Orange, FL	1.0–3.0	1.0–2.0	1001	$2,137	$2.13	11d	29	1.24mi
3900 Yorktowne Blvd Port Orange, FL	1.0–3.0	1.0–2.0	1031	$1,969	$1.91	11d	19	1.26mi
1032 W Samms Ave Port Orange, FL	2.0	2.0	1176	$1,650	$1.40	14d	1	1.28mi
1010 N Swallow Tail Dr Port Orange, FL	1.0–2.0	1.0–2.0	893	$1,574	$1.76	11d	16	1.28mi
104 Moonstone Ct Port Orange, FL	2.0	2.0	1400	$1,950	$1.39	21d	1	1.29mi
21 Springwood Sq Unit 23 Port Orange, FL	2.0	1.5	1249	$1,500	$1.20	23d	1	1.31mi
190 Moonstone Ct Port Orange, FL	2.0	2.0	1400	$1,650	$1.18	21d	1	1.33mi
86 Springwood Sq Unit 86 Port Orange, FL	2.0	1.5	1249	$1,450	$1.16	21d	1	1.33mi
1645 Dunlawton Ave Port Orange, FL	1.0–2.0	1.0–2.0	894	$1,593	$1.78	11d	26	1.34mi
1200 Floral Springs Blvd Port Orange, FL	1.0–3.0	1.0–2.0	1047	$2,175	$2.08	11d	81	1.38mi
980 Canal View Blvd Port Orange, FL	2.0	1.5	1024	$1,448	$1.41	23d	2	1.41mi
3656 Jackson St Unit 1A Port Orange, FL	2.0	1.5	1164	$1,550	$1.33	23d	1	1.42mi
110 Dolphin Fleet Cir Daytona Beach, FL	1.0–3.0	1.0–2.5	1125	$2,124	$1.89	11d	20	1.45mi
5609 Victoria Gardens Blvd Port Orange, FL	2.0	1.0–1.5	1050	$1,600	$1.52	23d	7	1.48mi
958 Village Trl Port Orange, FL	1.0–2.0	1.0–2.0	775	$1,455	$1.88	11d	12	1.48mi

Listing history 12 events

1. 2026-06-18
   days on market $20,000 Active 16 DOM
2. 2026-06-17
   days on market $20,000 Active 15 DOM
3. 2026-06-16
   days on market $20,000 Active 14 DOM
4. 2026-06-15
   days on market $20,000 Active 13 DOM
5. 2026-06-14
   days on market $20,000 Active 11 DOM
6. 2026-06-10
   days on market $20,000 Active 8 DOM
7. 2026-06-09
   days on market $20,000 Active 7 DOM
8. 2026-06-08
   days on market $20,000 Active 6 DOM
9. 2026-06-07
   days on market $20,000 Active 5 DOM
10. 2026-06-05
    days on market $20,000 Active 2 DOM
11. 2026-06-03
    remarks 699-char remark
12. 2026-06-03
    listed $20,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AE · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°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: $22,472
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$5,218
• − Repairs & maintenance: −$1,798
• − Management: −$1,798
• − Depreciation: −$582
• Taxable income: $11,656
• Est. tax owed @ 24.0%: −$2,797
• After-tax cash flow: $8,178/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): 23,195
• Household income: $67,924
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 602.0

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 7% Two or more races 6% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Lithuanian 4% Iranian 3% Romanian 3%
• Foreign-born: 9% · Canada, South Korea, China
• Languages at home: 87% English-only · Spanish 4% German/W. Germanic 3% Arabic 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: ▼ -234.13%
• Current HPI: 310.0285
• Rent YoY: ▼ -2.71%
• 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

1 event — show timeline

• 2026-06-03 Listed $20,000 FSBO.com