1922 S Riverside Dr · Edgewater, FL 32141

$251,000

2 bd · 2.5 ba · 1,216 sqft · Townhouse public records · 11 Days on market

Built 1983 2,614 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 +15.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great location to the river! This small community is the perfect place to call home or generate income. * * NO HOA * * 2 large bedrooms each with their own full bathroom and a half bath downstairs. Fenced in courtyard too! * * HVAC 2020 * * Roof 2016 * * Washer and dryer in unit.

Key facts

• Work bench
• No flooding
• One car garage

Tags

• TURNKEY
• NO HOA
• NO FLOODING
• LVP FLOORING
• ONE CAR GARAGE
• WORK BENCH

Property features AI

Finance

• Other: Zero lot line; Few trees on lot; Concrete road frontage (private road)
• Financial info: Financial details not provided
• HOA & community: Private maintained road

Exterior

• Parking: Assigned garage parking; Garage door opener; 1-car garage
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; Electricity connected (100 amp service, 220 volts); Cable available; Water connected; Sewer connected
• Home design: Townhouse (attached); Two levels; Entry level 1; Facing east; Updated/remodeled condition; Single-family use
• Construction: Built with frame, redwood siding and stucco; Shingle roof; Slab foundation
• Exterior features: Courtyard; Awning-covered and screened porches (front and rear); Porch; Rear porch; Front porch; Wood fenced backyard

Interior

• Kitchen: Refrigerator; Microwave; Electric oven; Dishwasher; Disposal; Electric water heater
• Bedrooms: Bedrooms information not specified
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump; Central air; Ceiling fans
• Interior features: Breakfast bar; Ceiling fans; Entrance foyer; His and hers closets; Open floorplan
• Laundry & utility: Washer and dryer included; Laundry located in unit (lower level / in basement)

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $251k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (20.1% below list).
• Recommended offer: $201k (20.1% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Edgewater Public School (math 67% / reading 52%, grade B-, #690 of 2,144 statewide, top 34%, 504 students, 64% FRL); New Smyrna Beach Middle School (math 43% / reading 43%, grade D-, #331 of 571 statewide, top 59%, 1,037 students, 53% FRL); New Smyrna Beach High School (math 34% / reading 52%, grade F, #255 of 667 statewide, top 39%, 1,810 students, 41% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: 307 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 38% 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 $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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 15y 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,509 (20.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 0.80% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.58%
• DSCR: 1.07
• GRM: 10.4

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: -13.8%
• Equity multiple: 0.50×
• Total profit: $-34,897
• Equity at exit: $37,425

10-year hold

• IRR: -5.1%
• Equity multiple: 0.67×
• Total profit: $-23,281
• Equity at exit: $21,702

Cash invested: $70,280 (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: 307
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,005 high
• Mortgage (P&I): −$1,316
• Tax from tax record: −$71 /mo · $847/yr
• Insurance: −$105
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $93

Break-even live

Break-even rent $1,888

Max offer price $251,000

Occupancy floor 90%

Sensitivity live

Price	-10% $235	-5% $164	+0% $93	+5% $22	+10% $-50
Rent	-10% $-66	-5% $13	+0% $93	+5% $172	+10% $251
Rate	-1.0pp $219	-0.5pp $156	base $93	+0.5pp $28	+1.0pp $-39

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: $62,750
• Closing costs: $7,530
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 Hardin Pl Edgewater, FL	3.0	2.0	1455	$2,075	$1.43	16d	1	0.35mi
1000 Egret Ct Edgewater, FL	2.0	2.0	1051	$2,400	$2.28	25d	1	0.45mi
121 W Marion Ave Edgewater, FL	2.0	2.0	1020	$1,250	$1.23	25d	1	0.64mi
2314 Fern Palm Dr Unit 2314 Edgewater, FL	2.0	2.0	1200	$1,700	$1.42	21d	1	0.77mi
2330 India Palm Dr Edgewater, FL	2.0	2.0	1025	$1,499	$1.46	16d	1	0.92mi
2515 Fern Palm Dr Edgewater, FL	3.0	2.0	1400	$2,200	$1.57	13d	1	0.97mi
2421 India Palm Dr Edgewater, FL	3.0	2.0	1358	$2,150	$1.58	21d	1	0.98mi
2621 India Palm Dr Edgewater, FL	3.0	2.0	1269	$2,400	$1.89	25d	1	1.18mi
1822 Royal Palm Dr Edgewater, FL	3.0	2.0	1400	$1,620	$1.16	16d	1	1.18mi
2219 Umbrella Tree Dr Edgewater, FL	3.0	2.0	1446	$2,300	$1.59	25d	1	1.40mi
706 Mary St Edgewater, FL	2.0	1.5	1025	$1,600	$1.56	25d	1	1.42mi

Listing history 14 events

1. 2026-06-22
   days on market $251,000 Active 11 DOM
2. 2026-06-18
   days on market $251,000 Active 8 DOM
3. 2026-06-17
   days on market $251,000 Active 7 DOM
4. 2026-06-16
   days on market $251,000 Active 6 DOM
5. 2026-06-15
   days on market $251,000 Active 5 DOM
6. 2026-06-14
   days on marketlisting id $251,000 Active 3 DOM
7. 2026-06-10
   days on market $251,000 Active 9 DOM
8. 2026-06-09
   days on market $251,000 Active 8 DOM
9. 2026-06-08
   days on market $251,000 Active 7 DOM
10. 2026-06-07
    days on market $251,000 Active 6 DOM
11. 2026-06-05
    days on market $251,000 Active 3 DOM
12. 2026-06-03
    days on market $251,000 Active 2 DOM
13. 2026-06-02
    remarks 699-char remark
14. 2026-06-02
    listed $251,000 Active 1 DOM

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

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $847 · $71/mo
• Projected year-2 tax: $2,083 · $174/mo
• Expected delta: +$1,236/yr (+$103/mo · 145.9%)

ⓘ 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) · 54% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 22 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: $24,061
• − Mortgage interest: −$14,060
• − Property taxes: −$847
• − Insurance: −$1,255
• − Repairs & maintenance: −$1,925
• − Management: −$1,925
• − Depreciation: −$7,302
• Taxable loss: −$3,253
• Est. tax savings @ 24.0%: +$781
• After-tax cash flow: $1,891/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

+356.4% since first listed

29 events — show timeline

• 2026-05-31 Listed $251,000 Daytona MLS
• 2024-03-06 Sold (Public Records) $239,000 Public Records
• 2024-02-29 Sold (MLS) $239,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-29 Sold (MLS) $239,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-29 Sold (MLS) $239,000 Daytona MLS
• 2024-02-23 Pending — Daytona MLS
• 2024-02-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-02-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-12-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-12-24 Price Changed $244,000 Stellar MLS as Distributed by MLS Grid
• 2023-12-11 Price Changed $244,000 Daytona MLS
• 2023-12-11 Relisted — Daytona MLS
• 2023-12-11 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-12-11 Price Changed $244,000 Stellar MLS as Distributed by MLS Grid
• 2023-12-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-11-27 Pending — Daytona MLS
• 2023-11-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-10-23 Price Changed $264,000 Daytona MLS
• 2023-10-23 Price Changed $264,000 Stellar MLS as Distributed by MLS Grid
• 2023-10-10 Listed $274,000 Stellar MLS as Distributed by MLS Grid
• 2023-09-12 Listed $264,000 Stellar MLS as Distributed by MLS Grid
• 2023-08-30 Listed $274,000 Daytona MLS
• 2011-04-18 Sold (Public Records) $80,000 Public Records
• 2011-04-14 Sold (MLS) $80,000 Stellar MLS as Distributed by MLS Grid
• 2011-04-14 Sold (MLS) $80,000 NSBMLS
• 2011-03-28 Listed $80,000 Stellar MLS as Distributed by MLS Grid
• 2011-03-28 Listed $80,000 NSBMLS
• 1991-12-01 Sold (Public Records) $49,000 Public Records
• 1983-07-01 Sold (Public Records) $55,000 Public Records

Property tax history

-6.6%/yr

Latest (2025): $847 · -74.5% YoY. Source: county tax records.