3131 Juniper Dr · Edgewater, FL 32141

$250,000

3 bd · 2.0 ba · 1,560 sqft · SingleFamily public records · 15 Days on market

Built 1979 10,000 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 +20.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.2/10.0
• 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

Short Sale. Set on nearly a quarter-acre lot, this 3-bedroom, 2-bath pool home offers space, flexibility, and the opportunity to make it your own. The layout features two bedrooms on the first floor, including the primary suite. A third bedroom upstairs is ideal for guests, a hobby space, or a quiet retreat. You'll also find an office or flex space on the main floor that can easily adapt to your needs. A beautiful wood-burning fireplace creates a warm focal point in the main living area, while the kitchen features a gas stove and overlooks the living space for easy everyday living and entertaining. Step outside to your private fenced in backyard retreat with a pool and spa, perfect for rela

Key facts

• Flex space
• Pool and spa
• Quarter-acre lot

Tags

• QUARTER-ACRE LOT
• WOOD-BURNING FIREPLACE
• PRIVATE FENCED BACKYARD
• POOL AND SPA
• FLEX SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/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 $230k (8.0% below list).
• Recommended offer: $230k (8.0% 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.
• Market conditions: 304 active listings in the ZIP; 13 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 43% 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

• It's been on market 15 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $52k; list at $250k implies a 381% 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; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,057 (8.0% below list)

Questions for the listing agent

1. Built in 1979 — 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: 0.92% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.35%
• DSCR: 1.24
• GRM: 9.1

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: -8.0%
• Equity multiple: 0.70×
• Total profit: $-20,723
• Equity at exit: $37,276

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $7,151
• Equity at exit: $21,615

Cash invested: $70,000 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,301 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$90 /mo · $1,080/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $312

Break-even live

Break-even rent $1,905

Max offer price $250,000

Occupancy floor 81%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3120 Juniper Dr Edgewater, FL	3.0	2.0	1440	$2,150	$1.49	23d	1	0.03mi
3119 Mango Tree Dr Edgewater, FL	3.0	2.0	1714	$2,345	$1.37	21d	1	0.16mi
3318 India Palm Dr Edgewater, FL	2.0	2.0	1200	$1,875	$1.56	23d	1	0.25mi
2827 Royal Palm Dr Edgewater, FL	3.0	2.0	1212	$1,900	$1.57	23d	1	0.68mi
2621 India Palm Dr Edgewater, FL	3.0	2.0	1269	$2,400	$1.89	23d	1	0.80mi
3017 Vista Palm Dr Edgewater, FL	3.0	3.0	1560	$2,196	$1.41	19d	1	0.93mi
2515 Fern Palm Dr Edgewater, FL	3.0	2.0	1400	$2,200	$1.57	11d	1	0.97mi
2421 India Palm Dr Edgewater, FL	3.0	2.0	1358	$2,150	$1.58	19d	1	1.05mi
3424 Unity Tree Dr Edgewater, FL	3.0	2.0	1246	$2,200	$1.77	23d	1	1.06mi
226 Tree Branch Ln Edgewater, FL	3.0	2.0	1514	$2,350	$1.55	14d	1	1.11mi
2314 Fern Palm Dr Unit 2314 Edgewater, FL	2.0	2.0	1200	$1,700	$1.42	19d	1	1.23mi
2219 Umbrella Tree Dr Edgewater, FL	3.0	2.0	1446	$2,300	$1.59	23d	1	1.45mi
1000 Egret Ct Edgewater, FL	2.0	2.0	1051	$2,400	$2.28	23d	1	1.48mi

Listing history 15 events

1. 2026-03-28
   status Pending
2. 2026-03-25
   historical
3. 2026-03-10
   listed $250,000 Active
4. 2025-05-31
   historical
5. 2025-05-01
   listed $289,000 Active
6. 2025-04-17
   historical
7. 2025-04-14
   price $299,000
8. 2025-03-13
   price $309,000
9. 2025-03-07
   status Active
10. 2025-03-04
    status Pending
11. 2025-02-25
    price $319,000
12. 2025-01-28
    price $329,000
13. 2024-11-19
    listed $340,000 Active
14. 1994-04-26
    soldstatus $52,000
15. 1990-02-01
    soldstatus $45,000

ⓘ 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: $1,080 · $90/mo
• Projected year-2 tax: $2,075 · $173/mo
• Expected delta: +$995/yr (+$83/mo · 92.2%)

ⓘ 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 5/10 Major
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,607
• − Mortgage interest: −$14,004
• − Property taxes: −$1,080
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,209
• − Management: −$2,209
• − Depreciation: −$7,273
• Taxable loss: −$416
• Est. tax savings @ 24.0%: +$100
• After-tax cash flow: $3,847/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

+455.6% since first listed

15 events — show timeline

• 2026-03-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-10 Listed $250,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-01 Listed $289,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-14 Price Changed $299,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-13 Price Changed $309,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-03-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-02-25 Price Changed $319,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-28 Price Changed $329,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-19 Listed $340,000 Stellar MLS as Distributed by MLS Grid
• 1994-04-26 Sold (Public Records) $52,000 Public Records
• 1990-02-01 Sold (Public Records) $45,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,080 · +1.7% YoY. Source: county tax records.