959 Sand Crest Dr · Port Orange, FL 32127

$285,000

3 bd · 2.0 ba · 1,651 sqft · SingleFamily public records · 10 Days on market

Built 1980 8,988 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 +13.0/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• Schools +3.9/10.0
• Rent growth +3.0/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* HURRY!RARE DEEP FOREST FIND * MOVE-IN CONDITION * * CORNER FIREPLACE * SKYLIGHTS * LAUNDRY/PANTRY OFF KITCHEN * SLIDERS TO SCREENED PORCH * 2ND DRIVEWAY THROUGH PRIVACY FENCE GATES TO BACKYARD PERFECT FOR RV/BOAT PARKING * 4-ZONED SPRINKLER SYSTEM ON WELL * THIS ONE WONT LAST! *

Key facts

• Private backyard
• Cozy family room
• Screened porch

Tags

• COZY FAMILY ROOM
• FIREPLACE
• BREAKFAST BAR
• PRIVATE BACKYARD
• SCREENED PORCH

Property features AI

Finance

• Other: Property type: Residential (Single Family Residence); Zoning: Residential; Lot size approximately 0.21 acre (about 835 sq meters); Public records list living area as 1,651 square feet
• HOA & community: Pets allowed; Development: Deep Forest; No HOA association indicated

Exterior

• Parking: Driveway; Garage door opener; Ground-level attached garage; 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Broadband/high-speed internet available; Cable available; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; One story; East-facing
• Construction: Wood siding; Shingle roof; Slab foundation; Built on one level
• Exterior features: Rear screened porch; Vinyl and wood fencing; Paved asphalt road access; Lot in county

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Split bedroom layout; Thermostat; Skylight(s); Wood-burning fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry room; Inside utility

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-15 ($-175/yr) — negative.
• To cash-flow at today's rent, offer at most $282k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (23.6% below list).
• Recommended offer: $218k (23.6% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Spruce Creek Elementary School (math 67% / reading 64%, grade B+, #500 of 2,144 statewide, top 24%, 785 students, 51% FRL); Spruce Creek High School (math 37% / reading 61%, grade D, #193 of 667 statewide, top 29%, 2,569 students, 37% FRL).
• Market conditions: Rents rising (+1.8%/yr); 418 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 36% of the median local income ($72k/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 $9k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 28y 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: 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 $217,631 (23.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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: 0.76% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.22%
• DSCR: 0.99
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.83% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.38×
• Total profit: $-49,757
• Equity at exit: $42,494

10-year hold

• IRR: -12.2%
• Equity multiple: 0.31×
• Total profit: $-55,131
• Equity at exit: $24,642

Cash invested: $79,800 (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 32127

• Rents YoY: 1.8%
• Active inventory: 418
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,176 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$121 /mo · $1,447/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-15

Break-even live

Break-even rent $2,195

Max offer price $282,420

Occupancy floor 96%

Sensitivity live

Price	-10% $147	-5% $66	+0% $-15	+5% $-95	+10% $-176
Rent	-10% $-187	-5% $-101	+0% $-15	+5% $71	+10% $157
Rate	-1.0pp $129	-0.5pp $58	base $-15	+0.5pp $-88	+1.0pp $-164

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
905 Fruitwood Pl Port Orange, FL	3.0	2.0	1763	$2,350	$1.33	24d	1	0.20mi
3960 Oak Trail Run #2101 Port Orange, FL	2.0	2.5	1263	$1,900	$1.50	24d	1	0.22mi
3960 Oak Trail Run Port Orange, FL	2.0	2.5	1258	$1,898	$1.51	20d	2	0.30mi
5772 White Acres Ln Unit NA Port Orange, FL	3.0	2.0	1900	$3,200	$1.68	24d	1	0.51mi
5609 Victoria Gardens Blvd Port Orange, FL	2.0	1.0–1.5	1050	$1,600	$1.52	24d	7	0.75mi
5820 Alstrum Dr Port Orange, FL	3.0	2.0	1409	$2,150	$1.53	24d	1	0.78mi
747 Taylor Rd Port Orange, FL	3.0	2.0	2038	$2,900	$1.42	22d	1	0.80mi
4514 Alder Dr Port Orange, FL	3.0	2.0	1365	$2,100	$1.54	12d	1	0.96mi
1063 Wexford Way Port Orange, FL	3.0	2.0	1773	$2,700	$1.52	12d	1	1.10mi
1111 Squirrel Nest Ln Port Orange, FL	2.0	2.0	1169	$1,900	$1.63	15d	1	1.27mi
1032 W Samms Ave Port Orange, FL	2.0	2.0	1176	$1,650	$1.40	15d	1	1.28mi
745 Tumblebrook Dr Port Orange, FL	3.0	2.0	1977	$2,100	$1.06	24d	1	1.35mi
1645 Dunlawton Ave Port Orange, FL	1.0–2.0	1.0–2.0	894	$1,593	$1.78	12d	26	1.35mi
5397 S Nova Rd Unit 1 Port Orange, FL	3.0	2.0	1398	$2,350	$1.68	24d	1	1.45mi
3900 Yorktowne Blvd Port Orange, FL	1.0–3.0	1.0–2.0	1031	$1,969	$1.91	12d	19	1.48mi

Listing history 8 events

1. 2026-06-14
   statusdays on market $285,000 Pending 10 DOM
2. 2026-06-10
   days on market $285,000 Active 8 DOM
3. 2026-06-09
   days on market $285,000 Active 7 DOM
4. 2026-06-08
   days on market $285,000 Active 6 DOM
5. 2026-06-07
   days on market $285,000 Active 5 DOM
6. 2026-06-05
   days on market $285,000 Active 2 DOM
7. 2026-06-03
   remarks 699-char remark
8. 2026-06-03
   listed $285,000 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: $1,447 · $121/mo
• Projected year-2 tax: $2,366 · $197/mo
• Expected delta: +$919/yr (+$77/mo · 63.5%)

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

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X (unshaded) · 3% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $26,116
• − Mortgage interest: −$15,964
• − Property taxes: −$1,447
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,089
• − Management: −$2,089
• − Depreciation: −$8,291
• Taxable loss: −$5,190
• Est. tax savings @ 24.0%: +$1,246
• After-tax cash flow: $1,070/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): 29,612
• Household income: $71,676
• Rent vs Own: 18.4% rent · 81.6% own
• Severe rent burden: 812.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 4% Black 2% Asian 1%
• Common ancestry: Romanian 5% Lithuanian 3% Iranian 2%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 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: ▼ -348.71%
• Current HPI: 282.5248
• Rent YoY: ▲ 1.83%
• 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

+325.4% since first listed

6 events — show timeline

• 2026-06-02 Listed $285,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Sold (Public Records) $285,000 Public Records
• 1999-02-24 Sold (Public Records) $92,500 Public Records
• 1999-02-19 Sold (MLS) $92,500 Daytona MLS
• 1998-12-14 Listed $97,900 Daytona MLS
• 1983-07-01 Sold (Public Records) $67,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,447 · +4.4% YoY. Source: county tax records.