23 Cedar Ln · Port Orange, FL 32127

$68,900

2 bd · 1.5 ba · 675 sqft · SingleFamily · 158 Days on market

Built 1967 Good condition ↓ 8% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Owner would like to sell! totally remodeled within last two years! All new windows, floors, counter tops, kitchen cupboards, roof, bathroom (tiled), and washer/dryer. Enjoy sunrise from the front porch and sunset from back patio. Located on Seabird Island Mobile Home Park(55+) with a walk over the bridge to Ocean or drive on beach. Great Buy

Key facts

• New floors
• Remodeled
• New counter tops

Tags

• REMODELED
• NEW WINDOWS
• NEW FLOORS
• NEW COUNTER TOPS
• NEW CUPBOARDS
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $69k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $911 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Recommended offer: $61k (12.0% 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 rising (+1.8%/yr); 418 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $476 of loan paydown is wiped out by about $2k 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 + 1.8% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.

Recommended offer $60,632 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.55% ✓
• Cap rate: 22.16%
• Cash-on-cash: 56.68%
• DSCR: 3.52
• GRM: 3.3

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: 53.8%
• Equity multiple: 3.33×
• Total profit: $44,854
• Equity at exit: $10,273

10-year hold

• IRR: 58.5%
• Equity multiple: 6.48×
• Total profit: $105,706
• Equity at exit: $5,957

Cash invested: $19,292 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,756 medium
• Mortgage (P&I): −$361
• Tax est. 1.5%: −$86 /mo · $1,034/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $911

Break-even live

Break-even rent $603

Max offer price $68,900

Occupancy floor 43%

Sensitivity live

Price	-10% $959	-5% $935	+0% $911	+5% $887	+10% $864
Rent	-10% $772	-5% $842	+0% $911	+5% $981	+10% $1,050
Rate	-1.0pp $946	-0.5pp $929	base $911	+0.5pp $893	+1.0pp $875

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: $17,225
• Closing costs: $2,067
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3615 S Atlantic Ave #209 Daytona Beach, FL	1.0	1.0	595	$1,900	$3.19	24d	1	0.78mi
3230 S Ridgewood Ave South Daytona, FL	1.0–3.0	1.0–2.0	1046	$1,881	$1.80	12d	27	0.95mi
5249 Taylor Ave Port Orange, FL	2.0	2.5	672	$1,650	$2.46	15d	1	1.50mi

Listing history 17 events

1. 2026-06-18
   days on market $68,900 Active 158 DOM
2. 2026-06-17
   days on market $68,900 Active 157 DOM
3. 2026-06-16
   days on market $68,900 Active 156 DOM
4. 2026-06-15
   days on market $68,900 Active 155 DOM
5. 2026-06-14
   days on market $68,900 Active 153 DOM
6. 2026-06-10
   days on market $68,900 Active 150 DOM
7. 2026-06-09
   days on market $68,900 Active 149 DOM
8. 2026-06-08
   days on market $68,900 Active 148 DOM
9. 2026-06-07
   days on market $68,900 Active 147 DOM
10. 2026-06-05
    days on market $68,900 Active 144 DOM
11. 2026-06-03
    days on market $68,900 Active 143 DOM
12. 2026-06-03
    days on market $68,900 Active 142 DOM
13. 2026-06-01
    days on market $68,900 Active 141 DOM
14. 2026-05-31
    days on market $68,900 Active 140 DOM
15. 2026-05-31
    days on market $68,900 Active 139 DOM
16. 2026-02-01
    price $68,900 345-char remark

    Show marketing remark (345 chars)

    Owner would like to sell! totally remodeled within last two years! All new windows, floors, counter tops, kitchen cupboards, roof, bathroom (tiled), and washer/dryer. Enjoy sunrise from the front porch and sunset from back patio. Located on Seabird Island Mobile Home Park(55+) with a walk over the bridge to Ocean or drive on beach. Great Buy

17. 2026-01-11
    listed $74,900 Active 345-char remark

    Show marketing remark (345 chars)

    Owner would like to sell! totally remodeled within last two years! All new windows, floors, counter tops, kitchen cupboards, roof, bathroom (tiled), and washer/dryer. Enjoy sunrise from the front porch and sunset from back patio. Located on Seabird Island Mobile Home Park(55+) with a walk over the bridge to Ocean or drive on beach. Great Buy

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

Taxation est. · year 1

• Rental income: $21,074
• − Mortgage interest: −$3,859
• − Property taxes: −$1,034
• − Insurance: −$344
• − Repairs & maintenance: −$1,686
• − Management: −$1,686
• − Depreciation: −$2,004
• Taxable income: $10,460
• Est. tax owed @ 24.0%: −$2,510
• After-tax cash flow: $8,424/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This home is in good condition with a well-maintained exterior and interior. It has a good location and is ready for a new owner to move in.

Value-add opportunities

• Resale Paint the exterior siding — Painting the exterior siding can enhance the home's curb appeal and increase its resale value
• Rental Replace the ceiling fans — Ceiling fans can improve air circulation and make the home more comfortable for tenants
• Resale Replace the kitchen appliances — Upgrading the kitchen appliances can make the home more appealing to potential buyers
• Resale Replace the flooring — Replacing the flooring can make the home more appealing to potential buyers and increase its resale value

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Painting the exterior siding can enhance the home's curb appeal and increase its resale value ↑
• Rental Replace the ceiling fans — Ceiling fans can improve air circulation and make the home more comfortable for tenants ↑
• Resale Replace the kitchen appliances — Upgrading the kitchen appliances can make the home more appealing to potential buyers ↑
• Resale Replace the flooring — Replacing the flooring can make the home more appealing to potential buyers and increase its resale value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-8.0% since first listed

2 events — show timeline

• 2026-02-01 Price Changed $68,900 ForSaleByOwner.com
• 2026-01-11 Listed $74,900 ForSaleByOwner.com