5406 Sydney St · Port Orange, FL 32127

$155,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 57 Days on market

Built 2002 6,000 sqft lot

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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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2001 Manufactured Home awaits! Waterfront Opportunity in Pt Orange – No HOA! Can be an investment! Wake up to peaceful water views and end your day and relax. This charming waterfront home in Pt Orange offers the perfect blend of relaxation, lifestyle, with investment opportunity. This inviting home features an open-concept layout that connects to the living room, dining area, and kitchen, creating a bright and spacious feel. Natural light fills the home, while the water views relax you with privacy that is hard to find at this price. YES! You can fish all day and night! The kitchen offers plenty of counter space, appliances, making it perfect for everyday living & entertaining. Whether you're cooking dinner or enjoying your morning coffee, you'll love the peaceful canal views right outside. This home includes three comfortable bedrooms, including the main bedroom with a private en-suite bathroom, creating a relaxing retreat. The split plan makes the bedrooms perfect for your growing family, friends, home office, hobby room or whatever works for you. Step outside and enjoy your backyard including your private waterfront view. Great for entertaining, gardening, relaxing, fishing or feeling the breeze. Canal access is easy! This property offers natural Florida lifestyle you may only dream about. Even better NO HOA, making this property your home, investment, rental, or seasonal home all you turn it in to. Waterfront properties with no HOA are becoming harder to find, in such great location. Port Orange is close to shopping, restaurants, parks, the beach and great medical facilities. At this price point, what a great place to start or downsize to! Wonderful school system if that is a concern. Schedule your showing today! All information is believed to be accurate but should be verified by the Buyer and Buyer Agent.

Key facts

• Peaceful water views
• Natural light
• Canal access

Tags

• WATERFRONT OPPORTUNITY
• PEACEFUL WATER VIEWS
• OPEN-CONCEPT LAYOUT
• NATURAL LIGHT
• FULLY FENCED BACKYARD
• CANAL ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $72 ($868/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% 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; 15 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 33% 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 $1k of loan paydown is wiped out by about $5k 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 57 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y 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 $20k; list at $155k implies a 675% gain — meaningful room to come down on a strong offer.

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 $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.27% ✓
• Cap rate: 10.16%
• Cash-on-cash: 13.79%
• DSCR: 1.61
• GRM: 6.5

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: -14.7%
• Equity multiple: 0.48×
• Total profit: $-22,524
• Equity at exit: $23,111

10-year hold

• IRR: -8.6%
• Equity multiple: 0.50×
• Total profit: $-21,734
• Equity at exit: $13,402

Cash invested: $43,400 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,975 high
• Mortgage (P&I): −$813
• Tax from tax record: −$184 /mo · $2,212/yr
• Insurance: −$65
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $72

Break-even live

Break-even rent $1,884

Max offer price $155,000

Occupancy floor 91%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5173 Pineland Ave Port Orange, FL	2.0	1.5	914	$1,750	$1.91	23d	1	0.36mi
175 Conrad St Port Orange, FL	3.0	2.0	1260	$1,950	$1.55	23d	1	0.51mi
4514 Alder Dr Port Orange, FL	3.0	2.0	1365	$2,100	$1.54	11d	1	0.61mi
3307 Oak Trail Run #7 Port Orange, FL	2.0	2.0	910	$1,650	$1.81	23d	1	0.77mi
3960 Oak Trail Run Port Orange, FL	2.0	2.5	1258	$1,898	$1.51	19d	2	0.78mi
5397 S Nova Rd Unit 1 Port Orange, FL	3.0	2.0	1398	$2,350	$1.68	23d	1	0.81mi
3960 Oak Trail Run #2101 Port Orange, FL	2.0	2.5	1263	$1,900	$1.50	23d	1	0.86mi
940 Village Trl Unit 4-306 Port Orange, FL	2.0	2.0	1006	$2,000	$1.99	14d	1	0.98mi
302 Fox Pl Port Orange, FL	3.0	2.5	1392	$2,300	$1.65	14d	1	0.99mi
4211 New Haven Ct Port Orange, FL	2.0	2.0	902	$2,000	$2.22	23d	1	1.02mi
112 Fox Pl Port Orange, FL	2.0	1.0	1814	$1,900	$1.05	23d	1	1.10mi
524 Taylor Rd Port Orange, FL	2.0	1.0	922	$1,500	$1.63	23d	1	1.12mi
905 Fruitwood Pl Port Orange, FL	3.0	2.0	1763	$2,350	$1.33	23d	1	1.25mi
5820 Alstrum Dr Port Orange, FL	3.0	2.0	1409	$2,150	$1.53	23d	1	1.39mi
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 21 events

1. 2026-03-25
   listed $155,000 Active 1856-char remark

   Show marketing remark (1856 chars)

   2001 Manufactured Home awaits! Waterfront Opportunity in Pt Orange – No HOA! Can be an investment! Wake up to peaceful water views and end your day and relax. This charming waterfront home in Pt Orange offers the perfect blend of relaxation, lifestyle, with investment opportunity. This inviting home features an open-concept layout that connects to the living room, dining area, and kitchen, creating a bright and spacious feel. Natural light fills the home, while the water views relax you with privacy that is hard to find at this price. YES! You can fish all day and night! The kitchen offers plenty of counter space, appliances, making it perfect for everyday living & entertaining. Whether you're cooking dinner or enjoying your morning coffee, you'll love the peaceful canal views right outside. This home includes three comfortable bedrooms, including the main bedroom with a private en-suite bathroom, creating a relaxing retreat. The split plan makes the bedrooms perfect for your growing family, friends, home office, hobby room or whatever works for you. Step outside and enjoy your backyard including your private waterfront view. Great for entertaining, gardening, relaxing, fishing or feeling the breeze. Canal access is easy! This property offers natural Florida lifestyle you may only dream about. Even better NO HOA, making this property your home, investment, rental, or seasonal home all you turn it in to. Waterfront properties with no HOA are becoming harder to find, in such great location. Port Orange is close to shopping, restaurants, parks, the beach and great medical facilities. At this price point, what a great place to start or downsize to! Wonderful school system if that is a concern. Schedule your showing today! All information is believed to be accurate but should be verified by the Buyer and Buyer Agent.

2. 2026-03-17
   historical
3. 2026-03-17
   historical
4. 2025-12-02
   price $155,000
5. 2025-12-02
   price $155,000
6. 2025-09-18
   listed $165,000 Active
7. 2025-09-18
   listed $165,000 Active
8. 2025-09-15
   historical
9. 2025-07-25
   price $160,000
10. 2025-07-15
    price $164,000
11. 2025-07-05
    listed $174,000 Active
12. 2023-07-27
    historical
13. 2023-07-27
    status Pending
14. 2023-07-27
    status Pending
15. 2023-07-26
    listed $155,000 Active
16. 2023-07-26
    listed $155,000 Active
17. 2023-07-21
    historical
18. 2023-04-26
    price $155,000
19. 2023-04-20
    price $169,900
20. 2023-04-05
    listed $175,000 Active
21. 1984-11-01
    soldstatus $20,000

ⓘ 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: $2,212 · $184/mo
• Projected year-2 tax: $2,212 · $184/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 97% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°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: $23,705
• − Mortgage interest: −$8,682
• − Property taxes: −$2,212
• − Insurance: −$5,894
• − Repairs & maintenance: −$1,896
• − Management: −$1,896
• − Depreciation: −$4,509
• Taxable loss: −$1,384
• Est. tax savings @ 24.0%: +$332
• After-tax cash flow: $1,200/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

+675.0% since first listed

21 events — show timeline

• 2026-03-25 Listed $155,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-17 Listing Removed — Daytona MLS
• 2026-03-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-12-02 Price Changed $155,000 Daytona MLS
• 2025-12-02 Price Changed $155,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-18 Listed $165,000 Daytona MLS
• 2025-09-18 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-15 Listing Removed — Daytona MLS
• 2025-07-25 Price Changed $160,000 Daytona MLS
• 2025-07-15 Price Changed $164,000 Daytona MLS
• 2025-07-05 Listed $174,000 Daytona MLS
• 2023-07-27 Listing Removed — Daytona MLS
• 2023-07-27 Pending — Daytona MLS
• 2023-07-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-07-26 Listed $155,000 Stellar MLS as Distributed by MLS Grid
• 2023-07-26 Listed $155,000 Daytona MLS
• 2023-07-21 Listing Removed — Daytona MLS
• 2023-04-26 Price Changed $155,000 Daytona MLS
• 2023-04-20 Price Changed $169,900 Daytona MLS
• 2023-04-05 Listed $175,000 Daytona MLS
• 1984-11-01 Sold (Public Records) $20,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $2,212 · +5.2% YoY. Source: county tax records.