3548 Forest Branch Dr · Port Orange, FL 32129

$195,000

3 bd · 2.0 ba · 1,369 sqft · Townhouse public records · 31 Days on market

Built 1987 2,548 sqft lot $100/mo HOA · 5% of rent

---

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 +16.7/30.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• DSCR +5.2/10.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious townhome located in the Townhomes West at Port Orange community. This property offers a great opportunity for a primary residence, seasonal getaway, or investment property with room to update and personalize. Features include a large living and dining area, functional kitchen with breakfast bar, and an enclosed rear patio offering additional living or entertaining space. Enjoy a private backyard area with screened enclosure seating, perfect for relaxing outdoors. Both bedrooms feature walk-in closets and private bathroom access, with additional storage throughout the home. Convenient first-floor half bath and indoor laundry area add to the functional layout. 2022 AC system and 2014

Key facts

• Walk-in closets
• Enclosed rear patio
• $100 HOA

Tags

• ENCLOSED REAR PATIO
• PRIVATE BACKYARD AREA
• SCREENED ENCLOSURE SEATING
• WALK-IN CLOSETS
• PRIVATE BATHROOM ACCESS
• FIRST-FLOOR HALF BATH

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $100; HOA maintains grounds and structures; Community pool

Exterior

• Parking: Assigned parking in a parking lot
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Townhouse (attached); Two levels
• Construction: Tile roof
• Exterior features: Porch; Screened porch; Tile roof; Paved private road; Private maintained road; Private road frontage; Pets allowed: cats and dogs

Interior

• Kitchen: Refrigerator; Microwave; Electric range; Dishwasher
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Walk-in closet(s); Unfurnished
• Laundry & utility: Laundry in unit; Laundry in lower level; Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $195k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $189k (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 soft (-2.7%/yr); 247 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 35% of the median local income ($68k/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 $6k 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 31 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $56k; list at $195k implies a 251% 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; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 1.03% ✓
• Cap rate: 7.04%
• Cash-on-cash: 2.67%
• DSCR: 1.12
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.46×
• Total profit: $-29,616
• Equity at exit: $29,075

10-year hold

• IRR: -14.2%
• Equity multiple: 0.30×
• Total profit: $-38,061
• Equity at exit: $16,860

Cash invested: $54,600 (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 32129

• Rents YoY: -2.7%
• Active inventory: 247
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,999 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$254 /mo · $3,046/yr
• Insurance: −$81
• HOA: −$100
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $122

Break-even live

Break-even rent $1,845

Max offer price $195,000

Occupancy floor 89%

Sensitivity live

Price	-10% $232	-5% $177	+0% $122	+5% $66	+10% $11
Rent	-10% $-36	-5% $43	+0% $122	+5% $201	+10% $279
Rate	-1.0pp $220	-0.5pp $171	base $122	+0.5pp $71	+1.0pp $20

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3537 Forest Branch Dr Unit A Port Orange, FL	3.0	2.0	1352	$1,950	$1.44	11d	1	0.16mi
1401 Reed Canal Rd Port Orange, FL	1.0–3.0	1.0–2.0	1045	$2,125	$2.03	15d	25	0.33mi
3780 Clyde Morris Blvd Port Orange, FL	2.0–3.0	2.0	1050	$1,838	$1.75	11d	12	0.38mi
110 Dolphin Fleet Cir Daytona Beach, FL	1.0–3.0	1.0–2.5	1125	$2,124	$1.89	11d	20	0.39mi
1154 Ashland Ct Port Orange, FL	3.0	2.0	1118	$1,795	$1.61	15d	1	0.63mi
1200 Floral Springs Blvd Port Orange, FL	1.0–3.0	1.0–2.0	1047	$2,175	$2.08	11d	81	0.69mi
524 Pelican Bay Dr Daytona Beach, FL	3.0	2.0	1768	$2,095	$1.18	15d	1	0.69mi
524 Pelican Bay Dr Daytona Beach, FL	3.0	2.0	1768	$2,095	$1.18	24d	1	0.69mi
488 Autumn Trl Port Orange, FL	3.0	2.0	1393	$1,499	$1.08	24d	1	0.72mi
1270 Reed Canal Rd Port Orange, FL	1.0–3.0	1.0–2.0	1001	$2,137	$2.13	11d	29	0.74mi
3835 Clyde Morris Blvd Port Orange, FL	1.0–3.0	1.0–2.0	1013	$2,379	$2.35	11d	17	0.80mi
1756 S Clyde Morris Blvd Daytona Beach, FL	1.0–2.0	1.0–2.0	850	$1,650	$1.94	24d	8	0.98mi
17 Bella Oaks Dr Port Orange, FL	3.0	2.5	1624	$2,150	$1.32	24d	1	1.02mi
53 Bella Oaks Dr Port Orange, FL	3.0	2.5	1624	$2,200	$1.35	24d	1	1.07mi
66 Bella Lago Cir Port Orange, FL	3.0	2.5	1624	$2,050	$1.26	24d	1	1.09mi
80 Bella Lago Cir Port Orange, FL	3.0	2.5	1624	$2,050	$1.26	24d	1	1.11mi
12 Downing Dr Port Orange, FL	2.0	2.0	921	$1,599	$1.74	15d	1	1.18mi
121 Westwood Dr Daytona Beach, FL	3.0	2.0	1548	$2,300	$1.49	15d	1	1.26mi
100 Lakewood Village Cir Daytona Beach, FL	2.0	1.5	1212	$1,800	$1.49	15d	1	1.28mi
3554 Irish Ln Port Orange, FL	2.0	2.0	1470	$2,000	$1.36	24d	1	1.29mi
149 Black Duck Cir Daytona Beach, FL	2.0	2.0	1075	$1,850	$1.72	21d	1	1.29mi
122 Blue Heron Dr Unit D Daytona Beach, FL	2.0	2.0	1242	$1,750	$1.41	24d	1	1.30mi
1206 Deer Springs Rd Port Orange, FL	2.0	2.0	1064	$1,625	$1.53	15d	1	1.41mi
374 Windsor Dr Port Orange, FL	3.0	2.0	1393	$1,636	$1.17	15d	1	1.44mi
340 Windsor Dr Port Orange, FL	2.0	2.0	1227	$1,650	$1.34	24d	1	1.46mi
61 Brandy Hills Dr Port Orange, FL	3.0	2.0	1192	$1,895	$1.59	24d	1	1.48mi
17 Kimberly Ct Daytona Beach, FL	2.0	2.0	896	$1,299	$1.45	24d	1	1.50mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 19 events

1. 2026-06-18
   days on market $195,000 Active 31 DOM
2. 2026-06-17
   days on market $195,000 Active 30 DOM
3. 2026-06-16
   days on market $195,000 Active 29 DOM
4. 2026-06-15
   days on market $195,000 Active 28 DOM
5. 2026-06-14
   days on market $195,000 Active 26 DOM
6. 2026-06-10
   days on market $195,000 Active 23 DOM
7. 2026-06-09
   days on market $195,000 Active 22 DOM
8. 2026-06-08
   days on market $195,000 Active 21 DOM
9. 2026-06-07
   days on market $195,000 Active 20 DOM
10. 2026-06-05
    days on market $195,000 Active 17 DOM
11. 2026-06-03
    days on market $195,000 Active 16 DOM
12. 2026-06-03
    days on market $195,000 Active 15 DOM
13. 2026-06-01
    days on market $195,000 Active 14 DOM
14. 2026-05-31
    days on market $195,000 Active 13 DOM
15. 2026-05-31
    days on market $195,000 Active 12 DOM
16. 2026-05-15
    listed $195,000 Active
17. 2000-12-08
    soldstatus $55,600
18. 1993-03-31
    soldstatus $60,000
19. 1988-01-01
    soldstatus $65,100

ⓘ 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: $3,046 · $254/mo
• Projected year-2 tax: $3,046 · $254/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 1/10 Low FEMA zone X (unshaded) · 0% 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,988
• − Mortgage interest: −$10,923
• − Property taxes: −$3,046
• − Insurance: −$975
• − Repairs & maintenance: −$1,919
• − Management: −$1,919
• − HOA: −$1,200
• − Depreciation: −$5,673
• Taxable loss: −$1,666
• Est. tax savings @ 24.0%: +$400
• After-tax cash flow: $1,859/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): 23,195
• Household income: $67,924
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 602.0

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 7% Two or more races 6% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Lithuanian 4% Iranian 3% Romanian 3%
• Foreign-born: 9% · Canada, South Korea, China
• Languages at home: 87% English-only · Spanish 4% German/W. Germanic 3% Arabic 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: ▼ -234.13%
• Current HPI: 310.0285
• Rent YoY: ▼ -2.71%
• 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

+199.5% since first listed

4 events — show timeline

• 2026-05-15 Listed $195,000 Daytona MLS
• 2000-12-08 Sold (Public Records) $55,600 Public Records
• 1993-03-31 Sold (Public Records) $60,000 Public Records
• 1988-01-01 Sold (Public Records) $65,100 Public Records

Property tax history

+7.5%/yr

Latest (2025): $3,046 · +6.4% YoY. Source: county tax records.