137 Moonstone Ct · Port Orange, FL 32129

$189,900

2 bd · 2.0 ba · 1,400 sqft · SingleFamily public records · 43 Days on market

Built 1978 2,600 sqft lot $105/mo HOA · 6% of rent

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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 +12.5/30.0
• ARV discount +7.5/15.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• DSCR +3.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

BRAND NEW ROOF & GUTTERS! NEWER PORCELAIN TILE THROUGHOUT THE FIRST FLOOR! ENCLOSED SUNROOM! THREE PANEL SLIDING GLASS DOOR IN LIVING ROOM! COVERED PATIO! BOTH BATHROOMS UPDATED W/ TILE! NEW BASEBOARDS UPSTAIRS! MINUTES FROM THE BEACH! Welcome to easy Florida living in this 2 bed, 2 bath Port Orange residence. Enjoy your mornings on the private covered front patio or soak up the sunshine in the enclosed upstairs sunroom filled with natural light. The first floor offers a spacious living area with an expansive 3 panel sliding glass door leading to the patio, dining area, kitchen with beautiful backsplash & its own slider, full bath with upgraded tile shower, and convenient laundr

Key facts

• Brand new roof
• Enclosed sunroom
• Newer porcelain tile

Tags

• BRAND NEW ROOF
• NEWER PORCELAIN TILE
• ENCLOSED SUNROOM
• THREE PANEL SLIDING GLASS DOOR
• COVERED PATIO
• BOTH BATHROOMS UPDATED

Property features AI

Finance

• Other: Community in-ground spa/jacuzzi
• HOA & community: Homeowners association with monthly fee of $105; Community amenities include a pool and other community features

Exterior

• Parking: Assigned parking in a parking lot
• Security: Smoke detectors
• Utilities: Public water; Cable available; Electricity available; Sewer available
• Home design: Single family residence (attached); Two levels; Entry level: 1
• Construction: Block, concrete and stucco construction; Shingle and tar/gravel roof; Slab foundation; Built with other materials
• Exterior features: Courtyard; Glass-enclosed patio/porch; Privacy wood fencing; Other exterior features

Interior

• Kitchen: Microwave; Electric range; Dishwasher
• Bedrooms: Total of 4 rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Ceiling fans; His and hers closets; Fireplace; Other interior features
• Laundry & utility: Laundry in unit; Laundry in lower level/basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-28 ($-336/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (8.5% below list).
• Recommended offer: $174k (8.5% 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: Sugar Mill Elementary School (math 59% / reading 58%, grade B-, #735 of 2,144 statewide, top 35%, 623 students, 64% FRL); Silver Sands Middle School (math 50% / reading 52%, grade C, #237 of 571 statewide, top 43%, 1,165 students, 54% FRL); Spruce Creek High School (math 37% / reading 61%, grade D, #193 of 667 statewide, top 29%, 2,569 students, 37% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: Rents soft (-2.7%/yr); 248 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 31% 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 43 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 26y 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 $80k; list at $190k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,682 (8.5% 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. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.91% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.63%
• DSCR: 0.97
• GRM: 9.1

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: -21.0%
• Equity multiple: 0.29×
• Total profit: $-37,566
• Equity at exit: $28,315

10-year hold

• IRR: -24.1%
• Equity multiple: -0.02×
• Total profit: $-54,354
• Equity at exit: $16,419

Cash invested: $53,172 (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: 248
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,737 high
• Mortgage (P&I): −$996
• Tax from tax record: −$220 /mo · $2,641/yr
• Insurance: −$79
• HOA: −$105
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $-28

Break-even live

Break-even rent $1,772

Max offer price $184,952

Occupancy floor 97%

Sensitivity live

Price	-10% $79	-5% $26	+0% $-28	+5% $-82	+10% $-136
Rent	-10% $-165	-5% $-97	+0% $-28	+5% $41	+10% $109
Rate	-1.0pp $68	-0.5pp $20	base $-28	+0.5pp $-77	+1.0pp $-127

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
190 Moonstone Ct Port Orange, FL	2.0	2.0	1400	$1,650	$1.18	23d	1	0.04mi
104 Moonstone Ct Port Orange, FL	2.0	2.0	1400	$1,950	$1.39	23d	1	0.09mi
86 Springwood Sq Unit 86 Port Orange, FL	2.0	1.5	1249	$1,450	$1.16	23d	1	0.14mi
21 Springwood Sq Unit 23 Port Orange, FL	2.0	1.5	1249	$1,500	$1.20	25d	1	0.21mi
1206 Deer Springs Rd Port Orange, FL	2.0	2.0	1064	$1,625	$1.53	16d	1	0.25mi
3656 Jackson St Unit 1A Port Orange, FL	2.0	1.5	1164	$1,550	$1.33	25d	1	0.26mi
980 Canal View Blvd Port Orange, FL	2.0	1.5	1024	$1,448	$1.41	25d	2	0.45mi
3554 Irish Ln Port Orange, FL	2.0	2.0	1470	$2,000	$1.36	25d	1	0.47mi
1032 W Samms Ave Port Orange, FL	2.0	2.0	1176	$1,650	$1.40	16d	1	0.58mi
1111 Squirrel Nest Ln Port Orange, FL	2.0	2.0	1169	$1,900	$1.63	16d	1	0.66mi
982 Commons Way Port Orange, FL	3.0	2.0	1521	$2,250	$1.48	25d	1	0.72mi
61 Brandy Hills Dr Port Orange, FL	3.0	2.0	1192	$1,895	$1.59	25d	1	0.74mi
488 Autumn Trl Port Orange, FL	3.0	2.0	1393	$1,499	$1.08	25d	1	0.95mi
4211 New Haven Ct Port Orange, FL	2.0	2.0	902	$2,000	$2.22	25d	1	0.96mi
1270 Reed Canal Rd Port Orange, FL	1.0–3.0	1.0–2.0	1001	$1,746	$1.74	13d	29	1.09mi
1154 Ashland Ct Port Orange, FL	3.0	2.0	1118	$1,795	$1.61	16d	1	1.14mi
910 Carey Dr South Daytona, FL	3.0	2.0	1529	$2,500	$1.64	25d	1	1.22mi
3230 S Ridgewood Ave South Daytona, FL	1.0–3.0	1.0–2.0	1046	$1,881	$1.80	13d	27	1.28mi
1200 Floral Springs Blvd Port Orange, FL	1.0–3.0	1.0–2.0	1047	$1,780	$1.70	13d	81	1.29mi
805 Louisville St Unit 2 Port Orange, FL	2.0	2.0	1738	$1,500	$0.86	25d	1	1.32mi
805 Louisville St Unit 7 Port Orange, FL	2.0	2.0	1738	$1,525	$0.88	25d	1	1.32mi
1010 N Swallow Tail Dr Port Orange, FL	1.0–2.0	1.0–2.0	893	$1,574	$1.76	13d	16	1.33mi
3835 Clyde Morris Blvd Port Orange, FL	1.0–3.0	1.0–2.0	1013	$2,012	$1.99	13d	17	1.34mi
1401 Reed Canal Rd Port Orange, FL	1.0–3.0	1.0–2.0	1045	$1,856	$1.78	16d	25	1.34mi
480 Reed Canal Rd #57 South Daytona, FL	2.0	1.5	1024	$1,550	$1.51	25d	1	1.35mi
4514 Alder Dr Port Orange, FL	3.0	2.0	1365	$2,100	$1.54	13d	1	1.35mi
958 Village Trl Port Orange, FL	1.0–2.0	1.0–2.0	775	$1,455	$1.88	13d	12	1.37mi
940 Village Trl Unit 4-306 Port Orange, FL	2.0	2.0	1006	$2,000	$1.99	16d	1	1.40mi
3131 S Ridgewood Ave #203 South Daytona, FL	2.0	2.0	1013	$1,795	$1.77	16d	1	1.42mi
17 Bella Oaks Dr Port Orange, FL	3.0	2.5	1624	$2,150	$1.32	25d	1	1.43mi
53 Bella Oaks Dr Port Orange, FL	3.0	2.5	1624	$2,200	$1.35	25d	1	1.45mi
1063 Wexford Way Port Orange, FL	3.0	2.0	1773	$2,700	$1.52	13d	1	1.49mi
80 Bella Lago Cir Port Orange, FL	3.0	2.5	1624	$2,050	$1.26	25d	1	1.50mi

HOA detail

• Monthly dues: $105 · $1,260/yr

Listing history 46 events

1. 2026-06-22
   days on market $189,900 Active 43 DOM
2. 2026-06-18
   days on market $189,900 Active 40 DOM
3. 2026-06-17
   days on market $189,900 Active 39 DOM
4. 2026-06-16
   days on market $189,900 Active 38 DOM
5. 2026-06-15
   days on market $189,900 Active 37 DOM
6. 2026-06-14
   pricedays on market $189,900 Active 35 DOM
7. 2026-06-10
   days on market $197,900 Active 32 DOM
8. 2026-06-09
   days on market $197,900 Active 31 DOM
9. 2026-06-08
   days on market $197,900 Active 30 DOM
10. 2026-06-07
    days on market $197,900 Active 29 DOM
11. 2026-06-05
    days on market $197,900 Active 26 DOM
12. 2026-06-03
    days on market $197,900 Active 25 DOM
13. 2026-06-03
    days on market $197,900 Active 24 DOM
14. 2026-06-01
    days on market $197,900 Active 23 DOM
15. 2026-05-31
    days on market $197,900 Active 22 DOM
16. 2026-05-31
    days on market $197,900 Active 21 DOM
17. 2026-05-09
    listed $197,900 Active 1079-char remark
18. 2026-01-21
    status Pending
19. 2026-01-20
    historical
20. 2025-12-31
    status Active
21. 2025-12-28
    status Pending
22. 2025-10-18
    price $179,900
23. 2025-09-02
    listed $184,900 Active
24. 2025-04-23
    historical
25. 2025-03-22
    listed $194,900 Active
26. 2016-12-28
    soldstatus $80,363
27. 2016-12-22
    soldstatus $80,363 Closed
28. 2016-12-22
    soldstatus $80,363 Closed
29. 2016-12-22
    soldstatus $80,363
30. 2016-10-02
    price $84,900
31. 2016-10-02
    historical Contingent
32. 2016-10-02
    historical Contingent
33. 2016-10-01
    listed $84,900 Active
34. 2016-10-01
    listed $184,900 Active
35. 2016-10-01
    listed $84,900
36. 2005-06-28
    soldstatus $131,900
37. 2005-06-17
    soldstatus $131,900
38. 2005-05-18
    listed $131,900
39. 2002-08-23
    soldstatus $71,000
40. 2002-08-19
    soldstatus $71,000
41. 2002-07-02
    listed $72,500
42. 2000-03-01
    soldstatus $55,000
43. 2000-02-24
    soldstatus $55,000
44. 2000-01-19
    listed $55,000
45. 1996-03-05
    soldstatus $45,000
46. 1987-10-01
    soldstatus $42,900

ⓘ 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: $2,641 · $220/mo
• Projected year-2 tax: $2,641 · $220/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 6/10 Major FEMA zone X (shaded) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 19 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: $20,842
• − Mortgage interest: −$10,637
• − Property taxes: −$2,641
• − Insurance: −$950
• − Repairs & maintenance: −$1,667
• − Management: −$1,667
• − HOA: −$1,260
• − Depreciation: −$5,524
• Taxable loss: −$3,505
• Est. tax savings @ 24.0%: +$841
• After-tax cash flow: $505/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

+342.7% since first listed

31 events — show timeline

• 2026-06-11 Price Changed $189,900 Daytona MLS
• 2026-05-09 Listed $197,900 Daytona MLS
• 2026-01-21 Pending — Daytona MLS
• 2026-01-20 Listing Removed — Daytona MLS
• 2025-12-31 Relisted — Daytona MLS
• 2025-12-28 Pending — Daytona MLS
• 2025-10-18 Price Changed $179,900 Daytona MLS
• 2025-09-02 Listed $184,900 Daytona MLS
• 2025-04-23 Listing Removed — Daytona MLS
• 2025-03-22 Listed $194,900 Daytona MLS
• 2016-12-28 Sold (Public Records) $80,363 Public Records
• 2016-12-22 Sold (MLS) $80,363 Stellar MLS as Distributed by MLS Grid
• 2016-12-22 Sold (MLS) $80,363 NSBMLS
• 2016-12-22 Sold (MLS) $80,363 Daytona MLS
• 2016-10-02 Price Changed $84,900 NSBMLS
• 2016-10-02 Contingent — Daytona MLS
• 2016-10-02 Contingent — NSBMLS
• 2016-10-01 Listed $84,900 Daytona MLS
• 2016-10-01 Listed $184,900 NSBMLS
• 2016-10-01 Listed $84,900 Stellar MLS as Distributed by MLS Grid
• 2005-06-28 Sold (Public Records) $131,900 Public Records
• 2005-06-17 Sold (MLS) $131,900 Daytona MLS
• 2005-05-18 Listed $131,900 Daytona MLS
• 2002-08-23 Sold (Public Records) $71,000 Public Records
• 2002-08-19 Sold (MLS) $71,000 Daytona MLS
• 2002-07-02 Listed $72,500 Daytona MLS
• 2000-03-01 Sold (Public Records) $55,000 Public Records
• 2000-02-24 Sold (MLS) $55,000 Daytona MLS
• 2000-01-19 Listed $55,000 Daytona MLS
• 1996-03-05 Sold (Public Records) $45,000 Public Records
• 1987-10-01 Sold (Public Records) $42,900 Public Records

Property tax history

+8.4%/yr

Latest (2025): $2,641 · +7.2% YoY. Source: county tax records.