1307 Victory Palm Dr · Edgewater, FL 32132

$225,000

3 bd · 2.0 ba · 1,404 sqft · SingleFamily public records · 18 Days on market

Built 1980

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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 +14.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special. Our lack of time is your opportunity. Newer roof, exterior doors and siding. This home needs some TLC, which is reflected in the price. Home needs updated paint, AC, windows, flooring, kitchen and bathrooms. Great for a family with handyman skills and a desire to build your own sweat equity. No HOA. Bring your backyard toys - boats, RV & acirc; & euro; & trade; s and make this home your own. Sold AS IS.

Key facts

• Newer roof
• Exterior doors
• Siding

Tags

• NEWER ROOF
• EXTERIOR DOORS
• SIDING
• NO HOA

Property features AI

Exterior

• Home design: Built in 1980
• Construction: 1980 construction
• Exterior features: Located in the Florida Shores subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $43 ($511/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (9.9% below list).
• Recommended offer: $203k (9.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#329 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D-, commute F.
• 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: Edgewater Public School (math 67% / reading 52%, grade B-, #690 of 2,144 statewide, top 34%, 504 students, 64% FRL); New Smyrna Beach Middle School (math 43% / reading 43%, grade D-, #331 of 571 statewide, top 59%, 1,037 students, 53% FRL); New Smyrna Beach High School (math 34% / reading 52%, grade F, #255 of 667 statewide, top 39%, 1,810 students, 41% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: 95 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $2k of loan paydown is wiped out by about $7k 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 18 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $130k; list at $225k implies a 73% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,772 (9.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.90% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.81%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.0%
• Equity multiple: 0.46×
• Total profit: $-33,717
• Equity at exit: $33,548

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-25,736
• Equity at exit: $19,454

Cash invested: $63,000 (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 32132

• Home prices YoY: -20.1%
• Active inventory: 95
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,028 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$286 /mo · $3,428/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $43

Break-even live

Break-even rent $1,974

Max offer price $225,000

Occupancy floor 93%

Sensitivity live

Price	-10% $170	-5% $106	+0% $43	+5% $-21	+10% $-85
Rent	-10% $-118	-5% $-38	+0% $43	+5% $123	+10% $203
Rate	-1.0pp $156	-0.5pp $100	base $43	+0.5pp $-16	+1.0pp $-75

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
308 Wildwood Dr Edgewater, FL	3.0	2.0	1485	$2,195	$1.48	21d	1	0.38mi
706 Mary St Edgewater, FL	2.0	1.5	1025	$1,600	$1.56	25d	1	0.68mi
1822 Royal Palm Dr Edgewater, FL	3.0	2.0	1400	$1,620	$1.16	16d	1	0.73mi
121 W Marion Ave Edgewater, FL	2.0	2.0	1020	$1,250	$1.23	25d	1	1.13mi
2725 Silver Canoe Dr Edgewater, FL	3.0	2.5	1840	$2,200	$1.20	25d	1	1.23mi
2219 Lake Preserve Cir New Smyrna Beach, FL	4.0	2.0	1828	$3,400	$1.86	25d	1	1.34mi
2219 Umbrella Tree Dr Edgewater, FL	3.0	2.0	1446	$2,300	$1.59	25d	1	1.37mi
120 Hardin Pl Edgewater, FL	3.0	2.0	1455	$2,075	$1.43	16d	1	1.42mi
2027 Guava Dr Unit 2029 Edgewater, FL	4.0	2.0	1760	$1,995	$1.13	25d	1	1.43mi

Listing history 12 events

1. 2026-06-22
   days on market $225,000 Active 18 DOM
2. 2026-06-18
   days on market $225,000 Active 15 DOM
3. 2026-06-17
   days on market $225,000 Active 14 DOM
4. 2026-06-16
   days on market $225,000 Active 13 DOM
5. 2026-06-15
   days on market $225,000 Active 12 DOM
6. 2026-06-14
   days on market $225,000 Active 10 DOM
7. 2026-06-10
   days on market $225,000 Active 7 DOM
8. 2026-06-09
   days on market $225,000 Active 6 DOM
9. 2026-06-08
   days on market $225,000 Active 5 DOM
10. 2026-06-07
    days on market $225,000 Active 4 DOM
11. 2026-06-05
    remarks 424-char remark
12. 2026-06-05
    listed $225,000 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: $3,428 · $286/mo
• Projected year-2 tax: $3,428 · $286/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 22 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: $24,333
• − Mortgage interest: −$12,603
• − Property taxes: −$3,428
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,947
• − Management: −$1,947
• − Depreciation: −$6,545
• Taxable loss: −$3,263
• Est. tax savings @ 24.0%: +$783
• After-tax cash flow: $1,294/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 — Edgewater

• Score: 72/100
• State rank: #329
• US rank: #5753

Category grades

Amenities D- Commute F Cost of living A+ Crime B- Employment C Housing A+ Health & safety A+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edgewater, FL
• City population: 18,726
• Population (ZIP): 8,132

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 (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 5% Black 1%
• Hispanic origin (detail): Puerto Rican 1% Cuban 2%
• Common ancestry: Lithuanian 4% Romanian 3% Estonian 2%
• Foreign-born: 7% · Canada
• Languages at home: 95% English-only · Other Indo-European 3% Spanish 2%

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: ▼ -92.25%
• Current HPI: 366.8512
• Rent YoY: —
• Metro: —
• 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

+73.1% since first listed

2 events — show timeline

• 2026-06-04 Listed $225,000 FSBO.com
• 2006-04-21 Sold (Public Records) $130,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $3,428 · +5.4% YoY. Source: county tax records.