1011 Beulah Dr · Edgewater, FL 32132

$170,000

2 bd · 1.0 ba · 967 sqft · SingleFamily public records · 158 Days on market

Built 1967 7,840 sqft lot

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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 +16.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +4.3/10.0
• 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 MLS

* BANK APPROVED PRICE * WELCOME TO A 4 BEDROOM HOME IN THE HEART OF EDGEWATER WITH A TON OF POTENTIAL. THIS HOME NEVER FLOODED! INSIDE YOU'LL FIND TERRAZZO FLOORING WITH VINYL COVERING IT IN THE FAMILY ROOM. THE BONUS ROOM CAN BE A BEDROOM OR EXTRA FAMILY ROOM SPACE. HUGE BACKYARD. LARGE SCREENED IN BACK PORCH. HURRICANE RATED WINDOWS INSTALLED ON THE BACK BEDROOMS. INVESTOR SPECIAL - THIS IS AN OPPORTUNITY FOR HIGH RETURN ON INVESTMENT!

Key facts

• Bonus room
• Huge backyard
• Terrazzo flooring

Tags

• TERRAZZO FLOORING
• BONUS ROOM
• HUGE BACKYARD
• LARGE SCREENED IN BACK PORCH
• HURRICANE RATED WINDOWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $95 ($1k/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 $158k (7.1% below list).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.

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; 3 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 $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 158 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 16y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,600 (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. 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: 0.93% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.40%
• DSCR: 1.11
• GRM: 9.0

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: -12.5%
• Equity multiple: 0.55×
• Total profit: $-21,485
• Equity at exit: $25,348

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-10,873
• Equity at exit: $14,698

Cash invested: $47,600 (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 32132

• Home prices YoY: -20.1%
• Active inventory: 95
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,580 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$191 /mo · $2,289/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $95

Break-even live

Break-even rent $1,460

Max offer price $170,000

Occupancy floor 89%

Sensitivity live

Price	-10% $191	-5% $143	+0% $95	+5% $47	+10% $-1
Rent	-10% $-30	-5% $33	+0% $95	+5% $157	+10% $220
Rate	-1.0pp $181	-0.5pp $138	base $95	+0.5pp $51	+1.0pp $6

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
706 Mary St Edgewater, FL	2.0	1.5	1025	$1,600	$1.56	25d	1	0.28mi
121 W Marion Ave Edgewater, FL	2.0	2.0	1020	$1,250	$1.23	25d	1	0.52mi
1000 Egret Ct Edgewater, FL	2.0	2.0	1051	$2,400	$2.28	25d	1	1.41mi

Listing history 35 events

1. 2026-06-22
   days on market $170,000 Active 158 DOM
2. 2026-06-18
   days on market $170,000 Active 155 DOM
3. 2026-06-17
   days on market $170,000 Active 154 DOM
4. 2026-06-16
   days on market $170,000 Active 153 DOM
5. 2026-06-15
   days on market $170,000 Active 152 DOM
6. 2026-06-14
   days on market $170,000 Active 150 DOM
7. 2026-06-10
   days on market $170,000 Active 147 DOM
8. 2026-06-09
   pricedays on market $170,000 Active 146 DOM
9. 2026-06-08
   days on market $190,000 Active 145 DOM
10. 2026-06-07
    days on market $190,000 Active 144 DOM
11. 2026-06-05
    days on market $190,000 Active 141 DOM
12. 2026-06-03
    days on market $190,000 Active 140 DOM
13. 2026-06-03
    days on market $190,000 Active 139 DOM
14. 2026-06-01
    days on market $190,000 Active 138 DOM
15. 2026-05-31
    days on market $190,000 Active 137 DOM
16. 2026-05-31
    days on market $190,000 Active 136 DOM
17. 2026-05-01
    price $190,000 442-char remark

    Show marketing remark (442 chars)

    * BANK APPROVED PRICE * WELCOME TO A 4 BEDROOM HOME IN THE HEART OF EDGEWATER WITH A TON OF POTENTIAL. THIS HOME NEVER FLOODED! INSIDE YOU'LL FIND TERRAZZO FLOORING WITH VINYL COVERING IT IN THE FAMILY ROOM. THE BONUS ROOM CAN BE A BEDROOM OR EXTRA FAMILY ROOM SPACE. HUGE BACKYARD. LARGE SCREENED IN BACK PORCH. HURRICANE RATED WINDOWS INSTALLED ON THE BACK BEDROOMS. INVESTOR SPECIAL - THIS IS AN OPPORTUNITY FOR HIGH RETURN ON INVESTMENT!

18. 2026-04-15
    price $200,572 442-char remark

    Show marketing remark (442 chars)

    * BANK APPROVED PRICE * WELCOME TO A 4 BEDROOM HOME IN THE HEART OF EDGEWATER WITH A TON OF POTENTIAL. THIS HOME NEVER FLOODED! INSIDE YOU'LL FIND TERRAZZO FLOORING WITH VINYL COVERING IT IN THE FAMILY ROOM. THE BONUS ROOM CAN BE A BEDROOM OR EXTRA FAMILY ROOM SPACE. HUGE BACKYARD. LARGE SCREENED IN BACK PORCH. HURRICANE RATED WINDOWS INSTALLED ON THE BACK BEDROOMS. INVESTOR SPECIAL - THIS IS AN OPPORTUNITY FOR HIGH RETURN ON INVESTMENT!

19. 2026-04-14
    status Active 442-char remark

    Show marketing remark (442 chars)

    * BANK APPROVED PRICE * WELCOME TO A 4 BEDROOM HOME IN THE HEART OF EDGEWATER WITH A TON OF POTENTIAL. THIS HOME NEVER FLOODED! INSIDE YOU'LL FIND TERRAZZO FLOORING WITH VINYL COVERING IT IN THE FAMILY ROOM. THE BONUS ROOM CAN BE A BEDROOM OR EXTRA FAMILY ROOM SPACE. HUGE BACKYARD. LARGE SCREENED IN BACK PORCH. HURRICANE RATED WINDOWS INSTALLED ON THE BACK BEDROOMS. INVESTOR SPECIAL - THIS IS AN OPPORTUNITY FOR HIGH RETURN ON INVESTMENT!

20. 2026-03-08
    historical Active Under Contract 442-char remark

    Show marketing remark (442 chars)

    * BANK APPROVED PRICE * WELCOME TO A 4 BEDROOM HOME IN THE HEART OF EDGEWATER WITH A TON OF POTENTIAL. THIS HOME NEVER FLOODED! INSIDE YOU'LL FIND TERRAZZO FLOORING WITH VINYL COVERING IT IN THE FAMILY ROOM. THE BONUS ROOM CAN BE A BEDROOM OR EXTRA FAMILY ROOM SPACE. HUGE BACKYARD. LARGE SCREENED IN BACK PORCH. HURRICANE RATED WINDOWS INSTALLED ON THE BACK BEDROOMS. INVESTOR SPECIAL - THIS IS AN OPPORTUNITY FOR HIGH RETURN ON INVESTMENT!

21. 2026-02-20
    price $160,000 442-char remark

    Show marketing remark (442 chars)

    * BANK APPROVED PRICE * WELCOME TO A 4 BEDROOM HOME IN THE HEART OF EDGEWATER WITH A TON OF POTENTIAL. THIS HOME NEVER FLOODED! INSIDE YOU'LL FIND TERRAZZO FLOORING WITH VINYL COVERING IT IN THE FAMILY ROOM. THE BONUS ROOM CAN BE A BEDROOM OR EXTRA FAMILY ROOM SPACE. HUGE BACKYARD. LARGE SCREENED IN BACK PORCH. HURRICANE RATED WINDOWS INSTALLED ON THE BACK BEDROOMS. INVESTOR SPECIAL - THIS IS AN OPPORTUNITY FOR HIGH RETURN ON INVESTMENT!

22. 2026-01-28
    status Active 442-char remark

    Show marketing remark (442 chars)

    * BANK APPROVED PRICE * WELCOME TO A 4 BEDROOM HOME IN THE HEART OF EDGEWATER WITH A TON OF POTENTIAL. THIS HOME NEVER FLOODED! INSIDE YOU'LL FIND TERRAZZO FLOORING WITH VINYL COVERING IT IN THE FAMILY ROOM. THE BONUS ROOM CAN BE A BEDROOM OR EXTRA FAMILY ROOM SPACE. HUGE BACKYARD. LARGE SCREENED IN BACK PORCH. HURRICANE RATED WINDOWS INSTALLED ON THE BACK BEDROOMS. INVESTOR SPECIAL - THIS IS AN OPPORTUNITY FOR HIGH RETURN ON INVESTMENT!

23. 2026-01-22
    historical Active Under Contract 442-char remark

    Show marketing remark (442 chars)

    * BANK APPROVED PRICE * WELCOME TO A 4 BEDROOM HOME IN THE HEART OF EDGEWATER WITH A TON OF POTENTIAL. THIS HOME NEVER FLOODED! INSIDE YOU'LL FIND TERRAZZO FLOORING WITH VINYL COVERING IT IN THE FAMILY ROOM. THE BONUS ROOM CAN BE A BEDROOM OR EXTRA FAMILY ROOM SPACE. HUGE BACKYARD. LARGE SCREENED IN BACK PORCH. HURRICANE RATED WINDOWS INSTALLED ON THE BACK BEDROOMS. INVESTOR SPECIAL - THIS IS AN OPPORTUNITY FOR HIGH RETURN ON INVESTMENT!

24. 2026-01-14
    listed $170,000 Active 442-char remark

    Show marketing remark (442 chars)

    * BANK APPROVED PRICE * WELCOME TO A 4 BEDROOM HOME IN THE HEART OF EDGEWATER WITH A TON OF POTENTIAL. THIS HOME NEVER FLOODED! INSIDE YOU'LL FIND TERRAZZO FLOORING WITH VINYL COVERING IT IN THE FAMILY ROOM. THE BONUS ROOM CAN BE A BEDROOM OR EXTRA FAMILY ROOM SPACE. HUGE BACKYARD. LARGE SCREENED IN BACK PORCH. HURRICANE RATED WINDOWS INSTALLED ON THE BACK BEDROOMS. INVESTOR SPECIAL - THIS IS AN OPPORTUNITY FOR HIGH RETURN ON INVESTMENT!

25. 2025-07-23
    historical
26. 2025-03-24
    listed $235,000 Active
27. 2021-02-03
    soldstatus $153,000
28. 2010-04-26
    soldstatus $35,000
29. 2010-04-26
    soldstatus $35,000
30. 2010-04-26
    soldstatus $35,000
31. 2010-03-02
    listed $44,900
32. 2010-03-02
    listed $44,900
33. 2010-03-02
    listed $44,900
34. 2002-07-15
    soldstatus $66,500
35. 2000-03-17
    soldstatus $50,000

ⓘ 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: $2,289 · $191/mo
• Projected year-2 tax: $2,289 · $191/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 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 21 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: $18,958
• − Mortgage interest: −$9,523
• − Property taxes: −$2,289
• − Insurance: −$850
• − Repairs & maintenance: −$1,517
• − Management: −$1,517
• − Depreciation: −$4,945
• Taxable loss: −$1,682
• Est. tax savings @ 24.0%: +$404
• After-tax cash flow: $1,544/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

+280.0% since first listed

19 events — show timeline

• 2026-05-01 Price Changed $190,000 Daytona MLS
• 2026-04-15 Price Changed $200,572 Daytona MLS
• 2026-04-14 Relisted — Daytona MLS
• 2026-03-08 Contingent — Daytona MLS
• 2026-02-20 Price Changed $160,000 Daytona MLS
• 2026-01-28 Relisted — Daytona MLS
• 2026-01-22 Contingent — Daytona MLS
• 2026-01-14 Listed $170,000 Daytona MLS
• 2025-07-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-24 Listed $235,000 Stellar MLS as Distributed by MLS Grid
• 2021-02-03 Sold (Public Records) $153,000 Public Records
• 2010-04-26 Sold (MLS) $35,000 Stellar MLS as Distributed by MLS Grid
• 2010-04-26 Sold (MLS) $35,000 Daytona MLS
• 2010-04-26 Sold (MLS) $35,000 NSBMLS
• 2010-03-02 Listed $44,900 Stellar MLS as Distributed by MLS Grid
• 2010-03-02 Listed $44,900 Daytona MLS
• 2010-03-02 Listed $44,900 NSBMLS
• 2002-07-15 Sold (Public Records) $66,500 Public Records
• 2000-03-17 Sold (Public Records) $50,000 Public Records

Property tax history

+8.0%/yr

Latest (2025): $2,289 · +0.8% YoY. Source: county tax records.