2707 Oak Trail Run #7 · Port Orange, FL 32127

$75,000

2 bd · 2.0 ba · 905 sqft · Condo · 20 Days on market

Built 1989 Average condition $308/mo HOA · 19% of rent ↓ 17% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Rent growth +3.0/5.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Auction Property. Auction Property. In Collaboration with Alex Cooper Auctioneers. List price is Opening Bid at The Online Only Auction Sale to Be Held on The Auctioneers Website – Bidding begins Friday May 1st and ends Wednesday May 6th, 2026, at 12:00PM. Welcome to 2707 Oak Trail Run, located in Trailwoods Condominiums in Port Orange, Florida. This well-maintained second-floor unit offers 2 bedrooms, 2 bathrooms, and approximately 905± square feet of living space. The home features a functional layout with a bright living area and a kitchen with ample cabinet and counter space that opens to the main living space. Both bedrooms are well-

Key facts

• Community pool
• Private balcony
• $308 HOA

Tags

• PRIVATE BALCONY
• IN UNIT WASHER AND DRYER
• COMMUNITY POOL
• WALKING DISTANCE TO SHOPPING
• EASY ACCESS TO MAJOR ROADS
• SHORT DRIVE TO THE BEACH

Property features AI

Finance

• Other: Lot within a 3.79-acre parcel; paved roads; No waterfront or water access; No pets allowed per community rules; Development: Trailwood
• Financial info: Total annual fees $3,696; No lease restrictions indicated; Unfurnished
• HOA & community: Monthly HOA fee of $308 (includes pool, maintenance of structure and grounds, escrow reserves fund); Community features: clubhouse, community mailbox, pool, sidewalks; Association name: Vicki Amatucci; Association fee required

Exterior

• Utilities: Public water; Public sewer; Broadband / high-speed internet available
• Home design: Residential condominium; Two stories; Second-floor unit; Southeast facing
• Construction: Frame construction; Shingle roof; Block foundation; Built as part of building number 27
• Exterior features: Sidewalk

Interior

• Kitchen: Dishwasher
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room / dining room combo; 6 total rooms
• Laundry & utility: Laundry closet; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $75k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $463 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $74k (1.5% 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; 13 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $73,875 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.18% ✓
• Cap rate: 13.70%
• Cash-on-cash: 26.45%
• DSCR: 2.18
• GRM: 3.8

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: 18.7%
• Equity multiple: 1.74×
• Total profit: $15,637
• Equity at exit: $11,183

10-year hold

• IRR: 26.1%
• Equity multiple: 3.13×
• Total profit: $44,829
• Equity at exit: $6,485

Cash invested: $21,000 (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 32127

• Rents YoY: 1.8%
• Active inventory: 418
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,632 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$308
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $463

Break-even live

Break-even rent $1,046

Max offer price $75,000

Occupancy floor 67%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3307 Oak Trail Run #7 Port Orange, FL	2.0	2.0	910	$1,650	$1.81	23d	1	0.02mi
940 Village Trl Unit 4-306 Port Orange, FL	2.0	2.0	1006	$2,000	$1.99	14d	1	0.35mi
958 Village Trl Port Orange, FL	1.0–2.0	1.0–2.0	775	$1,455	$1.88	11d	12	0.78mi
722 Cindy Cir Port Orange, FL	2.0	1.5	850	$1,275	$1.50	14d	1	0.87mi
1025 Eagle Lake Trl Port Orange, FL	1.0	1.0	576	$1,185	$2.06	23d	2	0.91mi
524 Taylor Rd Port Orange, FL	2.0	1.0	922	$1,500	$1.63	23d	1	0.94mi
5609 Victoria Gardens Blvd Port Orange, FL	2.0	1.0–1.5	1050	$1,600	$1.52	23d	7	0.96mi
1010 N Swallow Tail Dr Port Orange, FL	1.0–2.0	1.0–2.0	893	$1,574	$1.76	11d	16	0.99mi
4211 New Haven Ct Port Orange, FL	2.0	2.0	902	$2,000	$2.22	23d	1	1.04mi
5249 Taylor Ave Port Orange, FL	2.0	2.5	672	$1,650	$2.46	14d	1	1.07mi
5173 Pineland Ave Port Orange, FL	2.0	1.5	914	$1,750	$1.91	23d	1	1.09mi
980 Canal View Blvd Port Orange, FL	2.0	1.5	1024	$1,448	$1.41	23d	2	1.27mi
4801 Clyde Morris Blvd Port Orange, FL	1.0	1.0	576	$1,376	$2.39	23d	5	1.42mi

HOA detail condo

• Monthly dues: $308 · $3,696/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-05-06
   status Pending
2. 2026-04-28
   price $75,000
3. 2026-04-16
   listed $90,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 29% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 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: $19,581
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,566
• − Management: −$1,566
• − HOA: −$3,696
• − Depreciation: −$2,182
• Taxable income: $4,869
• Est. tax owed @ 24.0%: −$1,169
• After-tax cash flow: $4,385/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.

Condition & rehab AI · 12 photos

Average 55/100 Cosmetic rehab

This well-maintained second-floor unit in Trailwoods Condominiums requires some cosmetic repairs and maintenance to enhance its curb appeal and interior aesthetics, which would increase its resale and rental value.

Repairs flagged

• Minor Kitchen countertops — Worn appearance
• Minor Bathroom sink — Worn appearance
• Minor Exterior siding — Visible signs of wear

Value-add opportunities

• Both Painting and updating kitchen countertops — Enhances curb appeal and interior aesthetics
• Both Replacing worn bathroom sink — Improves functionality and appearance
• Both Repainting exterior siding — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Worn appearance	Minor	$500–3,000
Bathroom sink · Worn appearance	Minor	$500–3,000
Exterior siding · Visible signs of wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Painting and updating kitchen countertops — Enhances curb appeal and interior aesthetics ↑
• Both Replacing worn bathroom sink — Improves functionality and appearance ↑
• Both Repainting exterior siding — Enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-16.7% since first listed

3 events — show timeline

• 2026-05-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Price Changed $75,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-16 Listed $90,000 Stellar MLS as Distributed by MLS Grid