4385 Maple Ave · Edgewater, FL 32141

$179,500

2 bd · 2.0 ba · 1,197 sqft · Manufactured public records · 13 Days on market

Built 2001 4,854 sqft lot $330/mo HOA · 17% 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 +13.9/30.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• DSCR +4.2/10.0
• 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

Immaculate, updated and affordable home just one block from private community boat ramp and 350' dock on the Intracoastal Waterway across from Canaveral National Seashore! This like-new, move-in ready 2 bedroom/2 bath home gives you all the best of Florida waterfront-community living in lovely Terra Mar Village - a true small-town feel with clubhouse, BBQ grill, two pools, waterfront pavillion and picnic tables, bocce ball, basketball court, shuffleboard, private boat ramp and fishing dock, all for a low monthly amenity fee of $133/month. .. plus you'll have a great view of Cape Canaveral rocket launches right from your yard! (Boaters and kayakers take note - the boat ramp is directly across from the secluded Jones Creek access to flats fishing and is about 1.5 miles north of Bissette Bay. The shrimping in this area is fantastic. ) This * extremely * well maintained home, manufactured by Palm Harbor in 2001, shows all the marks of being owned by an engineer who is married to an excellent interior decorator; within the last 36 months it has had a new AC, new water heater, new dishwasher, new flooring and carpet, and new interior paint - and it all looks fantastic! The roof was replaced in 2011. The spacious carport has plenty of room for both your car and boat, keeping them out of the elements and convenient to access from the exterior storage room and home. This home sale includes ownership of this corner lot (no lot rental). Showings are easy to arrange.

Key facts

• Oversized corner lot
• Private fishing pier
• Nicely sized yard

Tags

• LARGE SCREENED-IN ROOM
• OVERSIZED CORNER LOT
• AMPLE CABINET SPACE
• NICELY SIZED YARD
• TWO SALINE SWIMMING POOLS
• PRIVATE FISHING PIER

Property features AI

Finance

• Other: Lease restrictions apply
• Financial info: Total monthly fees $330 (total annual $3,960)
• HOA & community: Monthly HOA fee of $330; HOA includes pool, maintenance of grounds, and recreational facilities; Association amenities include clubhouse, laundry, maintenance, pool, recreation facilities, and shuffleboard court; Buyer/association approval required; Pets allowed; Development: Terra Mar Village

Exterior

• Parking: Driveway; Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Manufactured double-wide home; One story; Faces west; Residential property in Terra Mar Village
• Construction: Vinyl siding; Shingle roof; Block foundation; Built on a double-wide manufactured home body type
• Exterior features: Enclosed, screened porch/Florida room; Awning(s); Sliding doors; Storage; Workshop

Interior

• Kitchen: Dishwasher; Disposal; Range; Refrigerator; Exhaust fan
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; High ceilings; Open floorplan; Thermostat; Vaulted ceilings; Walk-in closets; Skylights; Blinds
• Laundry & utility: Washer; Dryer; Inside laundry in a laundry closet; Inside utility room; Storage rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $-47 ($-565/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (4.6% below list).
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $171k (4.6% below list) — sets the bar for cash-flow.

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: Indian River Elementary School (math 57% / reading 55%, grade C+, #832 of 2,144 statewide, top 40%, 613 students, 61% 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 52% FRL track the district average.
• Market conditions: 307 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 36% of the median local income ($64k/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 $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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 19y 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 $147k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,189 (4.6% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.07% ✓
• Cap rate: 6.42%
• Cash-on-cash: 0.46%
• DSCR: 1.02
• GRM: 7.8

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: -18.0%
• Equity multiple: 0.37×
• Total profit: $-31,856
• Equity at exit: $26,764

10-year hold

• IRR: -9.9%
• Equity multiple: 0.39×
• Total profit: $-30,674
• Equity at exit: $15,520

Cash invested: $50,260 (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 32141

• Home prices YoY: -19.2%
• Active inventory: 307
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,919 medium
• Mortgage (P&I): −$941
• Tax from tax record: −$151 /mo · $1,810/yr
• Insurance: −$75
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$330
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $-47

Break-even live

Break-even rent $1,979

Max offer price $171,189

Occupancy floor 97%

Sensitivity live

Price	-10% $55	-5% $4	+0% $-47	+5% $-98	+10% $-149
Rent	-10% $-199	-5% $-123	+0% $-47	+5% $29	+10% $105
Rate	-1.0pp $43	-0.5pp $-1	base $-47	+0.5pp $-94	+1.0pp $-141

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: $44,875
• Closing costs: $5,385
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 River Park Blvd Edgewater, FL	2.0	1.0	1000	$1,700	$1.70	16d	1	0.29mi
189 Lewis St Edgewater, FL	2.0	2.0	768	$2,200	$2.86	25d	1	0.65mi
287 Club Rio Dr Edgewater, FL	2.0	2.0	1152	$1,599	$1.39	16d	1	1.36mi

HOA detail

• Monthly dues: $330 · $3,960/yr
• Likely covers: waterpool

Listing history 9 events

1. 2026-06-22
   days on market $179,500 Active 13 DOM
2. 2026-06-18
   days on market $179,500 Active 10 DOM
3. 2026-06-17
   days on market $179,500 Active 9 DOM
4. 2026-06-16
   days on market $179,500 Active 8 DOM
5. 2026-06-15
   days on market $179,500 Active 7 DOM
6. 2026-06-14
   days on market $179,500 Active 5 DOM
7. 2026-06-10
   days on market $179,500 Active 2 DOM
8. 2026-06-09
   remarks 687-char remark
9. 2026-06-09
   listed $179,500 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: $1,810 · $151/mo
• Projected year-2 tax: $1,810 · $151/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,034
• − Mortgage interest: −$10,055
• − Property taxes: −$1,810
• − Insurance: −$1,695
• − Repairs & maintenance: −$1,843
• − Management: −$1,843
• − HOA: −$3,960
• − Depreciation: −$5,222
• Taxable loss: −$3,394
• Est. tax savings @ 24.0%: +$814
• After-tax cash flow: $250/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

• County: Volusia County · 556,871 people
• City population: 18,726
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• Population (ZIP): 18,726
• Household income: $63,936
• Rent vs Own: 6.2% rent · 93.8% own
• Severe rent burden: 161.0

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 4% Two or more races 3% Black 2%
• Common ancestry: Romanian 6% Lithuanian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 2% German/W. Germanic 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: ▼ -80.12%
• Current HPI: 337.8301
• Rent YoY: —
• 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

+191.9% since first listed

19 events — show timeline

• 2026-06-08 Price Changed $179,500 Stellar MLS as Distributed by MLS Grid
• 2026-06-08 Listed $174,500 Stellar MLS as Distributed by MLS Grid
• 2020-10-22 Sold (Public Records) $147,000 Public Records
• 2020-10-20 Sold (MLS) $147,000 Stellar MLS as Distributed by MLS Grid
• 2020-10-20 Sold (MLS) $147,000 NSBMLS
• 2020-09-17 Contingent — NSBMLS
• 2020-09-16 Listed $149,900 Stellar MLS as Distributed by MLS Grid
• 2020-09-16 Listed $149,900 NSBMLS
• 2020-03-25 Delisted — NSBMLS
• 2020-03-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-03-16 Relisted — NSBMLS
• 2020-03-14 Delisted — NSBMLS
• 2020-02-25 Price Changed — NSBMLS
• 2019-10-14 Listed — NSBMLS
• 2019-10-14 Listed $152,000 Stellar MLS as Distributed by MLS Grid
• 2007-07-31 Sold (MLS) $55,000 Stellar MLS as Distributed by MLS Grid
• 2007-07-31 Sold (MLS) $55,000 NSBMLS
• 2007-05-18 Listed $61,500 Stellar MLS as Distributed by MLS Grid
• 2007-05-18 Listed $61,500 NSBMLS

Property tax history

+6.5%/yr

Latest (2025): $1,810 · -3.0% YoY. Source: county tax records.