1239 Thomasina Dr · Port Orange, FL 32129

$225,000

3 bd · 2.0 ba · 1,272 sqft · SingleFamily public records · 18 Days on market

Built 1984 10,018 sqft lot

---

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
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• 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

Opportunity, space, and location--this Port Orange home offers the kind of potential buyers are always searching for but rarely find at this price point. Located in the Willow Run subdivision with no HOA, this 3-bedroom, 2-bath home sits on a private fenced lot and features an oversized 2-car garage, a split-bedroom layout, and large open living spaces that already provide a strong foundation for future updates. Inside, cathedral ceilings and new LVP flooring give the main living area an open, airy feel, while the oversized eat-in kitchen offers plenty of room to redesign, refresh, or simply enjoy as-is while planning your next steps. The split floor plan adds privacy and flexibility, makin

Key facts

• Fenced backyard
• Close to shopping
• Private fenced lot

Tags

• PRIVATE FENCED LOT
• OVERSIZED EAT-IN KITCHEN
• FENCED BACKYARD
• CLOSE TO SHOPPING
• QUICK ACCESS TO I-95

Property features AI

Finance

• Other: Pets allowed: cats and dogs

Exterior

• Parking: Attached, secured garage; 2 garage spaces
• Security: Secured garage
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water connected
• Home design: Single family residence; Residential property; Located in the Willow Run subdivision
• Construction: Shingle roof; Slab foundation
• Exterior features: Patio; Back yard fencing

Interior

• Kitchen: Other appliances
• Flooring: Tile; Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Walk-in closets; Other built-in appliances

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 $-34 ($-406/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (10.6% below list).
• Recommended offer: $201k (10.6% 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: Horizon Elementary School (math 55% / reading 60%, grade C+, #764 of 2,144 statewide, top 36%, 773 students, 55% FRL); Silver Sands Middle School (math 50% / reading 52%, grade C, #237 of 571 statewide, top 43%, 1,165 students, 54% FRL); Atlantic High School (math 24% / reading 46%, grade F, #379 of 667 statewide, top 58%, 1,266 students, 52% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents soft (-2.7%/yr); 247 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 ($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 $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 $58k; list at $225k implies a 291% 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; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,185 (10.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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 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: 0.89% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.64%
• DSCR: 0.97
• GRM: 9.3

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: -20.9%
• Equity multiple: 0.29×
• Total profit: $-44,439
• Equity at exit: $33,548

10-year hold

• IRR: -23.7%
• Equity multiple: -0.02×
• Total profit: $-63,965
• 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 32129

• Rents YoY: -2.7%
• Active inventory: 247
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,012 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$350 /mo · $4,194/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-34

Break-even live

Break-even rent $2,055

Max offer price $219,020

Occupancy floor 97%

Sensitivity live

Price	-10% $94	-5% $30	+0% $-34	+5% $-98	+10% $-161
Rent	-10% $-193	-5% $-113	+0% $-34	+5% $46	+10% $125
Rate	-1.0pp $79	-0.5pp $23	base $-34	+0.5pp $-92	+1.0pp $-151

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 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1604 Pham Dr Port Orange, FL	3.0	2.5	1587	$1,975	$1.24	24d	1	0.36mi
1613 Pham Dr Port Orange, FL	3.0	2.5	1587	$1,975	$1.24	24d	1	0.38mi
3900 Yorktowne Blvd Port Orange, FL	1.0–3.0	1.0–2.0	1031	$1,969	$1.91	11d	19	0.43mi
340 Windsor Dr Port Orange, FL	2.0	2.0	1227	$1,650	$1.34	24d	1	0.56mi
1645 Dunlawton Ave Port Orange, FL	1.0–2.0	1.0–2.0	894	$1,593	$1.78	11d	26	0.57mi
374 Windsor Dr Port Orange, FL	3.0	2.0	1393	$1,636	$1.17	15d	1	0.61mi
1063 Wexford Way Port Orange, FL	3.0	2.0	1773	$2,700	$1.52	11d	1	0.80mi
12 Downing Dr Port Orange, FL	2.0	2.0	921	$1,599	$1.74	15d	1	0.83mi
5400 S Williamson Blvd Port Orange, FL	1.0–3.0	1.0–2.0	1002	$2,043	$2.04	11d	20	0.87mi
80 Bella Lago Cir Port Orange, FL	3.0	2.5	1624	$2,050	$1.26	24d	1	0.90mi
5410 S Williamson Blvd Port Orange, FL	3.0	1.0–2.0	994	$2,467	$2.48	11d	23	0.90mi
66 Bella Lago Cir Port Orange, FL	3.0	2.5	1624	$2,050	$1.26	24d	1	0.92mi
53 Bella Oaks Dr Port Orange, FL	3.0	2.5	1624	$2,200	$1.35	24d	1	0.94mi
17 Bella Oaks Dr Port Orange, FL	3.0	2.5	1624	$2,150	$1.32	24d	1	1.00mi
5609 Victoria Gardens Blvd Port Orange, FL	2.0	1.0–1.5	1050	$1,600	$1.52	24d	7	1.10mi
1010 N Swallow Tail Dr Port Orange, FL	1.0–2.0	1.0–2.0	893	$1,574	$1.76	11d	16	1.12mi
3835 Clyde Morris Blvd Port Orange, FL	1.0–3.0	1.0–2.0	1013	$2,379	$2.35	11d	17	1.24mi
61 Brandy Hills Dr Port Orange, FL	3.0	2.0	1192	$1,895	$1.59	24d	1	1.27mi
4 Black Jack Cir Port Orange, FL	3.0	2.0	1294	$2,050	$1.58	24d	1	1.29mi
958 Village Trl Port Orange, FL	1.0–2.0	1.0–2.0	775	$1,455	$1.88	11d	12	1.30mi
1643 Areca Palm Dr Port Orange, FL	2.0	2.0	1265	$2,800	$2.21	24d	1	1.38mi
5346 Peach Blossom Blvd Port Orange, FL	3.0	2.0	1468	$2,195	$1.50	24d	1	1.48mi
1111 Squirrel Nest Ln Port Orange, FL	2.0	2.0	1169	$1,900	$1.63	15d	1	1.50mi

Listing history 14 events

1. 2026-06-18
   days on market $225,000 Active 18 DOM
2. 2026-06-17
   days on market $225,000 Active 17 DOM
3. 2026-06-16
   days on market $225,000 Active 16 DOM
4. 2026-06-15
   days on market $225,000 Active 15 DOM
5. 2026-06-14
   days on market $225,000 Active 13 DOM
6. 2026-06-10
   days on market $225,000 Active 10 DOM
7. 2026-06-09
   days on market $225,000 Active 9 DOM
8. 2026-06-08
   days on market $225,000 Active 8 DOM
9. 2026-06-07
   days on market $225,000 Active 7 DOM
10. 2026-06-05
    days on market $225,000 Active 4 DOM
11. 2026-06-03
    days on market $225,000 Active 3 DOM
12. 2026-06-02
    days on market $225,000 Active 2 DOM
13. 2026-06-01
    remarks 699-char remark
14. 2026-06-01
    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: $4,194 · $350/mo
• Projected year-2 tax: $4,194 · $350/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°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: $24,142
• − Mortgage interest: −$12,603
• − Property taxes: −$4,194
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,931
• − Management: −$1,931
• − Depreciation: −$6,545
• Taxable loss: −$4,189
• Est. tax savings @ 24.0%: +$1,005
• After-tax cash flow: $599/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

+291.3% since first listed

2 events — show timeline

• 2026-05-31 Listed $225,000 Daytona MLS
• 1991-12-01 Sold (Public Records) $57,500 Public Records

Property tax history

+6.8%/yr

Latest (2025): $4,194 · +7.7% YoY. Source: county tax records.