2097 Freemark St · Deltona, FL 32764

$300,000

3 bd · 2.0 ba · 1,950 sqft · SingleFamily public records · 48 Days on market

Built 2023 5,750 sqft lot $105/mo HOA · 5% of rent ↓ 20% since listing

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.8/30.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0

Listing remarks

Short Sale. SHORT SALE: Priced to move and positioned as a rare value in Osteen. This newer construction home offers a functional open-concept layout, generous living spaces, and modern finishes that still shine. The kitchen anchors the home with ample cabinetry, counter space, and sightlines that flow seamlessly into the main living area—perfect for entertaining or everyday living. Freshly refreshed with updated presentation and select virtual staging to help buyers visualize the potential, this home is an excellent opportunity for owner-occupants or savvy buyers willing to be patient through the short sale process. Spacious bedrooms, a private primary suite, and a backyard ready for

Key facts

• Backyard ready
• Ample cabinetry
• Counter space

Tags

• OPEN-CONCEPT LAYOUT
• GENEROUS LIVING SPACES
• AMPLE CABINETRY
• COUNTER SPACE
• PRIVATE PRIMARY SUITE
• BACKYARD READY

Property features AI

Finance

• Other: Property type: Residential, single family; Zoning: RES; Lot size category: 0 to less than 1/4 acre
• Financial info: Total annual fees $1,260
• HOA & community: Artemis Lifestyles HOA, $105 monthly (includes pool); Deed-restricted community; Pets allowed

Exterior

• Parking: Driveway; Attached 2-car garage
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; One story; Faces south
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on a lot of about 0.13 acre
• Exterior features: Covered patio; Patio; Sliding doors; Sidewalk; Paved lot

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Eat-in kitchen layout
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen/family room combo; Inside utility room
• Laundry & utility: Washer; Dryer; Laundry room inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-469 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (27.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (23.4% below list).
• Recommended offer: $217k (27.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 71/100 on livability (#381 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, 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: Osteen Elementary School (math 54% / reading 56%, grade C, #872 of 2,144 statewide, top 42%, 469 students, 60% FRL); Heritage Middle School (math 38% / reading 41%, grade F, #373 of 571 statewide, top 66%, 993 students, 61% FRL); Pine Ridge High School (math 19% / reading 38%, grade F, #458 of 667 statewide, top 69%, 1,636 students, 54% FRL).
• Market conditions: 87 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Volusia County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $217,080 (27.6% 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. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 4.42%
• Cash-on-cash: -6.71%
• DSCR: 0.70
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.6%
• Equity multiple: 2.59×
• Total profit: $133,657
• Equity at exit: $270,264

10-year hold

• IRR: 18.0%
• Equity multiple: 5.97×
• Total profit: $417,437
• Equity at exit: $582,834

Cash invested: $84,000 (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 32764

• Home prices YoY: 11.7%
• Active inventory: 87
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,299 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$482 /mo · $5,788/yr
• Insurance: −$125
• HOA: −$105
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-469

Break-even live

Break-even rent $2,893

Max offer price $217,080

Occupancy floor —

Sensitivity live

Price	-10% $-300	-5% $-384	+0% $-469	+5% $-554	+10% $-639
Rent	-10% $-651	-5% $-560	+0% $-469	+5% $-379	+10% $-288
Rate	-1.0pp $-318	-0.5pp $-393	base $-469	+0.5pp $-547	+1.0pp $-626

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3031 Staten Dr Deltona, FL	3.0	2.0	1706	$2,299	$1.35	6d	1	0.74mi
3031 Staten Dr Deltona, FL	3.0	2.0	1706	$2,299	$1.35	0d	1	0.74mi

HOA detail

• Monthly dues: $105 · $1,260/yr

Listing history 18 events

1. 2026-06-09
   days on market $300,000 Active 48 DOM
2. 2026-06-08
   days on market $300,000 Active 47 DOM
3. 2026-06-07
   days on market $300,000 Active 46 DOM
4. 2026-06-05
   days on market $300,000 Active 43 DOM
5. 2026-06-03
   days on market $300,000 Active 42 DOM
6. 2026-06-03
   days on market $300,000 Active 41 DOM
7. 2026-06-01
   days on market $300,000 Active 40 DOM
8. 2026-05-31
   days on market $300,000 Active 39 DOM
9. 2026-05-31
   days on market $300,000 Active 38 DOM
10. 2026-04-22
    listed $320,000 Active 972-char remark
11. 2026-04-21
    status Active
12. 2026-03-18
    historical
13. 2026-02-13
    status Pending
14. 2026-02-02
    status Active
15. 2026-01-17
    status Pending
16. 2026-01-09
    price $320,000
17. 2025-10-08
    price $364,900
18. 2025-09-18
    listed $374,900 Active

ⓘ 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: $5,788 · $482/mo
• Projected year-2 tax: $5,788 · $482/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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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: $27,588
• − Mortgage interest: −$16,805
• − Property taxes: −$5,788
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,207
• − Management: −$2,207
• − HOA: −$1,260
• − Depreciation: −$8,727
• Taxable loss: −$10,906
• Est. tax savings @ 24.0%: +$2,618
• After-tax cash flow: $-3,015/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 — Deltona

• Score: 71/100
• State rank: #381
• US rank: #6749

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Deltona, FL
• City population: 101,355
• Population (ZIP): 2,744

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 7% Two or more races 6% Black 2%
• Hispanic origin (detail): Puerto Rican 2% Cuban 3%
• Common ancestry: Slovak 5% Lithuanian 3% Italian 3%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 4% French/Haitian/Cajun 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: ▲ 55.42%
• Current HPI: 531.22
• 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

-20.0% since first listed

11 events — show timeline

• 2026-06-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-05-21 Price Changed $300,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-22 Listed $320,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-02-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-09 Price Changed $320,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-08 Price Changed $364,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-18 Listed $374,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+137.6%/yr

Latest (2025): $5,788 · -10.9% YoY. Source: county tax records.