100 Sweetgum Woods Ct Unit 12C · Deltona, FL 32725

$167,000

2 bd · 2.0 ba · 897 sqft · Condo public records · 23 Days on market

Built 1979 $217/mo HOA · 13% 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 +12.5/30.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Schools +3.9/10.0
• DSCR +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

GREAT LOCATION, CERAMIC TILE THRU-OUT ENTIRE UNIT, CEILING FANS, WOOD KITCHENMAID CABINETS TO CEILING, FULL LAZY SUSAN CORNER CABINET, EXTRA LARGE CABINET NEXT TO RANGE, NEWER COUNTERTOPS, ENCLOSED GLASS WINDOWS ON PORCH WITH CUSTOM STORAGE CABINET, MASTER BATHROOM WALK IN SHOWER, UPDATED VANITIES IN BATHROOM WITH CUSTOM CABINETS, CUSTOM CLOSETS BOTH BEDROOMS, IN FOYER CUSTOM PANTTRY CLOSET, CEILING FANS THRU-OUT. CLOSE TO I-4 EXIT 108, CLOSE TO PARKS WITH PLAYGROUNDS. BIKE TRAIL CLOSE BY. OWNER MOTIVATED TO SELL!

Key facts

• Extra large cabinet
• $217 HOA
• Community pool

Tags

• CERAMIC TILE THRU-OUT
• WOOD KITCHENMAID CABINETS
• FULL LAZY SUSAN CORNER CABINET
• EXTRA LARGE CABINET
• ENCLOSED GLASS WINDOWS
• CUSTOM STORAGE CABINET

Property features AI

Finance

• Other: Unfurnished; Private maintained paved road
• Financial info: Total monthly fees: $217; Total annual fees: $2,604
• HOA & community: Monthly condo fee ($217); Association name: RACHEL; HOA required; monthly fee includes pool, grounds maintenance, pest control, recreational facilities, and security; Community amenities include pool, tennis courts, pickleball, shuffleboard, recreation facilities, sidewalks; vehicle restrictions and buyer approval required; deed restrictions; no truck/RV/motorcycle parking

Exterior

• Parking: Assigned parking
• Security: Community security; Smoke detectors
• Utilities: Public sewer; Water available; Cable available; Broadband/high-speed internet available; Electricity available
• Home design: Condominium; Single-story (One level); Faces east
• Construction: Block construction; Shingle roof; Slab foundation; Built as part of Sweetgum Woods
• Exterior features: Covered screened patio/porch; Shade shutters; Sidewalks; Tennis courts; Gunite heated in-ground pool with lighting and outside bath access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Open living/dining area; Solid wood cabinets; Smoke detectors
• Laundry & utility: Washer hookup; Dryer hookup (electric); Laundry inside; Inside utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $167k.

Deal economics

• At list price, monthly cash flow is $-24 ($-287/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (2.5% below list).
• Meets the 1% rule at list price ($2k rent vs $167k).
• Recommended offer: $163k (2.5% 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: Enterprise Elementary School (math 47% / reading 42%, grade F, #1,288 of 2,144 statewide, top 62%, 588 students, 66% FRL); Deltona Middle School (math 37% / reading 43%, grade F, #368 of 571 statewide, top 65%, 1,146 students, 60% FRL); University High School (math 28% / reading 46%, grade F, #340 of 667 statewide, top 52%, 2,901 students, 49% FRL).
• Market conditions: Rents flat; 421 active listings in the ZIP; 6 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).

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 23 days — a 2% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $58k; list at $167k implies a 188% 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; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,777 (2.5% 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. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.02% ✓
• Cap rate: 6.12%
• Cash-on-cash: -0.61%
• DSCR: 0.97
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.61% rent growth · sell at horizon

5-year hold

• IRR: -20.4%
• Equity multiple: 0.31×
• Total profit: $-32,414
• Equity at exit: $24,900

10-year hold

• IRR: -21.3%
• Equity multiple: 0.03×
• Total profit: $-45,143
• Equity at exit: $14,439

Cash invested: $46,760 (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 32725

• Rents YoY: 0.6%
• Active inventory: 421
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,696 high
• Mortgage (P&I): −$876
• Tax from tax record: −$202 /mo · $2,421/yr
• Insurance: −$70
• HOA: −$217
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $-24

Break-even live

Break-even rent $1,727

Max offer price $162,777

Occupancy floor 96%

Sensitivity live

Price	-10% $71	-5% $23	+0% $-24	+5% $-71	+10% $-118
Rent	-10% $-158	-5% $-91	+0% $-24	+5% $43	+10% $110
Rate	-1.0pp $60	-0.5pp $19	base $-24	+0.5pp $-67	+1.0pp $-111

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: $41,750
• Closing costs: $5,010
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Sweetgum Woods Ct Unit 8D Deltona, FL	2.0	2.0	897	$1,600	$1.78	16d	1	0.01mi
140 Orchid Woods Ct Unit 15B Deltona, FL	2.0	2.0	897	$1,399	$1.56	16d	1	0.07mi
160 Live Oak Woods Ct Unit 4D Deltona, FL	2.0	2.0	897	$1,575	$1.76	25d	1	0.09mi
164 Perimeter Dr Unit 4A Deltona, FL	2.0	2.0	897	$1,750	$1.95	25d	1	0.10mi
120 Hibiscus Woods Ct Deltona, FL	2.0	2.0	897	$1,475	$1.64	13d	2	0.16mi
542 Salerno Dr Deltona, FL	3.0	2.0	1120	$1,915	$1.71	13d	1	1.15mi

HOA detail condo

• Monthly dues: $217 · $2,604/yr
• Likely covers: landscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-22
   statusdays on market $167,000 Pending 23 DOM
2. 2026-06-18
   days on market $167,000 Active 22 DOM
3. 2026-06-17
   days on market $167,000 Active 21 DOM
4. 2026-06-16
   days on market $167,000 Active 20 DOM
5. 2026-06-15
   days on market $167,000 Active 19 DOM
6. 2026-06-14
   pricedays on market $167,000 Active 17 DOM
7. 2026-06-10
   days on market $170,000 Active 14 DOM
8. 2026-06-09
   days on market $170,000 Active 13 DOM
9. 2026-06-08
   days on market $170,000 Active 12 DOM
10. 2026-06-07
    days on market $170,000 Active 11 DOM
11. 2026-06-05
    days on market $170,000 Active 8 DOM
12. 2026-06-03
    days on market $170,000 Active 7 DOM
13. 2026-06-02
    days on market $170,000 Active 6 DOM
14. 2026-06-01
    days on market $170,000 Active 5 DOM
15. 2026-05-31
    days on market $170,000 Active 4 DOM
16. 2026-05-31
    days on market $170,000 Active 3 DOM
17. 2026-05-27
    listed $170,000 Active
18. 2003-01-13
    soldstatus $58,000
19. 1981-11-01
    soldstatus $49,200

ⓘ 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: $2,421 · $202/mo
• Projected year-2 tax: $2,421 · $202/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $20,357
• − Mortgage interest: −$9,355
• − Property taxes: −$2,421
• − Insurance: −$835
• − Repairs & maintenance: −$1,629
• − Management: −$1,629
• − HOA: −$2,604
• − Depreciation: −$4,858
• Taxable loss: −$2,973
• Est. tax savings @ 24.0%: +$713
• After-tax cash flow: $427/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
• County: Volusia County · 556,871 people
• City population: 101,355
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• Population (ZIP): 51,987
• Household income: $73,152
• Rent vs Own: 21.3% rent · 78.7% own
• Severe rent burden: 1051.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 45% Hispanic / Latino 39% Two or more races 12% Black 10% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 23% Cuban 4% Dominican 3%
• Common ancestry: Romanian 1% Lithuanian 1% Serbian 1%
• Foreign-born: 13% · Canada, Jamaica, Vietnam
• Languages at home: 66% English-only · Spanish 30% Vietnamese 1% 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: ▼ -195.58%
• Current HPI: 349.7999
• Rent YoY: ▲ 0.61%
• 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

+245.5% since first listed

3 events — show timeline

• 2026-05-27 Listed $170,000 Stellar MLS as Distributed by MLS Grid
• 2003-01-13 Sold (Public Records) $58,000 Public Records
• 1981-11-01 Sold (Public Records) $49,200 Public Records

Property tax history

+6.9%/yr

Latest (2025): $2,421 · +3.3% YoY. Source: county tax records.