288 Mcmillon Dr · Orange City, FL 32763

$150,000

2 bd · 1.0 ba · 1,110 sqft · SingleFamily public records · 33 Days on market

Built 2012 0.25 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Rent growth +3.8/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTORS, BUILDERS this is the place for you. THIS PROPERTY NEEDS WORK. Built 2012, 2 Bed 1 Bath. Well and Septic. Electric service entrance is installed. New owners would have to request service hookup from service pole. Property has never been occupied. NO CO.

Key facts

• 0.25 acre lot
• Built 2012
• Listed 32 days

Property features AI

Finance

• Other: Furnished: Unfurnished; Number of wells: 1; Number of septics: 1; Directions: I-4 exit 114, 472 west to Orange City; right on Minnesota, right on N Sparkman, right on McMillon, follow straight on McMillon to a dirt path (do not follow McMillon to the left); home will be on the right.
• Financial info: Property classified as fixer
• HOA & community: No HOA/association; Pets allowed

Exterior

• Parking: Parking pad
• Utilities: Well water; Septic tank; Electricity available
• Home design: Single-family residence; One story; Faces north; Residential property in fixer condition
• Construction: Cement siding; Shingle roof; Slab foundation; Built by KANON BUILDERS LLC; Approximately 1/4 to under 1/2 acre lot (about 0.25 acre, 80 x 138)
• Exterior features: No patio or porch; Unpaved lot; Unincorporated area; Wooded vegetation; Dirt road access

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Ceiling fans; Eat-in kitchen; Open floor plan; Inside utility
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $575 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#406 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, employment D+, amenities 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.
• Market conditions: Rents rising fast (+5.2%/yr); 243 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 38% of the median local income ($67k/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 $4k 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 + 5.2% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $150k implies a 1665% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.41% ✓
• Cap rate: 10.90%
• Cash-on-cash: 16.44%
• DSCR: 1.73
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.22% rent growth · sell at horizon

5-year hold

• IRR: 10.1%
• Equity multiple: 1.41×
• Total profit: $17,236
• Equity at exit: $22,365

10-year hold

• IRR: 21.1%
• Equity multiple: 2.98×
• Total profit: $83,191
• Equity at exit: $12,969

Cash invested: $42,000 (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 32763

• Rents YoY: 5.2%
• Active inventory: 243
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,113 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$245 /mo · $2,934/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $575

Break-even live

Break-even rent $1,384

Max offer price $150,000

Occupancy floor 68%

Sensitivity live

Price	-10% $660	-5% $618	+0% $575	+5% $533	+10% $491
Rent	-10% $409	-5% $492	+0% $575	+5% $659	+10% $742
Rate	-1.0pp $651	-0.5pp $614	base $575	+0.5pp $537	+1.0pp $497

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
550 E Minnesota Ave Orange City, FL	2.0	1.0	900	$2,850	$3.17	24d	1	0.78mi
2455 Princeton Rd Deland, FL	2.0	2.0	1165	$2,050	$1.76	15d	1	1.24mi
2440 Princeton Rd Deland, FL	3.0	2.0	1346	$2,129	$1.58	15d	1	1.25mi
107 Oakland Dr DeLand, FL	2.0	1.0	1200	$1,700	$1.42	24d	1	1.37mi

Listing history 26 events

1. 2026-06-18
   days on market $150,000 Active 33 DOM
2. 2026-06-17
   days on market $150,000 Active 32 DOM
3. 2026-06-16
   days on market $150,000 Active 31 DOM
4. 2026-06-15
   days on market $150,000 Active 30 DOM
5. 2026-06-14
   days on market $150,000 Active 28 DOM
6. 2026-06-10
   days on market $150,000 Active 25 DOM
7. 2026-06-09
   days on market $150,000 Active 24 DOM
8. 2026-06-08
   days on market $150,000 Active 23 DOM
9. 2026-06-07
   days on market $150,000 Active 22 DOM
10. 2026-06-05
    days on market $150,000 Active 19 DOM
11. 2026-06-03
    days on market $150,000 Active 18 DOM
12. 2026-06-03
    days on market $150,000 Active 17 DOM
13. 2026-06-01
    days on market $150,000 Active 16 DOM
14. 2026-05-31
    days on market $150,000 Active 15 DOM
15. 2026-05-31
    days on market $150,000 Active 14 DOM
16. 2026-05-17
    listed $165,000 Active
17. 2025-10-15
    status Active
18. 2025-05-07
    status Pending
19. 2025-05-05
    listed $160,000 Active
20. 2023-07-13
    status Pending
21. 2023-07-13
    listed $159,000 Active
22. 2014-06-14
    historical
23. 2012-09-06
    listed $84,900
24. 2012-07-31
    historical
25. 2011-07-05
    listed $89,000
26. 2008-04-11
    soldstatus $8,500

ⓘ 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: $2,934 · $245/mo
• Projected year-2 tax: $2,934 · $245/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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 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: $25,353
• − Mortgage interest: −$8,402
• − Property taxes: −$2,934
• − Insurance: −$750
• − Repairs & maintenance: −$2,028
• − Management: −$2,028
• − Depreciation: −$4,364
• Taxable income: $4,847
• Est. tax owed @ 24.0%: −$1,163
• After-tax cash flow: $5,742/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 — Orange City

• Score: 71/100
• State rank: #406
• US rank: #7175

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Volusia County · 556,871 people
• City population: 24,951
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• Population (ZIP): 24,951
• Household income: $66,716
• Rent vs Own: 35.3% rent · 64.7% own
• Severe rent burden: 1544.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 18% Two or more races 7% Black 7% Asian 1%
• Hispanic origin (detail): Puerto Rican 12%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 12% Russian/Polish/Slavic 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: ▼ -225.13%
• Current HPI: 335.8393
• Rent YoY: ▲ 5.22%
• 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

+1841.2% since first listed

11 events — show timeline

• 2026-05-17 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-05-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-05-05 Listed $160,000 Stellar MLS as Distributed by MLS Grid
• 2023-07-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-07-13 Listed $159,000 Stellar MLS as Distributed by MLS Grid
• 2014-06-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2012-09-06 Listed $84,900 Stellar MLS as Distributed by MLS Grid
• 2012-07-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2011-07-05 Listed $89,000 Stellar MLS as Distributed by MLS Grid
• 2008-04-11 Sold (Public Records) $8,500 Public Records

Property tax history

+5.6%/yr

Latest (2025): $2,934 · +5.5% YoY. Source: county tax records.