749 Costa Ln #23 · DeBary, FL 32713

$250,000

3 bd · 2.5 ba · 1,533 sqft · Townhouse · 1 Days on market

Built 2021 Poor condition 3,045 sqft lot $114/mo HOA · 4% of rent ↓ 21% 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).

• Cash flow +18.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +5.5/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Pre-Construction. To be built. The Peabody is a fantastic townhome with an open concept first floor with a nicely appointed kitchen. Granite countertops and 36" designer wood cabinets. The first floor common areas, including living room, have 18 x18 tile, beautiful and easy to maintain. Upstairs the owner’s suite is well sized and the owner's bath offers wood cabinets, laminate countertops and an acrylic shower pan and surround. Call and schedule your community tour today. Reap the benefits of a prime location mere minutes from Seminole County and Sanford, adjacent to the St. Johns River with the ability to venture out to conveniently located parks, area attractions and retail centers with dining, shopping and entertainment easily accessed by road or SunRail. Relax and enjoy Rivington’s well-appointed amenities like a community pool with an indoor/outdoor pavilion, playground, tons of neighborhood green space and trails with room to roam.

Key facts

• Owner's bath
• 18 x18 tile
• Granite countertops

Tags

• OPEN CONCEPT FIRST FLOOR
• NICELY APPOINTED KITCHEN
• GRANITE COUNTERTOPS
• DESIGNER WOOD CABINETS
• 18 X18 TILE
• OWNER'S BATH

Property features AI

Finance

• Other: Unfurnished; Lease restrictions apply
• Financial info: Total annual fees reported: $1,379.64; Other annual assessment: $524
• HOA & community: Rivington Homeowners Association; Monthly HOA fee of $114.97 (includes pool and grounds maintenance); Community amenities: park, playground, pool; Pets allowed; CDD applicable

Exterior

• Parking: Attached rear-facing garage (1-car), approximately 10 x 20
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Cable available; Underground utilities
• Home design: Residential townhouse; Planned Unit Development (PUD); 2 stories; Faces East; Second-floor unit (floor number 2)
• Construction: Block, stucco and frame construction; Shingle roof; Slab foundation; Built by K. Hovnanian Homes (model: Peabody B)
• Exterior features: Sidewalk; Corner lot; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full baths; 1 half bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room and dining room combo; Walk-in closet(s); Blinds
• Laundry & utility: Interior laundry room (inside)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $250k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 7.4% vs local median 3.8% in DeBary — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#312 in FL) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety 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: Debary Elementary School (math 62% / reading 65%, grade B, #564 of 2,144 statewide, top 27%, 915 students, 38% FRL); University High School (math 28% / reading 46%, grade F, #340 of 667 statewide, top 52%, 2,901 students, 49% FRL).
• Market conditions: Rents rising (+1.9%/yr); 273 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 36% of the median local income ($88k/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 $8k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: major 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 $250,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.05% ✓
• Cap rate: 7.44%
• Cash-on-cash: 4.08%
• DSCR: 1.18
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.89% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.60×
• Total profit: $-28,154
• Equity at exit: $37,276

10-year hold

• IRR: -3.7%
• Equity multiple: 0.77×
• Total profit: $-16,225
• Equity at exit: $21,615

Cash invested: $70,000 (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 32713

• Rents YoY: 1.9%
• Active inventory: 273
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,632 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$114
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $238

Break-even live

Break-even rent $2,331

Max offer price $250,000

Occupancy floor 86%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
700 Costa Ln Debary, FL	4.0	2.5	2200	$2,900	$1.32	23d	1	0.07mi
730 Rivington Ave Debary, FL	3.0	2.5	1998	$2,600	$1.30	23d	1	0.14mi
658 Reader Ln Debary, FL	3.0	2.5	1687	$2,295	$1.36	23d	1	0.42mi
550 Orient Ave Debary, FL	3.0	2.0	1639	$2,395	$1.46	23d	1	1.38mi

HOA detail

• Monthly dues: $114 · $1,368/yr
• Likely covers: pool

Listing history 9 events

1. 2026-05-17
   status Pending
2. 2026-05-16
   listed $250,000 Active
3. 2022-04-18
   soldstatus $318,440 Closed 969-char remark

   Show marketing remark (969 chars)

   Pre-Construction. To be built. The Peabody is a fantastic townhome with an open concept first floor with a nicely appointed kitchen. Granite countertops and 36" designer wood cabinets. The first floor common areas, including living room, have 18 x18 tile, beautiful and easy to maintain. Upstairs the owner’s suite is well sized and the owner's bath offers wood cabinets, laminate countertops and an acrylic shower pan and surround. Call and schedule your community tour today. Reap the benefits of a prime location mere minutes from Seminole County and Sanford, adjacent to the St. Johns River with the ability to venture out to conveniently located parks, area attractions and retail centers with dining, shopping and entertainment easily accessed by road or SunRail. Relax and enjoy Rivington’s well-appointed amenities like a community pool with an indoor/outdoor pavilion, playground, tons of neighborhood green space and trails with room to roam.

4. 2021-11-01
   status Pending 969-char remark

   Show marketing remark (969 chars)

   Pre-Construction. To be built. The Peabody is a fantastic townhome with an open concept first floor with a nicely appointed kitchen. Granite countertops and 36" designer wood cabinets. The first floor common areas, including living room, have 18 x18 tile, beautiful and easy to maintain. Upstairs the owner’s suite is well sized and the owner's bath offers wood cabinets, laminate countertops and an acrylic shower pan and surround. Call and schedule your community tour today. Reap the benefits of a prime location mere minutes from Seminole County and Sanford, adjacent to the St. Johns River with the ability to venture out to conveniently located parks, area attractions and retail centers with dining, shopping and entertainment easily accessed by road or SunRail. Relax and enjoy Rivington’s well-appointed amenities like a community pool with an indoor/outdoor pavilion, playground, tons of neighborhood green space and trails with room to roam.

5. 2021-09-16
   status Active 969-char remark

   Show marketing remark (969 chars)

   Pre-Construction. To be built. The Peabody is a fantastic townhome with an open concept first floor with a nicely appointed kitchen. Granite countertops and 36" designer wood cabinets. The first floor common areas, including living room, have 18 x18 tile, beautiful and easy to maintain. Upstairs the owner’s suite is well sized and the owner's bath offers wood cabinets, laminate countertops and an acrylic shower pan and surround. Call and schedule your community tour today. Reap the benefits of a prime location mere minutes from Seminole County and Sanford, adjacent to the St. Johns River with the ability to venture out to conveniently located parks, area attractions and retail centers with dining, shopping and entertainment easily accessed by road or SunRail. Relax and enjoy Rivington’s well-appointed amenities like a community pool with an indoor/outdoor pavilion, playground, tons of neighborhood green space and trails with room to roam.

6. 2021-09-01
   status Pending 969-char remark

   Show marketing remark (969 chars)

   Pre-Construction. To be built. The Peabody is a fantastic townhome with an open concept first floor with a nicely appointed kitchen. Granite countertops and 36" designer wood cabinets. The first floor common areas, including living room, have 18 x18 tile, beautiful and easy to maintain. Upstairs the owner’s suite is well sized and the owner's bath offers wood cabinets, laminate countertops and an acrylic shower pan and surround. Call and schedule your community tour today. Reap the benefits of a prime location mere minutes from Seminole County and Sanford, adjacent to the St. Johns River with the ability to venture out to conveniently located parks, area attractions and retail centers with dining, shopping and entertainment easily accessed by road or SunRail. Relax and enjoy Rivington’s well-appointed amenities like a community pool with an indoor/outdoor pavilion, playground, tons of neighborhood green space and trails with room to roam.

7. 2021-07-20
   price $318,990 969-char remark

   Show marketing remark (969 chars)

   Pre-Construction. To be built. The Peabody is a fantastic townhome with an open concept first floor with a nicely appointed kitchen. Granite countertops and 36" designer wood cabinets. The first floor common areas, including living room, have 18 x18 tile, beautiful and easy to maintain. Upstairs the owner’s suite is well sized and the owner's bath offers wood cabinets, laminate countertops and an acrylic shower pan and surround. Call and schedule your community tour today. Reap the benefits of a prime location mere minutes from Seminole County and Sanford, adjacent to the St. Johns River with the ability to venture out to conveniently located parks, area attractions and retail centers with dining, shopping and entertainment easily accessed by road or SunRail. Relax and enjoy Rivington’s well-appointed amenities like a community pool with an indoor/outdoor pavilion, playground, tons of neighborhood green space and trails with room to roam.

8. 2021-06-07
   price $316,990 969-char remark

   Show marketing remark (969 chars)

   Pre-Construction. To be built. The Peabody is a fantastic townhome with an open concept first floor with a nicely appointed kitchen. Granite countertops and 36" designer wood cabinets. The first floor common areas, including living room, have 18 x18 tile, beautiful and easy to maintain. Upstairs the owner’s suite is well sized and the owner's bath offers wood cabinets, laminate countertops and an acrylic shower pan and surround. Call and schedule your community tour today. Reap the benefits of a prime location mere minutes from Seminole County and Sanford, adjacent to the St. Johns River with the ability to venture out to conveniently located parks, area attractions and retail centers with dining, shopping and entertainment easily accessed by road or SunRail. Relax and enjoy Rivington’s well-appointed amenities like a community pool with an indoor/outdoor pavilion, playground, tons of neighborhood green space and trails with room to roam.

9. 2021-06-02
   listed $314,990 Active 969-char remark

   Show marketing remark (969 chars)

   Pre-Construction. To be built. The Peabody is a fantastic townhome with an open concept first floor with a nicely appointed kitchen. Granite countertops and 36" designer wood cabinets. The first floor common areas, including living room, have 18 x18 tile, beautiful and easy to maintain. Upstairs the owner’s suite is well sized and the owner's bath offers wood cabinets, laminate countertops and an acrylic shower pan and surround. Call and schedule your community tour today. Reap the benefits of a prime location mere minutes from Seminole County and Sanford, adjacent to the St. Johns River with the ability to venture out to conveniently located parks, area attractions and retail centers with dining, shopping and entertainment easily accessed by road or SunRail. Relax and enjoy Rivington’s well-appointed amenities like a community pool with an indoor/outdoor pavilion, playground, tons of neighborhood green space and trails with room to roam.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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: $31,589
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,527
• − Management: −$2,527
• − HOA: −$1,368
• − Depreciation: −$7,273
• Taxable loss: −$1,110
• Est. tax savings @ 24.0%: +$266
• After-tax cash flow: $3,122/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.

Condition & rehab AI · 3 photos

Poor 20/100 Extensive rehab

This property requires extensive renovations and repairs to bring it up to a livable condition. Significant updates are needed to improve its resale and rental value.

Repairs flagged

• Major Kitchen cabinets — No photos of kitchen
• Major Bathroom fixtures — No photos of bathrooms
• Major Roof — No photos of roof
• Major Exterior siding — No photos of exterior
• Major Flooring — No photos of flooring
• Major Interior walls/paint — No photos of interior walls/paint
• Major Windows — No photos of windows
• Major Foundation/structure — No photos of foundation/structure
• Major HVAC/mechanicals — No photos of HVAC/mechanicals
• Major Landscaping — No photos of landscaping/curb appeal

Value-add opportunities

• Resale Kitchen renovation — Modernizing the kitchen will attract more buyers.
• Resale Bathroom renovation — Updating bathrooms will enhance the home's appeal.
• Resale Roof replacement — A new roof will improve the home's curb appeal and value.
• Resale Exterior painting and siding repair — A fresh exterior will make the home more attractive.
• Resale Flooring replacement — New flooring will make the home more appealing and easier to maintain.
• Resale Interior painting and repairs — Fresh paint and repairs will make the interior more inviting.
• Resale Window replacement — New windows will improve energy efficiency and curb appeal.
• Resale Foundation repair — A stable foundation is crucial for a home's value.
• Resale HVAC system upgrade — A modern HVAC system will improve comfort and energy efficiency.
• Resale Landscaping and curb appeal improvements — A well-maintained yard will enhance the home's curb appeal and value.
• Rental Landscaping and curb appeal improvements — A well-maintained yard will attract more renters and improve tenant satisfaction.
• Both Landscaping and curb appeal improvements — A well-maintained yard will enhance both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · No photos of kitchen	Major	$15,000–50,000
Bathroom fixtures · No photos of bathrooms	Major	$15,000–50,000
Roof · No photos of roof	Major	$15,000–50,000
Exterior siding · No photos of exterior	Major	$15,000–50,000
Flooring · No photos of flooring	Major	$15,000–50,000
Interior walls/paint · No photos of interior walls/paint	Major	$15,000–50,000
Windows · No photos of windows	Major	$15,000–50,000
Foundation/structure · No photos of foundation/structure	Major	$15,000–50,000
HVAC/mechanicals · No photos of HVAC/mechanicals	Major	$15,000–50,000
Landscaping · No photos of landscaping/curb appeal	Major	$15,000–50,000
Total estimated repair cost · 10 items		$150,000–500,000

Value-add ROI direction

• Resale Kitchen renovation — Modernizing the kitchen will attract more buyers. ↑
• Resale Bathroom renovation — Updating bathrooms will enhance the home's appeal. ↑
• Resale Roof replacement — A new roof will improve the home's curb appeal and value. ↑
• Resale Exterior painting and siding repair — A fresh exterior will make the home more attractive. ↑
• Resale Flooring replacement — New flooring will make the home more appealing and easier to maintain. ↑
• Resale Interior painting and repairs — Fresh paint and repairs will make the interior more inviting. ↑
• Resale Window replacement — New windows will improve energy efficiency and curb appeal. ↑
• Resale Foundation repair — A stable foundation is crucial for a home's value. ↑
• Resale HVAC system upgrade — A modern HVAC system will improve comfort and energy efficiency. ↑
• Resale Landscaping and curb appeal improvements — A well-maintained yard will enhance the home's curb appeal and value. ↑
• Rental Landscaping and curb appeal improvements — A well-maintained yard will attract more renters and improve tenant satisfaction. ↑
• Both Landscaping and curb appeal improvements — A well-maintained yard will enhance both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — DeBary

• Score: 73/100
• State rank: #312
• US rank: #5314

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: DeBary, FL
• County: Volusia County · 556,871 people
• City population: 22,884
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• Population (ZIP): 22,884
• Household income: $88,500
• Rent vs Own: 12.9% rent · 87.1% own
• Severe rent burden: 265.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 17% Two or more races 6% Black 5% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 10% Cuban 1%
• Common ancestry: Lithuanian 2% Romanian 2% Serbian 2%
• Foreign-born: 8% · Canada, Vietnam, South Korea
• Languages at home: 87% English-only · Spanish 10% Vietnamese 2% 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: ▼ -247.35%
• Current HPI: 294.803
• Rent YoY: ▲ 1.89%
• 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

-20.6% since first listed

9 events — show timeline

• 2026-05-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-16 Listed $250,000 Stellar MLS as Distributed by MLS Grid
• 2022-04-18 Sold (MLS) $318,440 Stellar MLS as Distributed by MLS Grid
• 2021-11-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-09-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-09-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-07-20 Price Changed $318,990 Stellar MLS as Distributed by MLS Grid
• 2021-06-07 Price Changed $316,990 Stellar MLS as Distributed by MLS Grid
• 2021-06-02 Listed $314,990 Stellar MLS as Distributed by MLS Grid