150 Wax Myrtle Woods Ct Unit 8C · Deltona, FL 32725

$155,000

2 bd · 2.0 ba · 897 sqft · Condo public records · 30 Days on market

Built 1979 $217/mo HOA · 13% of rent

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Why this score? — see what drove the C- 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
• 1% rule +5.9/10.0
• DSCR +5.8/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Some rooms have been virtually staged. LOW HOA! Only $217/month! Immaculate ground-floor END unit offering peaceful wooded views and low-maintenance living. This beautifully updated home features new luxury vinyl flooring throughout, renovated bathrooms, and major upgrades including NEW WINDOWS and SLIDING GLASS DOORS. A front entry ramp provides added convenience and accessibility. Enjoy the Florida lifestyle with nearby access to Lake Monroe and Green Springs Park, along with community amenities including a two pools, Recreation center with Corn hole and Shuffle Board, Pickle Ball/tennis courts, and Bacci Ball court. Immediately adjacent to the community is the East Central Regional Rail

Key facts

• Front entry ramp
• Community amenities
• Sliding glass doors

Tags

• GROUND-FLOOR END UNIT
• NEW WINDOWS
• SLIDING GLASS DOORS
• FRONT ENTRY RAMP
• NEARBY ACCESS TO LAKE MONROE
• COMMUNITY AMENITIES

Property features AI

Finance

• Other: Homestead exemption applied
• Financial info: Total annual fees $2,604; Lease restrictions apply
• HOA & community: HOA (Edgewater Condominium) — includes grounds maintenance, management, and pool; Monthly condo fee $217; Association approval required; No pets allowed; Community pool; recreation center with cornhole and shuffleboard; bike storage

Exterior

• Utilities: Electricity connected; Public sewer
• Home design: Condominium; Single-story (One level); Faces north; Entry on floor 1
• Construction: Concrete construction; Shingle roof; Slab foundation; Building number 8
• Exterior features: Sliding doors; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Thermostat; Sliding doors
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.

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: Forest Lake Elementary School (math 45% / reading 53%, grade D, #1,134 of 2,144 statewide, top 54%, 476 students, 62% FRL); University High School (math 28% / reading 46%, grade F, #340 of 667 statewide, top 52%, 2,901 students, 49% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: Rents flat; 415 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 30 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $65k; list at $155k implies a 138% 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 $152,675 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. 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 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: 1.09% ✓
• Cap rate: 7.43%
• Cash-on-cash: 4.06%
• DSCR: 1.18
• GRM: 7.6

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: -12.9%
• Equity multiple: 0.55×
• Total profit: $-19,643
• Equity at exit: $23,111

10-year hold

• IRR: -8.5%
• Equity multiple: 0.53×
• Total profit: $-20,233
• Equity at exit: $13,402

Cash invested: $43,400 (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: 415
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,696 high
• Mortgage (P&I): −$813
• Tax from tax record: −$99 /mo · $1,186/yr
• Insurance: −$65
• HOA: −$217
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $147

Break-even live

Break-even rent $1,510

Max offer price $155,000

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: $38,750
• Closing costs: $4,650
• 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	14d	1	0.01mi
140 Orchid Woods Ct Unit 15B Deltona, FL	2.0	2.0	897	$1,399	$1.56	14d	1	0.07mi
160 Live Oak Woods Ct Unit 4D Deltona, FL	2.0	2.0	897	$1,575	$1.76	23d	1	0.09mi
164 Perimeter Dr Unit 4A Deltona, FL	2.0	2.0	897	$1,750	$1.95	23d	1	0.10mi
120 Hibiscus Woods Ct Deltona, FL	2.0	2.0	897	$1,475	$1.64	11d	2	0.16mi
542 Salerno Dr Deltona, FL	3.0	2.0	1120	$1,915	$1.71	11d	1	1.15mi

HOA detail condo

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

Listing history 13 events

1. 2026-06-18
   days on market $155,000 Active 30 DOM
2. 2026-06-17
   days on market $155,000 Active 29 DOM
3. 2026-06-16
   days on market $155,000 Active 28 DOM
4. 2026-06-15
   days on market $155,000 Active 27 DOM
5. 2026-06-14
   status $155,000 Active 25 DOM
6. 2026-06-05
   statusdays on market $155,000 Pending 25 DOM
7. 2026-06-03
   days on market $155,000 Active 24 DOM
8. 2026-06-03
   days on market $155,000 Active 23 DOM
9. 2026-06-01
   days on market $155,000 Active 22 DOM
10. 2026-05-31
    days on market $155,000 Active 21 DOM
11. 2026-05-31
    days on market $155,000 Active 20 DOM
12. 2026-05-10
    listed $155,000 Active 956-char remark
13. 2018-05-09
    soldstatus $65,000

ⓘ 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: $1,186 · $99/mo
• Projected year-2 tax: $1,286 · $107/mo
• Expected delta: +$100/yr (+$8/mo · 8.4%)

ⓘ 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: −$8,682
• − Property taxes: −$1,186
• − Insurance: −$775
• − Repairs & maintenance: −$1,629
• − Management: −$1,629
• − HOA: −$2,604
• − Depreciation: −$4,509
• Taxable loss: −$657
• Est. tax savings @ 24.0%: +$158
• After-tax cash flow: $1,921/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

+138.5% since first listed

4 events — show timeline

• 2026-06-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-06-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-10 Listed $155,000 Stellar MLS as Distributed by MLS Grid
• 2018-05-09 Sold (Public Records) $65,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $1,186 · +6.0% YoY. Source: county tax records.