1105 19th St · Orange City, FL 32763

$275,000

3 bd · 2.0 ba · 1,205 sqft · SingleFamily public records · 26 Days on market

Built 2006 7,500 sqft lot

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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 +12.1/30.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Rent growth +3.8/5.0
• DSCR +3.6/10.0
• Livability +3.6/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

New Price. Charming 3 bedroom, 2 bath house with 1205 sq. ft of living space, situated on a desirable corner lot! This well maintained property features a spacious layout with wood laminate and tile floors for easy maintenance & modern living. Enjoy relaxing mornings on the inviting front porch & unwind in the evenings on the back porch overlooking a fully fenced yard ideal for pets, play or entertaining. The house includes a beautifully updated primary bathroom with a brand new shower, adding a fresh stylish touch. All appliances convey, making this move in ready house even more convenient. Equipped with well and septic, you'll enjoy added savings & efficiency. Located in

Key facts

• Tile floors
• Front porch
• Wood laminate floors

Tags

• CORNER LOT
• WOOD LAMINATE FLOORS
• TILE FLOORS
• FRONT PORCH
• BACK PORCH
• FULLY FENCED YARD

Property features AI

Finance

• Other: Zoning: 01R4; Development: Highland
• Financial info: Lease restrictions apply
• HOA & community: No association (per listing)

Exterior

• Parking: Attached garage (1 car)
• Utilities: Well water; Septic tank; Cable connected; Broadband/high-speed internet available; Electricity connected
• Home design: Single-family residence; One story; South-facing; Property completed
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built for residential use
• Exterior features: Covered, enclosed and screened front and rear porches; Sliding doors; Chain link fencing; Mature landscaping; Corner lot; Asphalt road (public maintained)

Interior

• Kitchen: Cooktop; Range; Range hood; Microwave; Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Solid wood cabinets; Split bedroom layout; Walk-in closets; Window treatments
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-60 ($-719/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (17.0% below list).
• Recommended offer: $228k (17.0% below list) — sets the bar for 1% rule.

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: employment D+, 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: Orange City Elementary School (math 35% / reading 43%, grade F, #1,560 of 2,144 statewide, top 73%, 615 students, 68% 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 fast (+5.2%/yr); 243 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).
• This rent runs 41% 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 $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

• It's been on market 26 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $176k; list at $275k implies a 56% 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 $228,226 (17.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.83% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.93%
• DSCR: 0.96
• GRM: 10.0

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: -15.4%
• Equity multiple: 0.44×
• Total profit: $-43,157
• Equity at exit: $41,003

10-year hold

• IRR: -3.6%
• Equity multiple: 0.74×
• Total profit: $-20,074
• Equity at exit: $23,777

Cash invested: $77,000 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,282 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$306 /mo · $3,675/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $-60

Break-even live

Break-even rent $2,358

Max offer price $264,412

Occupancy floor 98%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1490 2nd St Orange City, FL	3.0	2.0	1200	$2,000	$1.67	10d	1	0.97mi
550 E Minnesota Ave Orange City, FL	2.0	1.0	900	$2,850	$3.17	23d	1	1.40mi

Listing history 3 events

1. 2026-05-01
   listed $280,000 Active 1060-char remark
2. 2006-07-21
   soldstatus $175,900
3. 2005-09-14
   soldstatus $28,000

ⓘ 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: $3,675 · $306/mo
• Projected year-2 tax: $3,675 · $306/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 9/10 Extreme 7 d/yr ≥108°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: $27,387
• − Mortgage interest: −$15,404
• − Property taxes: −$3,675
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,191
• − Management: −$2,191
• − Depreciation: −$8,000
• Taxable loss: −$5,449
• Est. tax savings @ 24.0%: +$1,308
• After-tax cash flow: $588/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

+882.1% since first listed

5 events — show timeline

• 2026-05-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-25 Price Changed $275,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Listed $280,000 Stellar MLS as Distributed by MLS Grid
• 2006-07-21 Sold (Public Records) $175,900 Public Records
• 2005-09-14 Sold (Public Records) $28,000 Public Records

Property tax history

+7.6%/yr

Latest (2025): $3,675 · +3.4% YoY. Source: county tax records.