1120 Baton Dr · Deltona, FL 32725

$224,000

3 bd · 2.0 ba · 1,700 sqft · SingleFamily public records · 4 Days on market

Built 1983 10,000 sqft lot

---

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 +18.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +4.5/10.0
• 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 MLS

Come see this Move In Ready yet very AFFORDABLE 3 bedroom, 2 bath home located only minutes from I4. This house was just painted inside and out, has a BRAND NEW refrigerator and range and an AC that is only 4 years old. There is plenty of room for the family and pets with an oversized and fenced back yard and large screened in porch. The floorplan is a SPLIT PLAN and is both spacious and flexible with a living room, family room, dining room and dinette area. Call today to schedule your personal viewing.

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 1983

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $224k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (4.6% below list).
• Recommended offer: $214k (4.6% below list) — sets the bar for 1% rule.

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: Spirit Elementary School (math 41% / reading 48%, grade F, #1,288 of 2,144 statewide, top 62%, 681 students, 64% FRL); Deltona High School (math 27% / reading 46%, grade F, #351 of 667 statewide, top 54%, 1,851 students, 52% FRL).
• Market conditions: Rents flat; 415 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 35% of the median local income ($73k/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 $7k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 17y 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.
• Current owner paid $145k; list at $224k implies a 54% 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 $213,652 (4.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 0.95% ✗
• Cap rate: 7.50%
• Cash-on-cash: 4.30%
• DSCR: 1.19
• GRM: 8.7

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: -12.2%
• Equity multiple: 0.57×
• Total profit: $-27,010
• Equity at exit: $33,399

10-year hold

• IRR: -6.9%
• Equity multiple: 0.60×
• Total profit: $-24,783
• Equity at exit: $19,367

Cash invested: $62,720 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,137 high
• Mortgage (P&I): −$1,175
• Tax from tax record: −$195 /mo · $2,339/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $225

Break-even live

Break-even rent $1,852

Max offer price $224,000

Occupancy floor 84%

Sensitivity live

Price	-10% $352	-5% $288	+0% $225	+5% $162	+10% $98
Rent	-10% $56	-5% $141	+0% $225	+5% $309	+10% $394
Rate	-1.0pp $338	-0.5pp $282	base $225	+0.5pp $167	+1.0pp $108

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: $56,000
• Closing costs: $6,720
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1021 Giovanni St Deltona, FL	4.0	2.0	1378	$1,890	$1.37	24d	1	0.54mi
1317 Sterling Pointe Dr Deltona, FL	4.0	2.0	1903	$2,300	$1.21	14d	1	0.55mi
1208 Bailey Ave Deltona, FL	3.0	2.0	1962	$1,550	$0.79	24d	1	0.57mi
1430 Arbor Hill Dr Deltona, FL	4.0	2.0	1903	$2,250	$1.18	24d	1	0.64mi
1007 Matterhorn St Deltona, FL	3.0	2.0	1462	$2,050	$1.40	24d	1	0.67mi
1123 Wycliffe St Deltona, FL	3.0	2.0	1172	$2,095	$1.79	19d	1	0.81mi
882 Trumbull St Deltona, FL	3.0	2.0	1403	$2,076	$1.48	11d	1	0.84mi
1510 Falmouth Ave Deltona, FL	3.0	2.0	1474	$2,000	$1.36	24d	1	0.89mi
1948 Tilburg Ave Deltona, FL	4.0	2.0	1420	$2,420	$1.70	24d	1	1.07mi
1778 Belspring Ave Deltona, FL	4.0	2.0	1750	$2,100	$1.20	24d	1	1.09mi
1050 E Lombardy Dr Deltona, FL	3.0	2.0	1500	$1,971	$1.31	11d	1	1.09mi
1367 Gainesville Dr Deltona, FL	2.0	1.0	1176	$1,695	$1.44	24d	1	1.13mi
1074 Gerona Ave Deltona, FL	3.0	2.0	1370	$2,099	$1.53	21d	1	1.17mi
1371 N Normandy Blvd Deltona, FL	3.0	1.0	1100	$1,628	$1.48	14d	1	1.18mi
1011 Gerona Ave Deltona, FL	3.0	1.5	1307	$2,700	$2.07	24d	1	1.19mi
927 Westline Ave Deltona, FL	3.0	2.0	1831	$2,331	$1.27	24d	1	1.22mi
1032 Frost Ln Deltona, FL	3.0	2.0	1346	$2,000	$1.49	24d	1	1.24mi
1383 Providence Blvd Deltona, FL	3.0	2.0	1120	$1,800	$1.61	24d	1	1.26mi
686 Hager St Deltona, FL	3.0	1.0	1270	$1,760	$1.39	24d	1	1.28mi
872 Abbott Ave Deltona, FL	4.0	1.0	1500	$1,850	$1.23	24d	1	1.35mi

Listing history 13 events

1. 2026-04-27
   status Pending
2. 2026-04-22
   listed $224,000 Active
3. 2016-12-09
   soldstatus $145,000
4. 2016-12-09
   soldstatus $145,000
5. 2016-11-28
   soldstatus $145,000 Sold 509-char remark

   Show marketing remark (509 chars)

   Come see this Move In Ready yet very AFFORDABLE 3 bedroom, 2 bath home located only minutes from I4. This house was just painted inside and out, has a BRAND NEW refrigerator and range and an AC that is only 4 years old. There is plenty of room for the family and pets with an oversized and fenced back yard and large screened in porch. The floorplan is a SPLIT PLAN and is both spacious and flexible with a living room, family room, dining room and dinette area. Call today to schedule your personal viewing.

6. 2016-10-16
   status Pending 509-char remark

   Show marketing remark (509 chars)

   Come see this Move In Ready yet very AFFORDABLE 3 bedroom, 2 bath home located only minutes from I4. This house was just painted inside and out, has a BRAND NEW refrigerator and range and an AC that is only 4 years old. There is plenty of room for the family and pets with an oversized and fenced back yard and large screened in porch. The floorplan is a SPLIT PLAN and is both spacious and flexible with a living room, family room, dining room and dinette area. Call today to schedule your personal viewing.

7. 2016-09-30
   listed $149,000 Active 509-char remark

   Show marketing remark (509 chars)

   Come see this Move In Ready yet very AFFORDABLE 3 bedroom, 2 bath home located only minutes from I4. This house was just painted inside and out, has a BRAND NEW refrigerator and range and an AC that is only 4 years old. There is plenty of room for the family and pets with an oversized and fenced back yard and large screened in porch. The floorplan is a SPLIT PLAN and is both spacious and flexible with a living room, family room, dining room and dinette area. Call today to schedule your personal viewing.

8. 2012-06-25
   soldstatus $79,500 422-char remark

   Show marketing remark (422 chars)

   Outstanding value on this newly renovated home. NEW carpet, paint and inside/ outside AC units on this adorable home, move in ready!!! Plenty room for the family and pets with an oversized back yard with large screened in porch, perfect for entertaining. This is a FannieMae HomePath property. Purchase this property for as little as 3% down. This property is approved HomePath Mortgage and Renovation Mortgage Financing.

9. 2012-05-22
   historical 422-char remark

   Show marketing remark (422 chars)

   Outstanding value on this newly renovated home. NEW carpet, paint and inside/ outside AC units on this adorable home, move in ready!!! Plenty room for the family and pets with an oversized back yard with large screened in porch, perfect for entertaining. This is a FannieMae HomePath property. Purchase this property for as little as 3% down. This property is approved HomePath Mortgage and Renovation Mortgage Financing.

10. 2012-03-27
    listed $84,900 422-char remark

    Show marketing remark (422 chars)

    Outstanding value on this newly renovated home. NEW carpet, paint and inside/ outside AC units on this adorable home, move in ready!!! Plenty room for the family and pets with an oversized back yard with large screened in porch, perfect for entertaining. This is a FannieMae HomePath property. Purchase this property for as little as 3% down. This property is approved HomePath Mortgage and Renovation Mortgage Financing.

11. 2009-06-30
    historical
12. 2009-02-27
    listed $152,900
13. 2002-03-15
    soldstatus $103,900

ⓘ 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: $2,339 · $195/mo
• Projected year-2 tax: $2,339 · $195/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 1/10 Low
• 🌡 Heat 9/10 Extreme 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: $25,638
• − Mortgage interest: −$12,547
• − Property taxes: −$2,339
• − Insurance: −$1,120
• − Repairs & maintenance: −$2,051
• − Management: −$2,051
• − Depreciation: −$6,516
• Taxable loss: −$987
• Est. tax savings @ 24.0%: +$237
• After-tax cash flow: $2,936/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

+115.6% since first listed

13 events — show timeline

• 2026-04-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-22 Listed $224,000 Stellar MLS as Distributed by MLS Grid
• 2016-12-09 Sold (Public Records) $145,000 Public Records
• 2016-12-09 Sold (Public Records) $145,000 Public Records
• 2016-11-28 Sold (MLS) $145,000 Stellar MLS as Distributed by MLS Grid
• 2016-10-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-09-30 Listed $149,000 Stellar MLS as Distributed by MLS Grid
• 2012-06-25 Sold (MLS) $79,500 Stellar MLS as Distributed by MLS Grid
• 2012-05-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2012-03-27 Listed $84,900 Stellar MLS as Distributed by MLS Grid
• 2009-06-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2009-02-27 Listed $152,900 Stellar MLS as Distributed by MLS Grid
• 2002-03-15 Sold (Public Records) $103,900 Public Records

Property tax history

+1.2%/yr

Latest (2025): $2,339 · +3.4% YoY. Source: county tax records.