180 Magnolia Woods Ct Unit 18C · Deltona, FL 32725

$149,500

2 bd · 2.0 ba · 897 sqft · Condo public records · 143 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 +21.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +6.4/10.0
• 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

CERAMIC TILE THRU-OUT ENTIRE UNIT, CEILING FANS, NEWER KITCHEN CABINETS & COUNTERTOPS, ALL NEW APPLIANCES, NEW WINDOWS, NEWER AC SYSTEM. 1 OR BATHROOM HANDICAP MODIFIED. KITCHEN HAS A LITTLE ADDED PANTRY FOR MORE FOOD STORAGE. OWNER MOTIVATED TO SELL!

Key facts

• All new appliances
• Added pantry
• New windows

Tags

• CERAMIC TILE THRU-OUT
• NEWER KITCHEN CABINETS
• ALL NEW APPLIANCES
• NEW WINDOWS
• NEWER AC SYSTEM
• ADDED PANTRY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/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: $132k (12.0% 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: schools 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.
• 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 $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.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y 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 $58k; list at $150k implies a 158% 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 $131,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.14% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.69%
• DSCR: 1.30
• GRM: 7.3

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: -8.9%
• Equity multiple: 0.68×
• Total profit: $-13,280
• Equity at exit: $22,291

10-year hold

• IRR: -3.1%
• Equity multiple: 0.81×
• Total profit: $-7,762
• Equity at exit: $12,926

Cash invested: $41,860 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,703 high
• Mortgage (P&I): −$784
• Tax from tax record: −$49 /mo · $588/yr
• Insurance: −$62
• HOA: −$217
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $234

Break-even live

Break-even rent $1,408

Max offer price $149,500

Occupancy floor 81%

Sensitivity live

Price	-10% $318	-5% $276	+0% $234	+5% $191	+10% $149
Rent	-10% $99	-5% $166	+0% $234	+5% $301	+10% $368
Rate	-1.0pp $309	-0.5pp $272	base $234	+0.5pp $195	+1.0pp $155

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
164 Perimeter Dr Unit 4A Deltona, FL	2.0	2.0	897	$1,750	$1.95	24d	1	0.05mi
100 Sweetgum Woods Ct Unit 8D Deltona, FL	2.0	2.0	897	$1,600	$1.78	15d	1	0.06mi
160 Live Oak Woods Ct Unit 4D Deltona, FL	2.0	2.0	897	$1,575	$1.76	24d	1	0.10mi
140 Orchid Woods Ct Unit 15B Deltona, FL	2.0	2.0	897	$1,399	$1.56	15d	1	0.12mi
120 Hibiscus Woods Ct Deltona, FL	2.0	2.0	897	$1,475	$1.64	11d	2	0.20mi
542 Salerno Dr Deltona, FL	3.0	2.0	1120	$1,915	$1.71	11d	1	1.19mi

HOA detail condo

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

Listing history 33 events

1. 2026-06-18
   days on market $149,500 Active 143 DOM
2. 2026-06-17
   days on market $149,500 Active 142 DOM
3. 2026-06-16
   days on market $149,500 Active 141 DOM
4. 2026-06-15
   days on market $149,500 Active 140 DOM
5. 2026-06-14
   days on market $149,500 Active 138 DOM
6. 2026-06-10
   days on market $149,500 Active 135 DOM
7. 2026-06-09
   days on market $149,500 Active 134 DOM
8. 2026-06-08
   days on market $149,500 Active 133 DOM
9. 2026-06-07
   days on market $149,500 Active 132 DOM
10. 2026-06-05
    days on market $149,500 Active 129 DOM
11. 2026-06-03
    days on market $149,500 Active 128 DOM
12. 2026-06-03
    days on market $149,500 Active 127 DOM
13. 2026-06-01
    days on market $149,500 Active 126 DOM
14. 2026-05-31
    days on market $149,500 Active 125 DOM
15. 2026-05-31
    days on market $149,500 Active 124 DOM
16. 2026-02-18
    price $149,500 257-char remark

    Show marketing remark (257 chars)

    CERAMIC TILE THRU-OUT ENTIRE UNIT, CEILING FANS, NEWER KITCHEN CABINETS & COUNTERTOPS, ALL NEW APPLIANCES, NEW WINDOWS, NEWER AC SYSTEM. 1 OR BATHROOM HANDICAP MODIFIED. KITCHEN HAS A LITTLE ADDED PANTRY FOR MORE FOOD STORAGE. OWNER MOTIVATED TO SELL!

17. 2026-01-26
    listed $150,000 Active 257-char remark

    Show marketing remark (257 chars)

    CERAMIC TILE THRU-OUT ENTIRE UNIT, CEILING FANS, NEWER KITCHEN CABINETS & COUNTERTOPS, ALL NEW APPLIANCES, NEW WINDOWS, NEWER AC SYSTEM. 1 OR BATHROOM HANDICAP MODIFIED. KITCHEN HAS A LITTLE ADDED PANTRY FOR MORE FOOD STORAGE. OWNER MOTIVATED TO SELL!

18. 2026-01-15
    historical
19. 2026-01-10
    price $148,500
20. 2025-12-16
    status Active
21. 2025-12-14
    status Active
22. 2025-12-12
    historical
23. 2025-12-12
    historical
24. 2025-11-20
    price $149,900
25. 2025-11-14
    status Active
26. 2025-08-31
    status Pending
27. 2025-07-27
    price $152,000
28. 2025-07-20
    listed $151,000 Active
29. 2024-11-23
    historical $1,400
30. 2024-11-08
    listed $1,400
31. 2002-09-18
    soldstatus $58,000
32. 2002-01-15
    listed $59,900
33. 1992-04-01
    soldstatus $42,500

ⓘ 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: $588 · $49/mo
• Projected year-2 tax: $1,241 · $103/mo
• Expected delta: +$653/yr (+$54/mo · 111.2%)

ⓘ 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: $20,442
• − Mortgage interest: −$8,374
• − Property taxes: −$588
• − Insurance: −$748
• − Repairs & maintenance: −$1,635
• − Management: −$1,635
• − HOA: −$2,604
• − Depreciation: −$4,349
• Taxable income: $509
• Est. tax owed @ 24.0%: −$122
• After-tax cash flow: $2,680/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

+251.8% since first listed

18 events — show timeline

• 2026-02-18 Price Changed $149,500 Stellar MLS as Distributed by MLS Grid
• 2026-01-26 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-10 Price Changed $148,500 Stellar MLS as Distributed by MLS Grid
• 2025-12-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-12-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-12-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-12-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-20 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-08-31 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-07-27 Price Changed $152,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-20 Listed $151,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-23 Rental Removed $1,400 STELLARMLS
• 2024-11-08 Listed for Rent $1,400 STELLARMLS
• 2002-09-18 Sold (Public Records) $58,000 Public Records
• 2002-01-15 Listed $59,900 Daytona MLS
• 1992-04-01 Sold (Public Records) $42,500 Public Records

Property tax history

+0.7%/yr

Latest (2025): $588 · +9.6% YoY. Source: county tax records.