3618 Van Dale St · Deltona, FL 32738

$299,000

3 bd · 2.0 ba · 1,264 sqft · SingleFamily public records · 86 Days on market

Built 1991 10,720 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 +13.0/30.0
• ARV discount +7.5/15.0
• DSCR +3.9/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +3.0/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Shortsale. Beautiful 3 berdoom , 2 bath, 2 car garage in Deltona. Separate family room and dining room with a split plan. Large screened in porch with a shed in the backyard. Fruit trees, very well maintained and ready for immediate occupancy.

Key facts

• Walk-in closet
• Eat-in kitchen
• Granite countertops

Tags

• EAT-IN KITCHEN
• BREAKFAST BAR
• GRANITE COUNTERTOPS
• WALK-IN CLOSET
• PRIVATE ENSUITE BATHROOM
• OVERSIZED SCREENED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-15 ($-175/yr) — negative.
• To cash-flow at today's rent, offer at most $296k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (24.4% below list).
• Recommended offer: $226k (24.4% 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: Pride Elementary School (math 45% / reading 51%, grade D, #1,171 of 2,144 statewide, top 55%, 645 students, 63% FRL); Heritage Middle School (math 38% / reading 41%, grade F, #373 of 571 statewide, top 66%, 993 students, 61% FRL); Pine Ridge High School (math 19% / reading 38%, grade F, #458 of 667 statewide, top 69%, 1,636 students, 54% FRL).
• Market conditions: Rents rising (+2.1%/yr); 389 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 34% of the median local income ($80k/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 $9k 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 86 days — a 6% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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 $63k; list at $299k implies a 375% 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; major 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 $226,057 (24.4% 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. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.21%
• DSCR: 0.99
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.1% rent growth · sell at horizon

5-year hold

• IRR: -17.6%
• Equity multiple: 0.38×
• Total profit: $-51,540
• Equity at exit: $44,582

10-year hold

• IRR: -11.3%
• Equity multiple: 0.35×
• Total profit: $-54,780
• Equity at exit: $25,852

Cash invested: $83,720 (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 32738

• Home prices YoY: -31.8%
• Rents YoY: 2.1%
• Active inventory: 389
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,261 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$108 /mo · $1,295/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $-15

Break-even live

Break-even rent $2,279

Max offer price $296,418

Occupancy floor 96%

Sensitivity live

Price	-10% $155	-5% $70	+0% $-15	+5% $-99	+10% $-184
Rent	-10% $-193	-5% $-104	+0% $-15	+5% $75	+10% $164
Rate	-1.0pp $136	-0.5pp $61	base $-15	+0.5pp $-92	+1.0pp $-171

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1008 Landing Ln Deltona, FL	4.0	2.0	1604	$2,499	$1.56	25d	1	0.76mi
991 Courtland Blvd Deltona, FL	3.0	2.0	1688	$2,000	$1.18	25d	1	1.14mi
1344 Lodge Ter Deltona, FL	3.0	2.0	1152	$1,750	$1.52	25d	1	1.45mi

Listing history 12 events

1. 2026-04-24
   status Pending
2. 2026-01-28
   listed $299,000 Active
3. 2010-04-01
   soldstatus $63,000 243-char remark

   Show marketing remark (243 chars)

   Shortsale. Beautiful 3 berdoom , 2 bath, 2 car garage in Deltona. Separate family room and dining room with a split plan. Large screened in porch with a shed in the backyard. Fruit trees, very well maintained and ready for immediate occupancy.

4. 2010-02-18
   historical 243-char remark

   Show marketing remark (243 chars)

   Shortsale. Beautiful 3 berdoom , 2 bath, 2 car garage in Deltona. Separate family room and dining room with a split plan. Large screened in porch with a shed in the backyard. Fruit trees, very well maintained and ready for immediate occupancy.

5. 2009-04-05
   listed $64,900 243-char remark

   Show marketing remark (243 chars)

   Shortsale. Beautiful 3 berdoom , 2 bath, 2 car garage in Deltona. Separate family room and dining room with a split plan. Large screened in porch with a shed in the backyard. Fruit trees, very well maintained and ready for immediate occupancy.

6. 2007-09-18
   soldstatus $153,000
7. 2007-09-17
   soldstatus $153,000 394-char remark

   Show marketing remark (394 chars)

   BEAUTIFUL "LIKE NEW" HOME IN A SUPER NEIGHBORHOOD. WELL MAINTAINED YARD WITH SPRINKLER SYSTEM. NEWER ROOF. LARGE SCREENED PORCH. BAY WINDOW, EAT IN KITCHEN, SPLIT FLOOR PLAN, HOME WARRANTY, A/C SERVICED TWICE A YEAR , VAULTED CEILINGS, WOOD FLOORS, NEW SMOKEDETECTORS THROUGHOUT HOME. CONVENIENTLY LOCATED CLOSE TO THE NEW SUPER WAL-MART & NEW PUBLIX WITH EASY ACCESS TO SR 415.

8. 2007-08-30
   historical 394-char remark

   Show marketing remark (394 chars)

   BEAUTIFUL "LIKE NEW" HOME IN A SUPER NEIGHBORHOOD. WELL MAINTAINED YARD WITH SPRINKLER SYSTEM. NEWER ROOF. LARGE SCREENED PORCH. BAY WINDOW, EAT IN KITCHEN, SPLIT FLOOR PLAN, HOME WARRANTY, A/C SERVICED TWICE A YEAR , VAULTED CEILINGS, WOOD FLOORS, NEW SMOKEDETECTORS THROUGHOUT HOME. CONVENIENTLY LOCATED CLOSE TO THE NEW SUPER WAL-MART & NEW PUBLIX WITH EASY ACCESS TO SR 415.

9. 2007-05-04
   listed $159,900 394-char remark

   Show marketing remark (394 chars)

   BEAUTIFUL "LIKE NEW" HOME IN A SUPER NEIGHBORHOOD. WELL MAINTAINED YARD WITH SPRINKLER SYSTEM. NEWER ROOF. LARGE SCREENED PORCH. BAY WINDOW, EAT IN KITCHEN, SPLIT FLOOR PLAN, HOME WARRANTY, A/C SERVICED TWICE A YEAR , VAULTED CEILINGS, WOOD FLOORS, NEW SMOKEDETECTORS THROUGHOUT HOME. CONVENIENTLY LOCATED CLOSE TO THE NEW SUPER WAL-MART & NEW PUBLIX WITH EASY ACCESS TO SR 415.

10. 2007-04-30
    historical
11. 2006-09-20
    listed $178,000
12. 1991-03-01
    soldstatus $12,000

ⓘ 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: $1,295 · $108/mo
• Projected year-2 tax: $2,482 · $207/mo
• Expected delta: +$1,187/yr (+$99/mo · 91.7%)

ⓘ 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 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $27,127
• − Mortgage interest: −$16,749
• − Property taxes: −$1,295
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,170
• − Management: −$2,170
• − Depreciation: −$8,698
• Taxable loss: −$5,450
• Est. tax savings @ 24.0%: +$1,308
• After-tax cash flow: $1,133/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): 49,368
• Household income: $80,224
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 636.0

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 46% Hispanic / Latino 37% Black 13% Two or more races 12%
• Hispanic origin (detail): Puerto Rican 23% Cuban 3% Dominican 3%
• Common ancestry: Romanian 2% Italian 2% Slovak 1%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 72% English-only · Spanish 26%

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: ▼ -154.91%
• Current HPI: 331.8842
• Rent YoY: ▲ 2.10%
• 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

+2391.7% since first listed

12 events — show timeline

• 2026-04-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-28 Listed $299,000 Stellar MLS as Distributed by MLS Grid
• 2010-04-01 Sold (MLS) $63,000 Stellar MLS as Distributed by MLS Grid
• 2010-02-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2009-04-05 Listed $64,900 Stellar MLS as Distributed by MLS Grid
• 2007-09-18 Sold (Public Records) $153,000 Public Records
• 2007-09-17 Sold (MLS) $153,000 Stellar MLS as Distributed by MLS Grid
• 2007-08-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-05-04 Listed $159,900 Stellar MLS as Distributed by MLS Grid
• 2007-04-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-09-20 Listed $178,000 Stellar MLS as Distributed by MLS Grid
• 1991-03-01 Sold (Public Records) $12,000 Public Records

Property tax history

-3.2%/yr

Latest (2025): $1,295 · +5.5% YoY. Source: county tax records.