260 Longwood Dr · Deltona, FL 32764

$199,000

4 bd · 2.0 ba · 1,144 sqft · SingleFamily public records · 176 Days on market

Built 1968 0.44 ac lot ↓ 7% since listing

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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 +11.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0

Listing remarks MLS

New Roof completed and yard cleared. New pictures coming soon. BUYERS, this home can be financed!!! Call me for details. Rehab opportunity with great potential upside on nearly a HALF an ACRE in Osteen, FL! Tired of living on top of your neighbors, not having any privacy or being told what you can't do on your own property? Bring your tools, vision, and creativity to this 4-bedroom, 2-bath, 1,540 sq. ft. 1968-built block home sitting on a generous . 43-acre lot in the peaceful, country setting of Osteen. This property is perfect for flippers, landlords, DIY enthusiasts, or anyone looking for a project with strong upside potential. The home offers a functional layout ready for updates, redesign, or full renovation. With NO HOA restrictions, you have the freedom to add workshops, park equipment or toys, expand the footprint, create outdoor living space or your ideal rural homestead. The large lot delivers room to breathe, for pets, family and the privacy that comes with country living—while still being conveniently located between Sanford, Deltona, and New Smyrna. Whether you’re looking for your next flip, rental investment, or a project to customize, this property offers solid bones, a great location and the foundation you’ve been searching for. Perfect for cash buyers. Bring your tools and imagination—this Osteen opportunity won’t last.

Key facts

• Country living
• Large lot
• No hoa restrictions

Tags

• NO HOA RESTRICTIONS
• LARGE LOT
• COUNTRY LIVING
• FUNCTIONAL LAYOUT
• PEACEFUL COUNTRY SETTING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-75 ($-903/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (26.9% below list).
• Recommended offer: $146k (26.9% 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: 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: 85 active listings in the ZIP; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Volusia County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 176 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,521 (26.9% 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 176 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 0.73% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.62%
• DSCR: 0.93
• GRM: 11.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.1%
• Equity multiple: 2.86×
• Total profit: $103,517
• Equity at exit: $179,275

10-year hold

• IRR: 20.6%
• Equity multiple: 6.54×
• Total profit: $308,469
• Equity at exit: $386,613

Cash invested: $55,720 (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 32764

• Home prices YoY: 11.7%
• Active inventory: 85
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,455 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$98 /mo · $1,181/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $-75

Break-even live

Break-even rent $1,550

Max offer price $185,705

Occupancy floor —

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-31
   days on market $199,000 Active 176 DOM
2. 2026-01-22
   status Active 1388-char remark

   Show marketing remark (1388 chars)

   New Roof completed and yard cleared. New pictures coming soon. BUYERS, this home can be financed!!! Call me for details. Rehab opportunity with great potential upside on nearly a HALF an ACRE in Osteen, FL! Tired of living on top of your neighbors, not having any privacy or being told what you can't do on your own property? Bring your tools, vision, and creativity to this 4-bedroom, 2-bath, 1,540 sq. ft. 1968-built block home sitting on a generous . 43-acre lot in the peaceful, country setting of Osteen. This property is perfect for flippers, landlords, DIY enthusiasts, or anyone looking for a project with strong upside potential. The home offers a functional layout ready for updates, redesign, or full renovation. With NO HOA restrictions, you have the freedom to add workshops, park equipment or toys, expand the footprint, create outdoor living space or your ideal rural homestead. The large lot delivers room to breathe, for pets, family and the privacy that comes with country living—while still being conveniently located between Sanford, Deltona, and New Smyrna. Whether you’re looking for your next flip, rental investment, or a project to customize, this property offers solid bones, a great location and the foundation you’ve been searching for. Perfect for cash buyers. Bring your tools and imagination—this Osteen opportunity won’t last.

3. 2026-01-22
   price $199,000 1388-char remark

   Show marketing remark (1388 chars)

   New Roof completed and yard cleared. New pictures coming soon. BUYERS, this home can be financed!!! Call me for details. Rehab opportunity with great potential upside on nearly a HALF an ACRE in Osteen, FL! Tired of living on top of your neighbors, not having any privacy or being told what you can't do on your own property? Bring your tools, vision, and creativity to this 4-bedroom, 2-bath, 1,540 sq. ft. 1968-built block home sitting on a generous . 43-acre lot in the peaceful, country setting of Osteen. This property is perfect for flippers, landlords, DIY enthusiasts, or anyone looking for a project with strong upside potential. The home offers a functional layout ready for updates, redesign, or full renovation. With NO HOA restrictions, you have the freedom to add workshops, park equipment or toys, expand the footprint, create outdoor living space or your ideal rural homestead. The large lot delivers room to breathe, for pets, family and the privacy that comes with country living—while still being conveniently located between Sanford, Deltona, and New Smyrna. Whether you’re looking for your next flip, rental investment, or a project to customize, this property offers solid bones, a great location and the foundation you’ve been searching for. Perfect for cash buyers. Bring your tools and imagination—this Osteen opportunity won’t last.

4. 2026-01-21
   status Pending 1388-char remark

   Show marketing remark (1388 chars)

   New Roof completed and yard cleared. New pictures coming soon. BUYERS, this home can be financed!!! Call me for details. Rehab opportunity with great potential upside on nearly a HALF an ACRE in Osteen, FL! Tired of living on top of your neighbors, not having any privacy or being told what you can't do on your own property? Bring your tools, vision, and creativity to this 4-bedroom, 2-bath, 1,540 sq. ft. 1968-built block home sitting on a generous . 43-acre lot in the peaceful, country setting of Osteen. This property is perfect for flippers, landlords, DIY enthusiasts, or anyone looking for a project with strong upside potential. The home offers a functional layout ready for updates, redesign, or full renovation. With NO HOA restrictions, you have the freedom to add workshops, park equipment or toys, expand the footprint, create outdoor living space or your ideal rural homestead. The large lot delivers room to breathe, for pets, family and the privacy that comes with country living—while still being conveniently located between Sanford, Deltona, and New Smyrna. Whether you’re looking for your next flip, rental investment, or a project to customize, this property offers solid bones, a great location and the foundation you’ve been searching for. Perfect for cash buyers. Bring your tools and imagination—this Osteen opportunity won’t last.

5. 2025-12-04
   listed $215,000 Active 1388-char remark

   Show marketing remark (1388 chars)

   New Roof completed and yard cleared. New pictures coming soon. BUYERS, this home can be financed!!! Call me for details. Rehab opportunity with great potential upside on nearly a HALF an ACRE in Osteen, FL! Tired of living on top of your neighbors, not having any privacy or being told what you can't do on your own property? Bring your tools, vision, and creativity to this 4-bedroom, 2-bath, 1,540 sq. ft. 1968-built block home sitting on a generous . 43-acre lot in the peaceful, country setting of Osteen. This property is perfect for flippers, landlords, DIY enthusiasts, or anyone looking for a project with strong upside potential. The home offers a functional layout ready for updates, redesign, or full renovation. With NO HOA restrictions, you have the freedom to add workshops, park equipment or toys, expand the footprint, create outdoor living space or your ideal rural homestead. The large lot delivers room to breathe, for pets, family and the privacy that comes with country living—while still being conveniently located between Sanford, Deltona, and New Smyrna. Whether you’re looking for your next flip, rental investment, or a project to customize, this property offers solid bones, a great location and the foundation you’ve been searching for. Perfect for cash buyers. Bring your tools and imagination—this Osteen opportunity won’t last.

ⓘ 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: $1,181 · $98/mo
• Projected year-2 tax: $1,652 · $138/mo
• Expected delta: +$471/yr (+$39/mo · 39.9%)

ⓘ 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 ≥107°F today · 22 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: $17,463
• − Mortgage interest: −$11,147
• − Property taxes: −$1,181
• − Insurance: −$995
• − Repairs & maintenance: −$1,397
• − Management: −$1,397
• − Depreciation: −$5,789
• Taxable loss: −$4,443
• Est. tax savings @ 24.0%: +$1,066
• After-tax cash flow: $163/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

• City population: 101,355
• Population (ZIP): 2,744

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 7% Two or more races 6% Black 2%
• Hispanic origin (detail): Puerto Rican 2% Cuban 3%
• Common ancestry: Slovak 5% Lithuanian 3% Italian 3%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 4% French/Haitian/Cajun 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: ▲ 55.42%
• Current HPI: 531.22
• Rent YoY: —
• Metro: —
• 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

-7.4% since first listed

4 events — show timeline

• 2026-01-22 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-22 Price Changed $199,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-12-04 Listed $215,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+1.7%/yr

Latest (2025): $1,181 · +2.8% YoY. Source: county tax records.