232 Meadow Lark Dr · Deltona, FL 32764

$169,000

3 bd · 2.0 ba · 1,464 sqft · Condo public records · 129 Days on market

Built 1979 $310/mo HOA

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Why this score? — see what drove the B+ 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 +27.6/30.0
• Appreciation +10.0/10.0
• DSCR +9.7/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to resort-style living in Kove Estates, a sought-after 55+ co-op community offering an exceptional lifestyle behind the gates. Residents enjoy nine-hole golf year-round, two sparkling swimming pools (including one heated), tennis courts, pickleball, and community events — all designed to make every day feel like a vacation. This spacious three-bedroom, two-bath home is ideally situated on a desirable corner lot and features a circular driveway for added convenience and curb appeal. Inside, you’ll find generous living spaces including a bright and inviting Florida room perfect for relaxing or entertaining. Additional highlights include a covered carport and storage shed. Conveniently located just off State Road 415, with easy access to Sanford and Deltona, this home offers both tranquility and accessibility. Experience the ease and enjoyment of active adult living at its finest. Call today for more details and a complete list of updates.

Key facts

• Two swimming pools
• Pickleball
• Resort style living

Tags

• RESORT STYLE LIVING
• NINE HOLE GOLF
• TWO SWIMMING POOLS
• TENNIS COURTS
• PICKLEBALL
• CIRCULAR DRIVEWAY

🏢 Co-op / cooperative unit. The $169,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $169k.

Deal economics

• At list price, monthly cash flow is $504 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $149k (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: 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: Osteen Elementary School (math 54% / reading 56%, grade C, #872 of 2,144 statewide, top 42%, 469 students, 60% 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: 87 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).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k 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 $47k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; list at $169k implies a 174% 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 $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 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: 1.36% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.78%
• DSCR: 1.57
• GRM: 6.1

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: 33.7%
• Equity multiple: 3.63×
• Total profit: $124,253
• Equity at exit: $152,249

10-year hold

• IRR: 29.1%
• Equity multiple: 8.20×
• Total profit: $340,917
• Equity at exit: $328,330

Cash invested: $47,320 (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: 87
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,299 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$46 /mo · $549/yr
• Insurance: −$70
• HOA: −$310
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $504

Break-even live

Break-even rent $1,661

Max offer price $169,000

Occupancy floor 73%

Sensitivity live

Price	-10% $599	-5% $552	+0% $504	+5% $456	+10% $408
Rent	-10% $322	-5% $413	+0% $504	+5% $595	+10% $685
Rate	-1.0pp $589	-0.5pp $547	base $504	+0.5pp $460	+1.0pp $415

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3031 Staten Dr Deltona, FL	3.0	2.0	1706	$2,299	$1.35	7d	1	1.20mi
3031 Staten Dr Deltona, FL	3.0	2.0	1706	$2,299	$1.35	0d	1	1.20mi

HOA detail condo

• Monthly dues: $310 · $3,720/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-22
   days on market $169,000 Active 129 DOM
2. 2026-06-18
   days on market $169,000 Active 126 DOM
3. 2026-06-17
   days on market $169,000 Active 125 DOM
4. 2026-06-16
   days on market $169,000 Active 124 DOM
5. 2026-06-15
   days on market $169,000 Active 123 DOM
6. 2026-06-14
   days on market $169,000 Active 121 DOM
7. 2026-06-10
   days on market $169,000 Active 118 DOM
8. 2026-06-09
   days on market $169,000 Active 117 DOM
9. 2026-06-08
   days on market $169,000 Active 116 DOM
10. 2026-06-07
    days on market $169,000 Active 115 DOM
11. 2026-06-05
    days on market $169,000 Active 112 DOM
12. 2026-06-03
    days on market $169,000 Active 111 DOM
13. 2026-06-03
    days on market $169,000 Active 110 DOM
14. 2026-06-01
    days on market $169,000 Active 109 DOM
15. 2026-05-31
    days on market $169,000 Active 108 DOM
16. 2026-05-31
    pricedays on market $169,000 Active 107 DOM
17. 2026-02-12
    listed $179,000 Active 970-char remark

    Show marketing remark (970 chars)

    Welcome to resort-style living in Kove Estates, a sought-after 55+ co-op community offering an exceptional lifestyle behind the gates. Residents enjoy nine-hole golf year-round, two sparkling swimming pools (including one heated), tennis courts, pickleball, and community events — all designed to make every day feel like a vacation. This spacious three-bedroom, two-bath home is ideally situated on a desirable corner lot and features a circular driveway for added convenience and curb appeal. Inside, you’ll find generous living spaces including a bright and inviting Florida room perfect for relaxing or entertaining. Additional highlights include a covered carport and storage shed. Conveniently located just off State Road 415, with easy access to Sanford and Deltona, this home offers both tranquility and accessibility. Experience the ease and enjoyment of active adult living at its finest. Call today for more details and a complete list of updates.

18. 2015-09-08
    soldstatus $61,700 Sold 700-char remark

    Show marketing remark (700 chars)

    Beautiful home in the unique Kove Estates Subdivision, Clean, Well Maintained corner home in quaint area of Osteen Close to shopping, Beaches, 417 and many area attractions. This home boosts and added 30X 10 back porch area for extra entertaining space. 3/2 with remolded baths and thermal pane windows throughout. Large Kitchen with wooden cabinetry and a small eat in bar area. Located on the property for your enjoyment are 2 pools 1 roman and 1 standard heated, and 2 club houses. Also includes free golfing and group activities. Gated/ Golf subdivision. In addition to all this you also receive family privileges. Come see this true beauty this home was owned by one family for many, many years.

19. 2015-08-31
    status Pending 700-char remark

    Show marketing remark (700 chars)

    Beautiful home in the unique Kove Estates Subdivision, Clean, Well Maintained corner home in quaint area of Osteen Close to shopping, Beaches, 417 and many area attractions. This home boosts and added 30X 10 back porch area for extra entertaining space. 3/2 with remolded baths and thermal pane windows throughout. Large Kitchen with wooden cabinetry and a small eat in bar area. Located on the property for your enjoyment are 2 pools 1 roman and 1 standard heated, and 2 club houses. Also includes free golfing and group activities. Gated/ Golf subdivision. In addition to all this you also receive family privileges. Come see this true beauty this home was owned by one family for many, many years.

20. 2015-07-25
    price $59,900 700-char remark

    Show marketing remark (700 chars)

    Beautiful home in the unique Kove Estates Subdivision, Clean, Well Maintained corner home in quaint area of Osteen Close to shopping, Beaches, 417 and many area attractions. This home boosts and added 30X 10 back porch area for extra entertaining space. 3/2 with remolded baths and thermal pane windows throughout. Large Kitchen with wooden cabinetry and a small eat in bar area. Located on the property for your enjoyment are 2 pools 1 roman and 1 standard heated, and 2 club houses. Also includes free golfing and group activities. Gated/ Golf subdivision. In addition to all this you also receive family privileges. Come see this true beauty this home was owned by one family for many, many years.

21. 2015-05-15
    listed $64,900 Active 700-char remark

    Show marketing remark (700 chars)

    Beautiful home in the unique Kove Estates Subdivision, Clean, Well Maintained corner home in quaint area of Osteen Close to shopping, Beaches, 417 and many area attractions. This home boosts and added 30X 10 back porch area for extra entertaining space. 3/2 with remolded baths and thermal pane windows throughout. Large Kitchen with wooden cabinetry and a small eat in bar area. Located on the property for your enjoyment are 2 pools 1 roman and 1 standard heated, and 2 club houses. Also includes free golfing and group activities. Gated/ Golf subdivision. In addition to all this you also receive family privileges. Come see this true beauty this home was owned by one family for many, many years.

ⓘ 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: $549 · $46/mo
• Projected year-2 tax: $1,403 · $117/mo
• Expected delta: +$854/yr (+$71/mo · 155.6%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 21 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: $27,588
• − Mortgage interest: −$9,467
• − Property taxes: −$549
• − Insurance: −$845
• − Repairs & maintenance: −$2,207
• − Management: −$2,207
• − HOA: −$3,720
• − Depreciation: −$4,916
• Taxable income: $3,677
• Est. tax owed @ 24.0%: −$883
• After-tax cash flow: $5,163/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

+175.8% since first listed

5 events — show timeline

• 2026-02-12 Listed $179,000 Stellar MLS as Distributed by MLS Grid
• 2015-09-08 Sold (MLS) $61,700 Stellar MLS as Distributed by MLS Grid
• 2015-08-31 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-07-25 Price Changed $59,900 Stellar MLS as Distributed by MLS Grid
• 2015-05-15 Listed $64,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.7%/yr

Latest (2025): $549 · +0.1% YoY. Source: county tax records.