1627 Saxon Blvd · Deltona, FL 32725

$235,000

3 bd · 2.0 ba · 1,618 sqft · SingleFamily public records · 13 Days on market

Built 1986 0.32 ac 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 +13.2/30.0
• ARV discount +7.5/15.0
• 1% rule +4.2/10.0
• DSCR +4.0/10.0
• 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

Opportunity knocks in Deltona Lakes! This 3-bedroom, 2-bath home sits on an oversized lot and offers incredible potential for investors, flippers, or buyers ready to create their dream home. Major updates already completed include a brand-new roof and septic tank, providing a solid foundation for your renovation vision. Inside, the home features a spacious layout with an open eat-in kitchen, a living/dining room combo complete with a fireplace and built-ins, and a separate family room highlighted by a charming wood-beamed ceiling. Sliding glass doors lead out to a screened lanai overlooking a large backyard with plenty of room to add a pool or design your ideal outdoor retreat. The primary

Key facts

• Open eat in kitchen
• Brand new roof
• New septic tank

Tags

• OVERSIZED LOT
• BRAND NEW ROOF
• NEW SEPTIC TANK
• OPEN EAT IN KITCHEN
• LIVING DINING ROOM COMBO
• FIREPLACE AND BUILT INS

Property features AI

Finance

• Other: Property is homesteaded; Zoning: 01R; Total acreage approximately 0.32 acres (120 x 116 lot dimensions)
• Financial info: Lease restrictions: none
• HOA & community: No association (no HOA); Development: Deltona Lakes

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water; Septic tank sewer; Cable available; Electricity available
• Home design: Single family residence; Residential property; One story; Faces south; Fixer condition
• Construction: Block and stucco construction; Shingle roof; Built on slab; Built / measured living area from public records
• Exterior features: Rear porch; Sliding doors; Shed(s); Cleared and paved lot; Irregular lot shape; Mature landscaping; Asphalt road frontage (public maintained road)

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms
• Flooring: Tile; Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Living room/dining room combo; Vaulted ceilings; Walk-in closet(s); Fireplace in living room; Family room and separate formal living room
• Laundry & utility: No laundry features listed; Slab foundation (utility access at slab level)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-3 ($-41/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (8.2% below list).
• Recommended offer: $216k (8.2% 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 Middle School (math 37% / reading 43%, grade F, #368 of 571 statewide, top 65%, 1,146 students, 60% 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; 421 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 13 days on market — expect competitive offers; lowballing is unlikely to land.

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 $215,621 (8.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.92% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.06%
• DSCR: 1.00
• GRM: 9.1

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: -19.2%
• Equity multiple: 0.34×
• Total profit: $-43,277
• Equity at exit: $35,039

10-year hold

• IRR: -18.1%
• Equity multiple: 0.13×
• Total profit: $-57,433
• Equity at exit: $20,319

Cash invested: $65,800 (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: 421
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,156 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$377 /mo · $4,518/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $-3

Break-even live

Break-even rent $2,160

Max offer price $234,402

Occupancy floor 95%

Sensitivity live

Price	-10% $130	-5% $63	+0% $-3	+5% $-70	+10% $-136
Rent	-10% $-174	-5% $-89	+0% $-3	+5% $82	+10% $167
Rate	-1.0pp $115	-0.5pp $56	base $-3	+0.5pp $-64	+1.0pp $-126

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
882 Trumbull St Deltona, FL	3.0	2.0	1403	$2,076	$1.48	13d	1	0.44mi
1510 Falmouth Ave Deltona, FL	3.0	2.0	1474	$2,000	$1.36	25d	1	0.61mi
1317 Sterling Pointe Dr Deltona, FL	4.0	2.0	1903	$2,300	$1.21	16d	1	0.68mi
1948 Tilburg Ave Deltona, FL	4.0	2.0	1420	$2,420	$1.70	25d	1	0.70mi
1430 Arbor Hill Dr Deltona, FL	4.0	2.0	1903	$2,250	$1.18	25d	1	0.77mi
1208 Bailey Ave Deltona, FL	3.0	2.0	1962	$1,550	$0.79	25d	1	0.79mi
1021 Giovanni St Deltona, FL	4.0	2.0	1378	$1,890	$1.37	25d	1	0.79mi
1007 Matterhorn St Deltona, FL	3.0	2.0	1462	$2,050	$1.40	25d	1	0.94mi
1371 N Normandy Blvd Deltona, FL	3.0	1.0	1100	$1,628	$1.48	16d	1	0.97mi
1123 Wycliffe St Deltona, FL	3.0	2.0	1172	$2,095	$1.79	20d	1	1.13mi
1050 E Lombardy Dr Deltona, FL	3.0	2.0	1500	$1,971	$1.31	13d	1	1.18mi
1074 Gerona Ave Deltona, FL	3.0	2.0	1370	$2,099	$1.53	23d	1	1.20mi
2125 El Campo Ave Deltona, FL	2.0	2.0	1358	$1,989	$1.46	23d	1	1.20mi
1778 Belspring Ave Deltona, FL	4.0	2.0	1750	$2,100	$1.20	25d	1	1.23mi
1011 Gerona Ave Deltona, FL	3.0	1.5	1307	$2,700	$2.07	25d	1	1.27mi
1032 Frost Ln Deltona, FL	3.0	2.0	1346	$2,000	$1.49	25d	1	1.27mi
686 Hager St Deltona, FL	3.0	1.0	1270	$1,760	$1.39	25d	1	1.32mi
927 Westline Ave Deltona, FL	3.0	2.0	1831	$2,331	$1.27	25d	1	1.39mi
276 Kettering Rd Deltona, FL	3.0	2.0	1230	$2,000	$1.63	25d	1	1.49mi
1367 Gainesville Dr Deltona, FL	2.0	1.0	1176	$1,695	$1.44	25d	1	1.49mi

Listing history 1 events

1. 2026-05-14
   listed $235,000 Active 1203-char remark

ⓘ 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: $4,518 · $377/mo
• Projected year-2 tax: $4,518 · $377/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: $25,875
• − Mortgage interest: −$13,164
• − Property taxes: −$4,518
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,070
• − Management: −$2,070
• − Depreciation: −$6,836
• Taxable loss: −$3,959
• Est. tax savings @ 24.0%: +$950
• After-tax cash flow: $909/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

2 events — show timeline

• 2026-05-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-14 Listed $235,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+22.0%/yr

Latest (2025): $4,518 · +7.3% YoY. Source: county tax records.