900 Sherwood Dr · DeLand, FL 32720

$215,000

5 bd · 3.0 ba · 1,834 sqft · SingleFamily public records · 29 Days on market

Built 1971 7,035 sqft lot

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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 +18.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +4.8/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. 7 Bedrooms | 3 Bathrooms | Endless Potential Opportunity awaits at 900 Sherwood Drive in DeLand! This spacious 7-bedroom, 3-bathroom home is perfect for a large family or savvy investor looking for their next project. With the roof replaced in 2017, a major expense has already been taken care of. The remaining updates are primarily cosmetic, providing the perfect opportunity to add your own style, increase value, and make this property truly shine. Whether you’re looking for a renovation project, rental income opportunity, resale investment, or a spacious place to call home, this property offers exceptional potential. Conveniently located nea

Key facts

• Roof replaced
• 7,035 sq ft lot
• Built 1971

Tags

• ROOF REPLACED

Property features AI

Finance

• Other: Lot around 0.16 acres (approx. 67 x 105); Public records list living area as 1,834 square feet; Direction faces: East
• Financial info: No lease restrictions; Homesteaded
• HOA & community: No HOA association listed; Development: Candlelight Oaks

Exterior

• Utilities: No listed water source; Public sewer; Electricity available and connected
• Home design: Single family residence; One story; East-facing entry
• Construction: Stucco construction; Shingle roof; Slab foundation; Built as residential single-family
• Exterior features: Exterior lighting; Concrete road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 7 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Other heating; Central air; Attic fan
• Interior features: Range; Refrigerator; Ceramic tile flooring
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (2.1% below list).
• Recommended offer: $211k (2.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#498 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime B; Watch: amenities F, commute F, health & safety D-.
• 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: Edith I. Starke Elementary School (math 42% / reading 32%, grade F, #1,609 of 2,144 statewide, top 77%, 297 students, 83% FRL); Southwestern Middle School (math 38% / reading 44%, grade F, #353 of 571 statewide, top 63%, 697 students, 63% FRL); Deland High School (math 26% / reading 45%, grade F, #367 of 667 statewide, top 57%, 2,926 students, 50% FRL).
• Market conditions: Rents rising (+3.4%/yr); 444 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 37% of the median local income ($69k/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 $1k of loan paydown is wiped out by about $6k 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 29 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $112k; list at $215k implies a 92% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,532 (2.1% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.23%
• DSCR: 1.19
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.36% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.66×
• Total profit: $-20,537
• Equity at exit: $32,057

10-year hold

• IRR: 0.6%
• Equity multiple: 1.05×
• Total profit: $2,741
• Equity at exit: $18,589

Cash invested: $60,200 (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 32720

• Rents YoY: 3.4%
• Active inventory: 444
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,105 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$234 /mo · $2,805/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $212

Break-even live

Break-even rent $1,836

Max offer price $215,000

Occupancy floor 85%

Sensitivity live

Price	-10% $334	-5% $273	+0% $212	+5% $152	+10% $91
Rent	-10% $46	-5% $129	+0% $212	+5% $296	+10% $379
Rate	-1.0pp $321	-0.5pp $267	base $212	+0.5pp $157	+1.0pp $100

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 S Dexter Ave DeLand, FL	5.0	2.0	1830	$1,300	$0.71	15d	1	0.60mi

Listing history 17 events

1. 2026-06-17
   status $215,000 Pending 29 DOM
2. 2026-06-16
   days on market $215,000 Active 29 DOM
3. 2026-06-15
   days on market $215,000 Active 28 DOM
4. 2026-06-14
   remarks 693-char remark
5. 2026-06-14
   pricedays on market $215,000 Active 26 DOM
6. 2026-06-10
   days on market $220,000 Active 23 DOM
7. 2026-06-09
   days on market $220,000 Active 22 DOM
8. 2026-06-08
   days on market $220,000 Active 21 DOM
9. 2026-06-07
   days on market $220,000 Active 20 DOM
10. 2026-06-05
    days on market $220,000 Active 17 DOM
11. 2026-06-03
    days on market $220,000 Active 16 DOM
12. 2026-06-03
    days on market $220,000 Active 15 DOM
13. 2026-06-01
    days on market $220,000 Active 14 DOM
14. 2026-05-31
    days on market $220,000 Active 13 DOM
15. 2026-05-31
    days on market $220,000 Active 12 DOM
16. 2026-05-18
    listed $220,000 Active
17. 2005-02-03
    soldstatus $112,000

ⓘ 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: $2,805 · $234/mo
• Projected year-2 tax: $2,805 · $234/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 2/10 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: $25,264
• − Mortgage interest: −$12,043
• − Property taxes: −$2,805
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,021
• − Management: −$2,021
• − Depreciation: −$6,255
• Taxable loss: −$956
• Est. tax savings @ 24.0%: +$229
• After-tax cash flow: $2,778/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 — DeLand

• Score: 68/100
• State rank: #498
• US rank: #9197

Category grades

Amenities F Commute F Cost of living A Crime B Employment C Housing A+ Health & safety D- User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: DeLand, FL
• County: Volusia County · 556,871 people
• City population: 81,399
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• Population (ZIP): 36,259
• Household income: $68,830
• Rent vs Own: 30.5% rent · 69.5% own
• Severe rent burden: 1145.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 21% Black 11% Two or more races 9%
• Hispanic origin (detail): Mexican 6% Puerto Rican 9% Cuban 3%
• Common ancestry: Lithuanian 1% Slovak 1% Serbian 1%
• Foreign-born: 7% · Canada, Jamaica, Vietnam
• Languages at home: 85% English-only · Spanish 13%

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: ▼ -194.54%
• Current HPI: 330.7324
• Rent YoY: ▲ 3.36%
• 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

+92.0% since first listed

4 events — show timeline

• 2026-06-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-06-12 Price Changed $215,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-18 Listed $220,000 Stellar MLS as Distributed by MLS Grid
• 2005-02-03 Sold (Public Records) $112,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $2,805 · +3.8% YoY. Source: county tax records.