301 Marsh Landing Loop · Oak Hill, FL 32759

$299,000

2 bd · 2.0 ba · 1,510 sqft · Manufactured public records · 14 Days on market

Built 2006 6,000 sqft lot $121/mo HOA · 5% of rent

---

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 +14.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Schools +3.9/10.0
• 1% rule +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 2 bedroom, 2 bath home is nestled on a beautiful landscaped lot and includes a private well for the timed irrigation system. This open floor plan home features many upgrades including a vaulted ceiling in the living room, tile flooring in the kitchen, living room, dining room and baths, thermal pane windows and sliding glass doors, top down shades in the living room, dining room and master bedroom, a separate den/office, a large screened patio, storage shed with double doors and a triple size driveway and carport. The roof was just replaced in February with architectural shingles. The master suite has a private glass enclosed lanai with tiled flooring and overlooks the greenbelt area. Lighthouse Cove is a beautiful riverside gated community located on the Intracoastal Waterway in Oak Hill. NOT a rental community - OWN YOUR OWN PROPERTY!!! Lighthouse Cove is located on a beautiful parcel of land in one of the world's premier fishing areas on the Indian River Intracoastal Waterway and features a clubhouse, heated swimming pool, fishing pier, picnic pavilions, a boat dock with boat slips and a small boat launching area. This is a beautifully located home. A must see. All measurements are approximate.

Key facts

• Screened patio
• Open floor plan
• Thermal-pane windows

Tags

• LANDSCAPED CORNER LOT
• OPEN FLOOR PLAN
• THERMAL-PANE WINDOWS
• SLIDING GLASS DOORS
• TOP-DOWN BOTTOM-UP SHADES
• SCREENED PATIO

Property features AI

Finance

• Other: Association fee is required
• Financial info: Total annual fees approximately $1,458.60; Lease restrictions apply
• HOA & community: HOA managed by Sentry Management; Monthly HOA fee approximately $121.55; Association approval required; HOA includes pool and recreational facilities; Community amenities: clubhouse, fitness center, pickleball courts, shuffleboard, pool, tennis courts; Deed restrictions; Golf carts allowed; Senior community; Pets allowed (cats and dogs, with number limits); Development: Lighthouse Cove; Community fishing pier, small boat launch for shallow water boats, and picnic area along the Intracoastal

Exterior

• Parking: Covered oversized parking; Carport with 3 spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Phone available; Water connected; Irrigation equipment; One well on property
• Home design: Manufactured double-wide home; One story; North-facing; Completed condition; Entry level: One
• Construction: Vinyl siding; Metal and shingle roof; Crawlspace with pillar/post/pier foundation; Built by Jacobsen Homes
• Exterior features: Enclosed patio/porch; Front porch; Screened porch; Side porch; Rain gutters; Sliding doors; Storage; Mature landscaping; Corner lot; Located within city limits; Landscaped; Private road maintained with asphalt surface

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Central air conditioning
• Interior features: Ceiling fans; Open floorplan; Solid surface counters; Vaulted ceilings; Walk-in closets; Window treatments; Blinds; Thermal windows
• Laundry & utility: Washer; Dryer; Laundry room (inside)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $299k.

Deal economics

• At list price, monthly cash flow is $8 ($99/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 $261k (12.7% below list).
• Recommended offer: $261k (12.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#379 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing 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: Indian River Elementary School (math 57% / reading 55%, grade C+, #832 of 2,144 statewide, top 40%, 613 students, 61% FRL); New Smyrna Beach Middle School (math 43% / reading 43%, grade D-, #331 of 571 statewide, top 59%, 1,037 students, 53% FRL); New Smyrna Beach High School (math 34% / reading 52%, grade F, #255 of 667 statewide, top 39%, 1,810 students, 41% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 88 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

• 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 13y 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 $160k; list at $299k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $261,171 (12.7% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 0.87% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.07%
• DSCR: 1.05
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.1%
• Equity multiple: 0.43×
• Total profit: $-47,893
• Equity at exit: $44,582

10-year hold

• IRR: -7.7%
• Equity multiple: 0.51×
• Total profit: $-40,897
• 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 32759

• Home prices YoY: -2.5%
• Active inventory: 88
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,612 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$175 /mo · $2,100/yr
• Insurance: −$125
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$121
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $8

Break-even live

Break-even rent $2,601

Max offer price $299,000

Occupancy floor 95%

Sensitivity live

Price	-10% $177	-5% $93	+0% $8	+5% $-76	+10% $-161
Rent	-10% $-198	-5% $-95	+0% $8	+5% $111	+10% $215
Rate	-1.0pp $159	-0.5pp $84	base $8	+0.5pp $-69	+1.0pp $-148

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
414 Sioux Blvd Oak Hill, FL	3.0	2.0	1842	$2,800	$1.52	25d	1	0.06mi
429 Ward Dr Unit B Oak Hill, FL	2.0	2.0	1235	$1,350	$1.09	25d	1	0.67mi

HOA detail

• Monthly dues: $121 · $1,452/yr
• Likely covers: waterpoolsecurity

Listing history 11 events

1. 2026-06-22
   statusdays on market $299,000 Pending 14 DOM
2. 2026-06-18
   days on market $299,000 Active 13 DOM
3. 2026-06-17
   days on market $299,000 Active 12 DOM
4. 2026-06-16
   days on market $299,000 Active 11 DOM
5. 2026-06-15
   days on market $299,000 Active 10 DOM
6. 2026-06-14
   days on market $299,000 Active 8 DOM
7. 2026-06-10
   days on market $299,000 Active 5 DOM
8. 2026-06-09
   days on market $299,000 Active 4 DOM
9. 2026-06-08
   days on market $299,000 Active 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $299,000 Active 2 DOM

ⓘ 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: $2,100 · $175/mo
• Projected year-2 tax: $2,482 · $207/mo
• Expected delta: +$382/yr (+$32/mo · 18.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,341
• − Mortgage interest: −$16,749
• − Property taxes: −$2,100
• − Insurance: −$2,292
• − Repairs & maintenance: −$2,507
• − Management: −$2,507
• − HOA: −$1,452
• − Depreciation: −$8,698
• Taxable loss: −$4,965
• Est. tax savings @ 24.0%: +$1,192
• After-tax cash flow: $1,291/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 — Oak Hill

• Score: 71/100
• State rank: #379
• US rank: #6740

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oak Hill, FL
• Population (ZIP): 2,941

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 (81%)
• Race & ethnicity: White 81% Black 12% Hispanic / Latino 4% Two or more races 2% Native American 1%
• Common ancestry: Slovak 3% Serbian 3% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

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: ▼ -10.18%
• Current HPI: 397.7064
• 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

+130.2% since first listed

14 events — show timeline

• 2026-06-05 Listed $299,000 Stellar MLS as Distributed by MLS Grid
• 2016-08-24 Sold (Public Records) $160,000 Public Records
• 2016-08-19 Sold (MLS) $160,000 Stellar MLS as Distributed by MLS Grid
• 2016-08-19 Sold (MLS) $160,000 NSBMLS
• 2016-04-06 Contingent — NSBMLS
• 2016-04-01 Relisted — NSBMLS
• 2016-03-28 Contingent — NSBMLS
• 2016-03-19 Listed $163,900 NSBMLS
• 2016-03-18 Listed $163,900 Stellar MLS as Distributed by MLS Grid
• 2013-03-25 Sold (Public Records) $128,000 Public Records
• 2013-03-22 Sold (MLS) $128,000 Stellar MLS as Distributed by MLS Grid
• 2013-03-22 Sold (MLS) $128,000 NSBMLS
• 2013-02-06 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2013-02-06 Listed $129,900 NSBMLS

Property tax history

-3.2%/yr

Latest (2025): $2,100 · +2.0% YoY. Source: county tax records.