511 S Elsasser St · DeLand, FL 32720

$200,000

3 bd · 2.0 ba · 1,450 sqft · SingleFamily public records · 20 Days on market

Built 1958 0.27 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 +14.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Schools +3.9/10.0
• 1% rule +3.6/10.0
• Livability +3.4/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This house has it all!! Hardwood floors throughout, New Kitchen and Bathrooms, Corner lot w/ privacy fence. This won't last long!

Key facts

• Covered porch
• Real wood cabinets
• Bonus room

Tags

• CORNER LOT
• REAL WOOD CABINETS
• ORIGINAL HARDWOOD FLOORS
• BONUS ROOM
• FENCED BACKYARD
• COVERED PORCH

Property features AI

Finance

• Other: Property zoned 05R1A; Lot size ~0.27 acres (approx. 1/4 to less than 1/2 acre); Asphalt public-maintained road access; Direction from SR 44/New York Ave: turn left on Boundary Ave, left on E Euclid, right on S. Elsasser — home on the left
• Financial info: No lease restrictions reported
• HOA & community: No HOA association; Pets allowed (cats and dogs)

Exterior

• Parking: Covered driveway parking; 1-car carport
• Security: Fire hydrant nearby
• Utilities: Public water; Public sewer; Electricity available and connected; Cable available and connected; BB/HS internet available; Phone available; Underground utilities; Water connected; Sewer connected
• Home design: Single-family residence; One story; Home faces east; Not in a subdivision; Homestead exempt
• Construction: Block and brick construction; Shingle roof; Crawlspace and stem wall foundation; Built area approximately 1450 living area
• Exterior features: Covered patio and rear porch; Front porch; Storage; Oak trees on property; Cleared, level corner lot within city limits; Near public transit; Sidewalks; Street lights

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Crown molding; Solid wood cabinets; Thermostat; Blinds; Attic; Bonus room; Family room; Storage
• Laundry & utility: Laundry room with washer hookup; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $45 ($537/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 $171k (14.3% below list).
• Recommended offer: $171k (14.3% 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: George W. Marks Elementary School (math 48% / reading 53%, grade D+, #1,055 of 2,144 statewide, top 50%, 743 students, 61% 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; 16 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).

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 20 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $55k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $171,476 (14.3% below list)

Questions for the listing agent

1. Built in 1958 — 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. 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: 0.86% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.96%
• DSCR: 1.04
• GRM: 9.7

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: -14.4%
• Equity multiple: 0.48×
• Total profit: $-28,951
• Equity at exit: $29,821

10-year hold

• IRR: -5.1%
• Equity multiple: 0.66×
• Total profit: $-19,036
• Equity at exit: $17,292

Cash invested: $56,000 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,715 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$178 /mo · $2,133/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $45

Break-even live

Break-even rent $1,658

Max offer price $200,000

Occupancy floor 92%

Sensitivity live

Price	-10% $158	-5% $101	+0% $45	+5% $-12	+10% $-68
Rent	-10% $-91	-5% $-23	+0% $45	+5% $113	+10% $180
Rate	-1.0pp $146	-0.5pp $96	base $45	+0.5pp $-7	+1.0pp $-60

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
611 S Boundary Ave DeLand, FL	3.0	2.0	1423	$1,200	$0.84	13d	1	0.09mi
737 S Stone St Deland, FL	3.0	1.5	1050	$1,695	$1.61	25d	1	0.24mi
703 W Chelsea St Deland, FL	3.0	2.0	1000	$1,695	$1.70	16d	1	0.32mi
416 W Howry Ave Deland, FL	3.0	2.0	1857	$1,800	$0.97	25d	1	0.65mi
1014 W Rich Ave Deland, FL	3.0	1.0	1200	$1,721	$1.43	16d	1	0.76mi
118 E Volusia Ave Deland, FL	3.0	2.5	1684	$2,500	$1.48	25d	1	1.00mi
1322 Inkberry Cir Deland, FL	3.0	2.0	1343	$2,550	$1.90	12d	1	1.09mi
116 Hurts CT DeLand, FL	3.0	2.0	1318	$2,100	$1.59	25d	1	1.11mi
1312 Water Willow Dr DeLand, FL	1.0–2.0	1.0–2.0	785	$1,324	$1.69	25d	1	1.17mi
1516 S Boundary St Deland, FL	2.0	1.0	1076	$1,650	$1.53	23d	1	1.24mi
1175 W Minnesota Ave Deland, FL	2.0	2.0	1030	$1,150	$1.12	16d	1	1.25mi
1612 S High St Deland, FL	2.0	1.0	1200	$1,475	$1.23	25d	1	1.28mi
313 Heritage Estates Ln Deland, FL	3.0	2.0	1459	$2,509	$1.72	25d	1	1.34mi
229 W Fiesta Key Loop Deland, FL	3.0	2.0	1614	$2,159	$1.34	0d	1	1.36mi
400 E Howry Ave Deland, FL	1.0–2.0	1.0–2.0	956	$1,995	$2.09	13d	25	1.36mi
641 N Orange Ave Unit 643 DeLand, FL	2.0	1.0	1100	$1,650	$1.50	25d	1	1.37mi

Listing history 22 events

1. 2026-06-22
   days on market $200,000 Active 20 DOM
2. 2026-06-18
   pricestatus $200,000 Active 17 DOM
3. 2026-06-09
   remarks 625-char remark
4. 2026-06-09
   status $255,000 Pending 17 DOM
5. 2026-06-08
   days on market $255,000 Active 17 DOM
6. 2026-06-07
   days on market $255,000 Active 16 DOM
7. 2026-06-05
   days on market $255,000 Active 13 DOM
8. 2026-06-03
   days on market $255,000 Active 12 DOM
9. 2026-06-03
   days on market $255,000 Active 11 DOM
10. 2026-06-01
    days on market $255,000 Active 10 DOM
11. 2026-05-31
    days on market $255,000 Active 9 DOM
12. 2026-05-31
    days on market $255,000 Active 8 DOM
13. 2026-05-22
    listed $255,000 Active
14. 2006-11-27
    soldstatus $180,000
15. 2006-11-20
    soldstatus $180,000 130-char remark

    Show marketing remark (130 chars)

    This house has it all!! Hardwood floors throughout, New Kitchen and Bathrooms, Corner lot w/ privacy fence. This won't last long!

16. 2006-10-30
    soldstatus $150,000
17. 2006-10-29
    historical 130-char remark

    Show marketing remark (130 chars)

    This house has it all!! Hardwood floors throughout, New Kitchen and Bathrooms, Corner lot w/ privacy fence. This won't last long!

18. 2006-10-09
    listed $193,000 130-char remark

    Show marketing remark (130 chars)

    This house has it all!! Hardwood floors throughout, New Kitchen and Bathrooms, Corner lot w/ privacy fence. This won't last long!

19. 2006-07-31
    historical
20. 2006-04-05
    listed $179,000
21. 1979-09-01
    soldstatus $39,000
22. 1978-11-01
    soldstatus $34,900

ⓘ 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: $2,133 · $178/mo
• Projected year-2 tax: $2,133 · $178/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: $20,577
• − Mortgage interest: −$11,203
• − Property taxes: −$2,133
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,646
• − Management: −$1,646
• − Depreciation: −$5,818
• Taxable loss: −$2,869
• Est. tax savings @ 24.0%: +$689
• After-tax cash flow: $1,226/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

+630.7% since first listed

10 events — show timeline

• 2026-05-22 Listed $255,000 Stellar MLS as Distributed by MLS Grid
• 2006-11-27 Sold (Public Records) $180,000 Public Records
• 2006-11-20 Sold (MLS) $180,000 Stellar MLS as Distributed by MLS Grid
• 2006-10-30 Sold (Public Records) $150,000 Public Records
• 2006-10-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-10-09 Listed $193,000 Stellar MLS as Distributed by MLS Grid
• 2006-07-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-04-05 Listed $179,000 Stellar MLS as Distributed by MLS Grid
• 1979-09-01 Sold (Public Records) $39,000 Public Records
• 1978-11-01 Sold (Public Records) $34,900 Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,133 · +3.1% YoY. Source: county tax records.