1592 Langan Ave · Deltona, FL 32738

$280,000

3 bd · 2.0 ba · 1,347 sqft · SingleFamily public records · 75 Days on market

Built 2003 10,000 sqft lot

---

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 +13.1/30.0
• ARV discount +7.5/15.0
• DSCR +3.9/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Under contract-accepting backup offers. Short Sale. Welcome home! This move-in ready 3-bedroom, 2-bath home is tucked into a quiet Deltona Lakes neighborhood and offers a big, fully fenced yard—perfect for pets, playtime, or weekend get-togethers. You’ll love the updates already done for you, including refreshed bathrooms, new windows (2024), new appliances, and a newer roof (2022) for extra peace of mind. Even better, the location puts you close to everything Central Florida have for you. With quick access to I-4, you’re about 30 minutes from downtown DeLand and Sanford, the Volusia County beaches, Orlando Sanford International Airport, and all the fun and energy of Orlando.

Key facts

• Quick access to i-4
• Newer roof
• Refreshed bathrooms

Tags

• FULLY FENCED YARD
• REFRESHED BATHROOMS
• NEW WINDOWS
• NEW APPLIANCES
• NEWER ROOF
• QUICK ACCESS TO I-4

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-9 ($-102/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (26.0% below list).
• Recommended offer: $207k (26.0% 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: schools D+, 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.
• Market conditions: Rents rising (+2.1%/yr); 383 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 31% of the median local income ($80k/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 $8k 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 75 days — a 6% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y ago; this cycle's ask has dropped $30k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $98k; list at $280k implies a 186% 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; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $207,233 (26.0% 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. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.74% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.13%
• DSCR: 0.99
• GRM: 11.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.1% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.39×
• Total profit: $-47,922
• Equity at exit: $41,749

10-year hold

• IRR: -11.1%
• Equity multiple: 0.36×
• Total profit: $-50,519
• Equity at exit: $24,209

Cash invested: $78,400 (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 32738

• Home prices YoY: -31.8%
• Rents YoY: 2.1%
• Active inventory: 383
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,072 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$61 /mo · $728/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-9

Break-even live

Break-even rent $2,083

Max offer price $278,494

Occupancy floor 95%

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1498 Keeling Dr Deltona, FL	3.0	2.0	1211	$2,300	$1.90	23d	1	0.33mi
2761 Summerfield St Deltona, FL	4.0	2.0	1812	$2,600	$1.43	14d	1	0.43mi
3087 Blaine Cir Deltona, FL	3.0	2.0	1128	$1,795	$1.59	18d	1	0.61mi
1270 Montoya Dr Deltona, FL	3.0	2.0	1392	$1,995	$1.43	11d	1	0.63mi
1931 English Dr Deltona, FL	4.0	2.0	1480	$1,800	$1.22	18d	1	0.82mi
3020 Norlina St Deltona, FL	3.0	2.0	1770	$2,100	$1.19	23d	1	0.83mi
2011 Keyes Ln Deltona, FL	3.0	2.0	1359	$1,900	$1.40	23d	1	0.84mi
2531 Newmark Dr Deltona, FL	4.0	2.0	1836	$2,319	$1.26	14d	1	0.85mi
2902 Cardinal St Unit 2904202 Deltona, FL	2.0	2.0	1100	$1,791	$1.63	23d	1	1.07mi
2902 Cardinal St Unit 2904109 Deltona, FL	2.0	2.0	1100	$1,725	$1.57	23d	1	1.07mi
2902 Cardinal St Unit 2904305 Deltona, FL	2.0	2.0	1100	$1,646	$1.50	23d	1	1.07mi
2902 Cardinal St Unit 2904106 Deltona, FL	2.0	2.0	1100	$1,542	$1.40	23d	1	1.07mi
2902 Cardinal St Unit 2904203 Deltona, FL	2.0	2.0	1100	$1,604	$1.46	23d	1	1.07mi
2902 Cardinal St Unit 2904310 Deltona, FL	2.0	2.0	1100	$2,100	$1.91	23d	1	1.07mi
2902 Cardinal St Unit 2904309 Deltona, FL	2.0	2.0	1100	$2,075	$1.89	23d	1	1.07mi
2902 Cardinal St Unit 2904210 Deltona, FL	2.0	2.0	1100	$2,050	$1.86	23d	1	1.07mi
2902 Cardinal St Unit 2904209 Deltona, FL	2.0	2.0	1100	$2,025	$1.84	23d	1	1.07mi
2902 Cardinal St Unit 2904110 Deltona, FL	2.0	2.0	1100	$2,000	$1.82	23d	1	1.07mi
2902 Cardinal St Unit 2904104 Deltona, FL	2.0	2.0	1100	$1,950	$1.77	23d	1	1.07mi
2902 Cardinal St Unit 2904307 Deltona, FL	2.0	2.0	1100	$1,836	$1.67	23d	1	1.07mi
1732 Mitten Ter Deltona, FL	3.0	2.0	1039	$1,675	$1.61	23d	1	1.16mi
1344 Lodge Ter Deltona, FL	3.0	2.0	1152	$1,750	$1.52	23d	1	1.19mi
1896 Van Allen Cir Deltona, FL	3.0	2.0	1350	$1,950	$1.44	18d	1	1.22mi
1896 Van Allen Cir Deltona, FL	3.0	2.0	1350	$1,950	$1.44	14d	1	1.22mi
2201 Conway Dr Unit 2201 Deltona, FL	2.0	2.0	975	$1,797	$1.84	23d	1	1.24mi
991 Courtland Blvd Deltona, FL	3.0	2.0	1688	$2,000	$1.18	23d	1	1.30mi
2212 Florida Dr Deltona, FL	3.0	2.0	1080	$1,495	$1.38	18d	1	1.32mi
2033 Quintilis Ct Deltona, FL	3.0	2.0	1481	$2,000	$1.35	21d	1	1.35mi
2261 Conway Dr Deltona, FL	3.0	2.0	1212	$1,805	$1.49	18d	1	1.41mi
2225 W Dana Dr Deltona, FL	3.0	1.0	1200	$1,775	$1.48	23d	1	1.42mi
2272 Kent Rd Deltona, FL	3.0	2.0	1622	$1,666	$1.03	18d	1	1.44mi

Listing history 19 events

1. 2026-05-19
   status Pending 702-char remark

   Show marketing remark (702 chars)

   Under contract-accepting backup offers. Short Sale. Welcome home! This move-in ready 3-bedroom, 2-bath home is tucked into a quiet Deltona Lakes neighborhood and offers a big, fully fenced yard—perfect for pets, playtime, or weekend get-togethers. You’ll love the updates already done for you, including refreshed bathrooms, new windows (2024), new appliances, and a newer roof (2022) for extra peace of mind. Even better, the location puts you close to everything Central Florida have for you. With quick access to I-4, you’re about 30 minutes from downtown DeLand and Sanford, the Volusia County beaches, Orlando Sanford International Airport, and all the fun and energy of Orlando.

2. 2026-05-05
   price $280,000 702-char remark

   Show marketing remark (702 chars)

   Under contract-accepting backup offers. Short Sale. Welcome home! This move-in ready 3-bedroom, 2-bath home is tucked into a quiet Deltona Lakes neighborhood and offers a big, fully fenced yard—perfect for pets, playtime, or weekend get-togethers. You’ll love the updates already done for you, including refreshed bathrooms, new windows (2024), new appliances, and a newer roof (2022) for extra peace of mind. Even better, the location puts you close to everything Central Florida have for you. With quick access to I-4, you’re about 30 minutes from downtown DeLand and Sanford, the Volusia County beaches, Orlando Sanford International Airport, and all the fun and energy of Orlando.

3. 2026-03-05
   listed $310,000 Active 702-char remark

   Show marketing remark (702 chars)

   Under contract-accepting backup offers. Short Sale. Welcome home! This move-in ready 3-bedroom, 2-bath home is tucked into a quiet Deltona Lakes neighborhood and offers a big, fully fenced yard—perfect for pets, playtime, or weekend get-togethers. You’ll love the updates already done for you, including refreshed bathrooms, new windows (2024), new appliances, and a newer roof (2022) for extra peace of mind. Even better, the location puts you close to everything Central Florida have for you. With quick access to I-4, you’re about 30 minutes from downtown DeLand and Sanford, the Volusia County beaches, Orlando Sanford International Airport, and all the fun and energy of Orlando.

4. 2010-06-07
   soldstatus $98,000
5. 2010-05-28
   soldstatus $98,000 269-char remark

   Show marketing remark (269 chars)

   NOT a Short Sale. Move-in condition. Newly painted with all brand new appliances and Berber carpet. Home warranty included. kitchen cabinets to be completed by 4/23. Quick response!See attachment for recent sold COMPARABLES (1 mile / 3 months) supporting listing price.

6. 2010-04-19
   historical 269-char remark

   Show marketing remark (269 chars)

   NOT a Short Sale. Move-in condition. Newly painted with all brand new appliances and Berber carpet. Home warranty included. kitchen cabinets to be completed by 4/23. Quick response!See attachment for recent sold COMPARABLES (1 mile / 3 months) supporting listing price.

7. 2010-04-16
   listed $105,000 269-char remark

   Show marketing remark (269 chars)

   NOT a Short Sale. Move-in condition. Newly painted with all brand new appliances and Berber carpet. Home warranty included. kitchen cabinets to be completed by 4/23. Quick response!See attachment for recent sold COMPARABLES (1 mile / 3 months) supporting listing price.

8. 2010-04-06
   soldstatus $63,000
9. 2010-03-19
   historical
10. 2010-03-12
    listed $61,900
11. 2009-09-11
    historical
12. 2009-04-15
    listed $75,500
13. 2006-10-10
    soldstatus $198,000
14. 2006-09-15
    soldstatus $198,000
15. 2006-08-27
    historical
16. 2006-07-21
    listed $199,900
17. 2006-07-20
    historical
18. 2006-04-29
    listed $199,900
19. 2002-10-15
    soldstatus $25,000

ⓘ 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: $728 · $61/mo
• Projected year-2 tax: $2,324 · $194/mo
• Expected delta: +$1,596/yr (+$133/mo · 219.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 18 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: $24,868
• − Mortgage interest: −$15,684
• − Property taxes: −$728
• − Insurance: −$1,400
• − Repairs & maintenance: −$1,989
• − Management: −$1,989
• − Depreciation: −$8,145
• Taxable loss: −$5,068
• Est. tax savings @ 24.0%: +$1,216
• After-tax cash flow: $1,114/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): 49,368
• Household income: $80,224
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 636.0

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 46% Hispanic / Latino 37% Black 13% Two or more races 12%
• Hispanic origin (detail): Puerto Rican 23% Cuban 3% Dominican 3%
• Common ancestry: Romanian 2% Italian 2% Slovak 1%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 72% English-only · Spanish 26%

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: ▼ -154.91%
• Current HPI: 331.8842
• Rent YoY: ▲ 2.10%
• 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

+1020.0% since first listed

19 events — show timeline

• 2026-05-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-05 Price Changed $280,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-05 Listed $310,000 Stellar MLS as Distributed by MLS Grid
• 2010-06-07 Sold (Public Records) $98,000 Public Records
• 2010-05-28 Sold (MLS) $98,000 Stellar MLS as Distributed by MLS Grid
• 2010-04-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-04-16 Listed $105,000 Stellar MLS as Distributed by MLS Grid
• 2010-04-06 Sold (MLS) $63,000 Stellar MLS as Distributed by MLS Grid
• 2010-03-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-03-12 Listed $61,900 Stellar MLS as Distributed by MLS Grid
• 2009-09-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2009-04-15 Listed $75,500 Stellar MLS as Distributed by MLS Grid
• 2006-10-10 Sold (Public Records) $198,000 Public Records
• 2006-09-15 Sold (MLS) $198,000 Stellar MLS as Distributed by MLS Grid
• 2006-08-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-07-21 Listed $199,900 Stellar MLS as Distributed by MLS Grid
• 2006-07-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-04-29 Listed $199,900 Stellar MLS as Distributed by MLS Grid
• 2002-10-15 Sold (Public Records) $25,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $728 · +8.4% YoY. Source: county tax records.