640 Stoneleigh Ln · DeBary, FL 32713

$306,990

3 bd · 2.5 ba · 1,687 sqft · Townhouse · 6 Days on market

Built 2026 1,644 sqft lot $113/mo HOA · 5% of rent

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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 +11.7/30.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• DSCR +3.5/10.0
• 1% rule +3.0/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Pre-Construction. To be built. Welcome to Rivington! Located in DeBary, a charming city, with a short commute to major areas including Sanford, Lake Mary, Daytona Beach, and Orlando. Enjoy completed on-site amenities including a clubhouse with indoor and outdoor space, pool, playground and dog park. Our two-story townhomes feature front porches, 2-car garages, and options for private, conservation homesites. The Allegro is our newest townhome and offers the space and luxury you've been dreaming of. Enjoy a 2-car garage home with a beautiful covered front porch. The welcoming foyer leads into a open-concept living area. Gather in your great room with friends and family before enjoying a home

Key facts

• Dog park
• Front porches
• Pool

Tags

• POOL
• PLAYGROUND
• DOG PARK
• FRONT PORCHES
• PRIVATE CONSERVATION HOMESITES
• OPEN-CONCEPT LIVING AREA

Property features AI

Finance

• Other: Home warranty included; Builder license CBC1257565
• Financial info: Total annual fees $1,356; Lease restrictions apply
• HOA & community: HOA required (Ryan Homes) • $113 monthly • Fee includes maintenance of grounds and recreational facilities; Community amenities: park, playground, pool, street lights; Pets allowed with limits

Exterior

• Parking: Attached 2-car garage (19 x 18) with garage door opener; Driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Fiber optics available; Fire hydrant on site; Irrigation equipment
• Home design: Residential townhouse; Two levels; Pre-construction (projected completion 2026-11-30); East-facing
• Construction: Block, stucco and frame construction; Shingle roof; Slab foundation; New construction by RYAN HOMES (Model: ALLEGRO)
• Exterior features: Patio; In-ground gunite pool with child safety fence; Trees/landscaped; Fl. friendly/native landscape; Sidewalks and paved lot; Paved road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range
• Bedrooms: 3 bedrooms; Loft included as an additional room
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Eat-in kitchen; Open floorplan; Solid wood cabinets; Stone counters; Thermostat; Walk-in closet(s); ENERGY STAR qualified windows; Smoke detector(s)
• Laundry & utility: Laundry inside on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $307k.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (20.4% below list).
• Recommended offer: $244k (20.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.7% in DeBary — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#312 in FL) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; 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: Enterprise Elementary School (math 47% / reading 42%, grade F, #1,288 of 2,144 statewide, top 62%, 588 students, 66% FRL); University High School (math 28% / reading 46%, grade F, #340 of 667 statewide, top 52%, 2,901 students, 49% FRL).
• Market conditions: Rents rising (+1.9%/yr); 273 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 33% of the median local income ($88k/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 $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 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $244,254 (20.4% 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. 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: 0.80% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.23%
• DSCR: 0.95
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.89% rent growth · sell at horizon

5-year hold

• IRR: -19.5%
• Equity multiple: 0.32×
• Total profit: $-58,072
• Equity at exit: $45,773

10-year hold

• IRR: -14.7%
• Equity multiple: 0.20×
• Total profit: $-68,717
• Equity at exit: $26,543

Cash invested: $85,957 (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 32713

• Rents YoY: 1.9%
• Active inventory: 273
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,443 medium
• Mortgage (P&I): −$1,610
• Tax from tax record: −$167 /mo · $2,001/yr
• Insurance: −$128
• HOA: −$113
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $-88

Break-even live

Break-even rent $2,554

Max offer price $291,455

Occupancy floor 99%

Sensitivity live

Price	-10% $86	-5% $-1	+0% $-88	+5% $-175	+10% $-262
Rent	-10% $-281	-5% $-184	+0% $-88	+5% $9	+10% $105
Rate	-1.0pp $67	-0.5pp $-10	base $-88	+0.5pp $-167	+1.0pp $-248

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: $76,748
• Closing costs: $9,210
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
658 Reader Ln Debary, FL	3.0	2.5	1687	$2,295	$1.36	24d	1	0.05mi
700 Costa Ln Debary, FL	4.0	2.5	2200	$2,900	$1.32	24d	1	0.42mi
730 Rivington Ave Debary, FL	3.0	2.5	1998	$2,600	$1.30	24d	1	0.51mi
550 Orient Ave Debary, FL	3.0	2.0	1639	$2,395	$1.46	24d	1	1.10mi

HOA detail

• Monthly dues: $113 · $1,356/yr
• Likely covers: pool

Listing history 6 events

1. 2026-06-18
   days on market $306,990 Active 6 DOM
2. 2026-06-17
   days on market $306,990 Active 5 DOM
3. 2026-06-16
   days on market $306,990 Active 4 DOM
4. 2026-06-15
   days on market $306,990 Active 3 DOM
5. 2026-06-14
   remarks 699-char remark
6. 2026-06-14
   listed $306,990 Active 1 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: $2,001 · $167/mo
• Projected year-2 tax: $2,548 · $212/mo
• Expected delta: +$547/yr (+$46/mo · 27.3%)

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

Taxation est. · year 1

• Rental income: $29,310
• − Mortgage interest: −$17,196
• − Property taxes: −$2,001
• − Insurance: −$1,535
• − Repairs & maintenance: −$2,345
• − Management: −$2,345
• − HOA: −$1,356
• − Depreciation: −$8,931
• Taxable loss: −$6,398
• Est. tax savings @ 24.0%: +$1,536
• After-tax cash flow: $480/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 — DeBary

• Score: 73/100
• State rank: #312
• US rank: #5314

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: DeBary, FL
• County: Volusia County · 556,871 people
• City population: 22,884
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• Population (ZIP): 22,884
• Household income: $88,500
• Rent vs Own: 12.9% rent · 87.1% own
• Severe rent burden: 265.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 17% Two or more races 6% Black 5% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 10% Cuban 1%
• Common ancestry: Lithuanian 2% Romanian 2% Serbian 2%
• Foreign-born: 8% · Canada, Vietnam, South Korea
• Languages at home: 87% English-only · Spanish 10% Vietnamese 2% 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: ▼ -247.35%
• Current HPI: 294.803
• Rent YoY: ▲ 1.89%
• 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

1 event — show timeline

• 2026-06-12 Listed $306,990 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.7%/yr

Latest (2025): $2,001 · +6.7% YoY. Source: county tax records.