542 Blackstone Ave · Deltona, FL 32725

$235,000

4 bd · 2.0 ba · 1,913 sqft · SingleFamily public records · 139 Days on market

Built 1988 10,000 sqft 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 +13.7/30.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• DSCR +4.1/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WHY PAY MORE FOR LESS? This spacious 4Bd/2Ba pool home is in MOVE-IN condition. Features include: open floorplan, cathedral ceilings, eat-in-kitchen that overlooks HUGE family room, screen porch, open deck for entertaining near the pool, fenced yard, bathroom renovations (2021), flooring upgrade (2017), newer roof (2018), newer dishwasher (2018), newer fridge (2019), septic tank pumped (2021), NO HOA & MORE! Conveniently located just minutes from shopping, restaurants, schools and major roads for easy access to beaches and area attractions. GREAT OPPORTUNITY FOR OWNER/INVESTOR! CALL NOW to schedule your private viewing.

Key facts

• Open floor plan
• Cathedral ceilings
• Split bedroom layout

Tags

• OPEN FLOOR PLAN
• CATHEDRAL CEILINGS
• TILE FLOORING
• EAT-IN KITCHEN
• SPLIT BEDROOM LAYOUT
• DETACHED GARAGE

Property features AI

Finance

• Other: Lot dimensions approximately 80 x 125 (0.23 acres)
• HOA & community: No HOA association indicated; Located in the Deltona Lakes development

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Septic tank; Cable available; Electricity connected
• Home design: Single-family residence; One story; Faces east; Homestead property
• Construction: Block construction; Shingle roof; Slab foundation; Built on one level
• Exterior features: Other exterior features

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Open floorplan
• Laundry & utility: Laundry located off a corridor

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $17 ($204/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $235k).
• Recommended offer: $207k (12.0% below list) — sets the bar for market timing.

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: 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: Forest Lake Elementary School (math 45% / reading 53%, grade D, #1,134 of 2,144 statewide, top 54%, 476 students, 62% FRL); Deltona Middle School (math 37% / reading 43%, grade F, #368 of 571 statewide, top 65%, 1,146 students, 60% FRL); University High School (math 28% / reading 46%, grade F, #340 of 667 statewide, top 52%, 2,901 students, 49% FRL).
• Market conditions: Rents flat; 421 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 39% of the median local income ($73k/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 $7k 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 139 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask has dropped $65k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.02% ✓
• Cap rate: 6.38%
• Cash-on-cash: 0.31%
• DSCR: 1.01
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.61% rent growth · sell at horizon

5-year hold

• IRR: -18.9%
• Equity multiple: 0.36×
• Total profit: $-42,424
• Equity at exit: $35,039

10-year hold

• IRR: -18.1%
• Equity multiple: 0.14×
• Total profit: $-56,751
• Equity at exit: $20,319

Cash invested: $65,800 (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 32725

• Rents YoY: 0.6%
• Active inventory: 421
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,392 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$542 /mo · $6,505/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $17

Break-even live

Break-even rent $2,370

Max offer price $235,000

Occupancy floor 94%

Sensitivity live

Price	-10% $150	-5% $84	+0% $17	+5% $-49	+10% $-116
Rent	-10% $-172	-5% $-77	+0% $17	+5% $112	+10% $206
Rate	-1.0pp $135	-0.5pp $77	base $17	+0.5pp $-44	+1.0pp $-106

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1361 Sacramento St Deltona, FL	4.0	2.0	1620	$2,300	$1.42	25d	1	0.09mi
251 Heronwood Cir Deltona, FL	3.0	2.0	1596	$1,950	$1.22	23d	1	0.43mi
213 Autumn Ridge Rd Deltona, FL	4.0	3.0	1680	$2,481	$1.48	13d	1	0.50mi
1036 Aaron Dr Deltona, FL	3.0	2.0	1305	$2,110	$1.62	25d	1	0.56mi
1386 Fallwood Dr Deltona, FL	3.0	2.0	1808	$2,150	$1.19	16d	1	0.60mi
872 Abbott Ave Deltona, FL	4.0	1.0	1500	$1,850	$1.23	25d	1	0.60mi
547 Lino Ct Deltona, FL	3.0	2.0	1755	$2,000	$1.14	25d	1	0.77mi
1013 Doyle Rd Deltona, FL	3.0	2.0	1504	$2,800	$1.86	25d	1	0.84mi
927 Westline Ave Deltona, FL	3.0	2.0	1831	$2,331	$1.27	25d	1	1.23mi
774 W 9th St Deltona, FL	3.0	2.0	1340	$2,189	$1.63	25d	1	1.34mi
1007 Matterhorn St Deltona, FL	3.0	2.0	1462	$2,050	$1.40	25d	1	1.35mi
704 Black Maple Dr Deltona, FL	5.0	3.0	2456	$2,800	$1.14	25d	1	1.40mi
1021 Giovanni St Deltona, FL	4.0	2.0	1378	$1,890	$1.37	25d	1	1.49mi

Listing history 36 events

1. 2026-06-22
   days on market $235,000 Active 139 DOM
2. 2026-06-18
   days on market $235,000 Active 136 DOM
3. 2026-06-17
   days on market $235,000 Active 135 DOM
4. 2026-06-16
   days on market $235,000 Active 134 DOM
5. 2026-06-15
   price $235,000 Active 133 DOM
6. 2026-06-15
   days on market $255,000 Active 133 DOM
7. 2026-06-14
   pricedays on market $255,000 Active 131 DOM
8. 2026-06-10
   days on market $277,000 Active 128 DOM
9. 2026-06-09
   days on market $277,000 Active 127 DOM
10. 2026-06-08
    days on market $277,000 Active 126 DOM
11. 2026-06-07
    days on market $277,000 Active 125 DOM
12. 2026-06-05
    days on market $277,000 Active 122 DOM
13. 2026-06-03
    days on market $277,000 Active 121 DOM
14. 2026-06-03
    days on market $277,000 Active 120 DOM
15. 2026-06-01
    days on market $277,000 Active 119 DOM
16. 2026-05-31
    days on market $277,000 Active 118 DOM
17. 2026-05-31
    days on market $277,000 Active 117 DOM
18. 2026-05-18
    status Active
19. 2026-05-18
    price $277,000
20. 2026-05-12
    status Pending
21. 2026-05-04
    price $267,000
22. 2026-04-30
    price $265,000
23. 2026-04-29
    status Active
24. 2026-04-29
    price $280,000
25. 2025-12-30
    price $298,000
26. 2025-10-23
    listed $300,000 Active
27. 2022-06-16
    soldstatus $330,000
28. 2022-06-14
    soldstatus $330,000 Closed 636-char remark

    Show marketing remark (636 chars)

    WHY PAY MORE FOR LESS? This spacious 4Bd/2Ba pool home is in MOVE-IN condition. Features include: open floorplan, cathedral ceilings, eat-in-kitchen that overlooks HUGE family room, screen porch, open deck for entertaining near the pool, fenced yard, bathroom renovations (2021), flooring upgrade (2017), newer roof (2018), newer dishwasher (2018), newer fridge (2019), septic tank pumped (2021), NO HOA & MORE! Conveniently located just minutes from shopping, restaurants, schools and major roads for easy access to beaches and area attractions. GREAT OPPORTUNITY FOR OWNER/INVESTOR! CALL NOW to schedule your private viewing.

29. 2022-05-12
    status Pending 636-char remark

    Show marketing remark (636 chars)

    WHY PAY MORE FOR LESS? This spacious 4Bd/2Ba pool home is in MOVE-IN condition. Features include: open floorplan, cathedral ceilings, eat-in-kitchen that overlooks HUGE family room, screen porch, open deck for entertaining near the pool, fenced yard, bathroom renovations (2021), flooring upgrade (2017), newer roof (2018), newer dishwasher (2018), newer fridge (2019), septic tank pumped (2021), NO HOA & MORE! Conveniently located just minutes from shopping, restaurants, schools and major roads for easy access to beaches and area attractions. GREAT OPPORTUNITY FOR OWNER/INVESTOR! CALL NOW to schedule your private viewing.

30. 2022-05-10
    status Active 636-char remark

    Show marketing remark (636 chars)

    WHY PAY MORE FOR LESS? This spacious 4Bd/2Ba pool home is in MOVE-IN condition. Features include: open floorplan, cathedral ceilings, eat-in-kitchen that overlooks HUGE family room, screen porch, open deck for entertaining near the pool, fenced yard, bathroom renovations (2021), flooring upgrade (2017), newer roof (2018), newer dishwasher (2018), newer fridge (2019), septic tank pumped (2021), NO HOA & MORE! Conveniently located just minutes from shopping, restaurants, schools and major roads for easy access to beaches and area attractions. GREAT OPPORTUNITY FOR OWNER/INVESTOR! CALL NOW to schedule your private viewing.

31. 2022-04-15
    status Pending 636-char remark

    Show marketing remark (636 chars)

    WHY PAY MORE FOR LESS? This spacious 4Bd/2Ba pool home is in MOVE-IN condition. Features include: open floorplan, cathedral ceilings, eat-in-kitchen that overlooks HUGE family room, screen porch, open deck for entertaining near the pool, fenced yard, bathroom renovations (2021), flooring upgrade (2017), newer roof (2018), newer dishwasher (2018), newer fridge (2019), septic tank pumped (2021), NO HOA & MORE! Conveniently located just minutes from shopping, restaurants, schools and major roads for easy access to beaches and area attractions. GREAT OPPORTUNITY FOR OWNER/INVESTOR! CALL NOW to schedule your private viewing.

32. 2022-04-13
    listed $300,000 Active 636-char remark

    Show marketing remark (636 chars)

    WHY PAY MORE FOR LESS? This spacious 4Bd/2Ba pool home is in MOVE-IN condition. Features include: open floorplan, cathedral ceilings, eat-in-kitchen that overlooks HUGE family room, screen porch, open deck for entertaining near the pool, fenced yard, bathroom renovations (2021), flooring upgrade (2017), newer roof (2018), newer dishwasher (2018), newer fridge (2019), septic tank pumped (2021), NO HOA & MORE! Conveniently located just minutes from shopping, restaurants, schools and major roads for easy access to beaches and area attractions. GREAT OPPORTUNITY FOR OWNER/INVESTOR! CALL NOW to schedule your private viewing.

33. 2014-03-27
    soldstatus $119,000
34. 2014-03-24
    soldstatus $119,000 405-char remark

    Show marketing remark (405 chars)

    Non - Short Sale or Bank Owned - One Owner 4 Bedroom 2 Bath with a Spacious Layout. All the flooring is tile and the kitchen is open to the family room. Split bedroom plan with vaulted ceilings, inside laundry and a under truss porch. Roof, AC. water heater have been replaced. Minutes away from Publix and schools. I-4 is less than 5 miles from the home and only 30 minutes to Orlando or the Beach side.

35. 2014-02-21
    historical 405-char remark

    Show marketing remark (405 chars)

    Non - Short Sale or Bank Owned - One Owner 4 Bedroom 2 Bath with a Spacious Layout. All the flooring is tile and the kitchen is open to the family room. Split bedroom plan with vaulted ceilings, inside laundry and a under truss porch. Roof, AC. water heater have been replaced. Minutes away from Publix and schools. I-4 is less than 5 miles from the home and only 30 minutes to Orlando or the Beach side.

36. 2014-02-05
    listed $119,000 405-char remark

    Show marketing remark (405 chars)

    Non - Short Sale or Bank Owned - One Owner 4 Bedroom 2 Bath with a Spacious Layout. All the flooring is tile and the kitchen is open to the family room. Split bedroom plan with vaulted ceilings, inside laundry and a under truss porch. Roof, AC. water heater have been replaced. Minutes away from Publix and schools. I-4 is less than 5 miles from the home and only 30 minutes to Orlando or the Beach side.

ⓘ 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: $6,505 · $542/mo
• Projected year-2 tax: $6,505 · $542/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 22 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: $28,700
• − Mortgage interest: −$13,164
• − Property taxes: −$6,505
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,296
• − Management: −$2,296
• − Depreciation: −$6,836
• Taxable loss: −$3,572
• Est. tax savings @ 24.0%: +$857
• After-tax cash flow: $1,062/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): 51,987
• Household income: $73,152
• Rent vs Own: 21.3% rent · 78.7% own
• Severe rent burden: 1051.0

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 45% Hispanic / Latino 39% Two or more races 12% Black 10% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 23% Cuban 4% Dominican 3%
• Common ancestry: Romanian 1% Lithuanian 1% Serbian 1%
• Foreign-born: 13% · Canada, Jamaica, Vietnam
• Languages at home: 66% English-only · Spanish 30% Vietnamese 1% 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: ▼ -195.58%
• Current HPI: 349.7999
• Rent YoY: ▲ 0.61%
• 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

+132.8% since first listed

19 events — show timeline

• 2026-05-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-18 Price Changed $277,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-04 Price Changed $267,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Price Changed $265,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-29 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-29 Price Changed $280,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-30 Price Changed $298,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-23 Listed $300,000 Stellar MLS as Distributed by MLS Grid
• 2022-06-16 Sold (Public Records) $330,000 Public Records
• 2022-06-14 Sold (MLS) $330,000 Stellar MLS as Distributed by MLS Grid
• 2022-05-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-05-10 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-04-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-04-13 Listed $300,000 Stellar MLS as Distributed by MLS Grid
• 2014-03-27 Sold (Public Records) $119,000 Public Records
• 2014-03-24 Sold (MLS) $119,000 Stellar MLS as Distributed by MLS Grid
• 2014-02-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-02-05 Listed $119,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+10.5%/yr

Latest (2025): $6,505 · +5.3% YoY. Source: county tax records.