624 Bayern Ln · DeBary, FL 32713

$329,900

3 bd · 2.0 ba · 1,530 sqft · SingleFamily public records · 46 Days on market

Built 2022 4,356 sqft lot $216/sqft · 28% below area Est $461k · 28% under $12/mo HOA ↓ 6% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +7.4/30.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• 1% rule +3.0/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Just reduced! Built in 2022, this beautifully designed K Hovnanian Lila model boasts three bedrooms and two baths, offering modern style and effortless living in the sought-after community of Rivington. Featuring an open-concept floor plan, the home showcases soaring 10-foot ceilings, elegant 8-foot doors, and a rear-entry two-car garage. The gourmet kitchen is a true centerpiece, complete with stainless steel appliances, 42-inch cabinetry, and expansive countertops perfect for cooking, gathering, and entertaining. The spacious side lanai fills the great room with natural light while creating an inviting outdoor space for relaxing or hosting guests. Located within Rivington, a 296-acre mas

Key facts

• Gourmet kitchen
• Resort-style pool
• Spacious side lanai

Tags

• OPEN-CONCEPT FLOOR PLAN
• GOURMET KITCHEN
• SPACIOUS SIDE LANAI
• RESORT-STYLE POOL
• MASTER-PLANNED COMMUNITY
• EASY ACCESS TO LAKE MARY

Property features AI

Finance

• Other: Property type: Residential (Single Family Residence); Zoning: RES
• HOA & community: Homeowners association (Real Manage) with $144 annual fee ($12/month); HOA fee required; Pets allowed; CDD present; Homestead exempt

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Single family residence; One story; South-facing entry
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Completed condition; Built with mature landscaping
• Exterior features: Covered front porch; Sidewalk; Landscaped yard; Paved lot/driveway

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Stone counters
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; High ceilings; Stone counters; Tray ceilings; Walk-in closets; Blinds
• Laundry & utility: Inside laundry room with washer and dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-422 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (22.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (20.2% below list).
• Recommended offer: $255k (22.6% below list) — sets the bar for cash-flow.
• Cap rate 4.8% vs local median 3.7% in DeBary — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Debary Elementary School (math 62% / reading 65%, grade B, #564 of 2,144 statewide, top 27%, 915 students, 38% FRL); River Springs Middle School (math 45% / reading 46%, grade D+, #305 of 571 statewide, top 54%, 1,249 students, 50% 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); 276 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 36% 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 $10k 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 46 days — a 3% lower offer ($320k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $255,324 (22.6% 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 46 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.80% ✗
• Cap rate: 4.76%
• Cash-on-cash: -5.48%
• DSCR: 0.76
• GRM: 10.4

CMA / ARV

• ARV (median comp): $460,970
• List price: $329,900
• Delta: -28.43%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -27.0%
• Equity multiple: 0.10×
• Total profit: $-83,078
• Equity at exit: $49,189

10-year hold

• IRR: -29.3%
• Equity multiple: -0.28×
• Total profit: $-117,922
• Equity at exit: $28,524

Cash invested: $92,372 (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: 276
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,634 medium
• Mortgage (P&I): −$1,730
• Tax from tax record: −$623 /mo · $7,482/yr
• Insurance: −$137
• HOA: −$12
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $-422

Break-even live

Break-even rent $3,168

Max offer price $255,324

Occupancy floor —

Sensitivity live

Price	-10% $-235	-5% $-329	+0% $-422	+5% $-516	+10% $-609
Rent	-10% $-630	-5% $-526	+0% $-422	+5% $-318	+10% $-214
Rate	-1.0pp $-256	-0.5pp $-338	base $-422	+0.5pp $-508	+1.0pp $-595

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
730 Rivington Ave Debary, FL	3.0	2.5	1998	$2,600	$1.30	25d	1	0.05mi
700 Costa Ln Debary, FL	4.0	2.5	2200	$2,900	$1.32	25d	1	0.08mi
658 Reader Ln Debary, FL	3.0	2.5	1687	$2,295	$1.36	25d	1	0.56mi
550 Orient Ave Debary, FL	3.0	2.0	1639	$2,395	$1.46	25d	1	1.47mi

HOA detail

• Monthly dues: $12 · $144/yr

Listing history 18 events

1. 2026-06-22
   days on market $329,900 Active 46 DOM
2. 2026-06-18
   days on market $329,900 Active 43 DOM
3. 2026-06-17
   days on market $329,900 Active 42 DOM
4. 2026-06-16
   pricedays on market $329,900 Active 41 DOM
5. 2026-06-15
   days on market $337,000 Active 40 DOM
6. 2026-06-14
   days on market $337,000 Active 38 DOM
7. 2026-06-10
   days on market $337,000 Active 35 DOM
8. 2026-06-09
   days on market $337,000 Active 34 DOM
9. 2026-06-08
   days on market $337,000 Active 33 DOM
10. 2026-06-07
    days on market $337,000 Active 32 DOM
11. 2026-06-05
    days on market $337,000 Active 29 DOM
12. 2026-06-03
    days on market $337,000 Active 28 DOM
13. 2026-06-03
    days on market $337,000 Active 27 DOM
14. 2026-06-01
    days on market $337,000 Active 26 DOM
15. 2026-05-31
    days on market $337,000 Active 25 DOM
16. 2026-05-31
    days on market $337,000 Active 24 DOM
17. 2026-05-19
    price $337,000 1264-char remark
18. 2026-05-06
    listed $349,900 Active 1264-char remark

ⓘ 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: $7,482 · $623/mo
• Projected year-2 tax: $7,482 · $623/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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: $31,607
• − Mortgage interest: −$18,480
• − Property taxes: −$7,482
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,529
• − Management: −$2,529
• − HOA: −$144
• − Depreciation: −$9,597
• Taxable loss: −$10,802
• Est. tax savings @ 24.0%: +$2,592
• After-tax cash flow: $-2,473/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

-5.7% since first listed

3 events — show timeline

• 2026-06-15 Price Changed $329,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-19 Price Changed $337,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Listed $349,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+35.4%/yr

Latest (2025): $7,482 · -0.7% YoY. Source: county tax records.