643 Belgrove St · DeBary, FL 32713

$324,000

3 bd · 2.5 ba · 1,548 sqft · SingleFamily public records · 282 Days on market

Built 2022 2,091 sqft lot $209/sqft · 9% below area Est $362k · 11% under $114/mo HOA · 4% of rent ↓ 4% 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 +12.3/15.0
• Cash flow +7.8/30.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

? Beautiful and Move-In Ready Home in DeBary! ? Built in 2022, this well-maintained residence offers modern living with stunning granite countertops, an open and inviting layout. The home has been meticulously cared for, giving it a like-new feel. Conveniently located near shops, dining, and major roadways, this property combines comfort, style, and practicality—perfect for your next home!

Key facts

• $114 HOA
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $324k.

Deal economics

• At list price, monthly cash flow is $-356 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (19.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (19.3% below list).
• Recommended offer: $261k (19.4% below list) — sets the bar for cash-flow.
• Cap rate 5.0% vs local median 3.8% 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.
• 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 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 35% 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 282 days — a 12% lower offer ($285k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

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

Recommended offer $261,102 (19.4% 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. It's been on market 282 days. Have you received any prior offers? Is the seller open to a 19% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 4.97%
• Cash-on-cash: -4.71%
• DSCR: 0.79
• GRM: 10.3

CMA / ARV

• ARV (median comp): $362,456
• List price: $324,000
• Delta: -10.61%
• Verdict: UNDERPRICED
• Comps: 17 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -25.6%
• Equity multiple: 0.14×
• Total profit: $-77,915
• Equity at exit: $48,309

10-year hold

• IRR: -26.0%
• Equity multiple: -0.19×
• Total profit: $-108,017
• Equity at exit: $28,014

Cash invested: $90,720 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,613 medium
• Mortgage (P&I): −$1,699
• Tax from tax record: −$472 /mo · $5,668/yr
• Insurance: −$135
• HOA: −$114
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $-356

Break-even live

Break-even rent $3,064

Max offer price $261,102

Occupancy floor —

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: $81,000
• Closing costs: $9,720
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
700 Costa Ln Debary, FL	4.0	2.5	2200	$2,900	$1.32	23d	1	0.14mi
730 Rivington Ave Debary, FL	3.0	2.5	1998	$2,600	$1.30	23d	1	0.16mi
658 Reader Ln Debary, FL	3.0	2.5	1687	$2,295	$1.36	23d	1	0.41mi
550 Orient Ave Debary, FL	3.0	2.0	1639	$2,395	$1.46	23d	1	1.41mi

HOA detail

• Monthly dues: $114 · $1,368/yr

Listing history 20 events

1. 2026-06-18
   days on market $324,000 Active 282 DOM
2. 2026-06-17
   days on market $324,000 Active 281 DOM
3. 2026-06-16
   days on market $324,000 Active 280 DOM
4. 2026-06-15
   days on market $324,000 Active 279 DOM
5. 2026-06-14
   days on market $324,000 Active 277 DOM
6. 2026-06-10
   days on market $324,000 Active 274 DOM
7. 2026-06-09
   days on market $324,000 Active 273 DOM
8. 2026-06-08
   days on market $324,000 Active 272 DOM
9. 2026-06-07
   days on market $324,000 Active 271 DOM
10. 2026-06-05
    days on market $324,000 Active 268 DOM
11. 2026-06-03
    days on market $324,000 Active 267 DOM
12. 2026-06-03
    days on market $324,000 Active 266 DOM
13. 2026-06-01
    days on market $324,000 Active 265 DOM
14. 2026-05-31
    days on market $324,000 Active 264 DOM
15. 2026-05-31
    days on market $324,000 Active 263 DOM
16. 2026-02-15
    status Active 399-char remark

    Show marketing remark (399 chars)

    ? Beautiful and Move-In Ready Home in DeBary! ? Built in 2022, this well-maintained residence offers modern living with stunning granite countertops, an open and inviting layout. The home has been meticulously cared for, giving it a like-new feel. Conveniently located near shops, dining, and major roadways, this property combines comfort, style, and practicality—perfect for your next home!

17. 2026-01-31
    historical 399-char remark

    Show marketing remark (399 chars)

    ? Beautiful and Move-In Ready Home in DeBary! ? Built in 2022, this well-maintained residence offers modern living with stunning granite countertops, an open and inviting layout. The home has been meticulously cared for, giving it a like-new feel. Conveniently located near shops, dining, and major roadways, this property combines comfort, style, and practicality—perfect for your next home!

18. 2025-12-15
    price $324,000 399-char remark

    Show marketing remark (399 chars)

    ? Beautiful and Move-In Ready Home in DeBary! ? Built in 2022, this well-maintained residence offers modern living with stunning granite countertops, an open and inviting layout. The home has been meticulously cared for, giving it a like-new feel. Conveniently located near shops, dining, and major roadways, this property combines comfort, style, and practicality—perfect for your next home!

19. 2025-10-13
    price $334,900 399-char remark

    Show marketing remark (399 chars)

    ? Beautiful and Move-In Ready Home in DeBary! ? Built in 2022, this well-maintained residence offers modern living with stunning granite countertops, an open and inviting layout. The home has been meticulously cared for, giving it a like-new feel. Conveniently located near shops, dining, and major roadways, this property combines comfort, style, and practicality—perfect for your next home!

20. 2025-08-25
    listed $337,000 Active 399-char remark

    Show marketing remark (399 chars)

    ? Beautiful and Move-In Ready Home in DeBary! ? Built in 2022, this well-maintained residence offers modern living with stunning granite countertops, an open and inviting layout. The home has been meticulously cared for, giving it a like-new feel. Conveniently located near shops, dining, and major roadways, this property combines comfort, style, and practicality—perfect for your next home!

ⓘ 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: $5,668 · $472/mo
• Projected year-2 tax: $5,668 · $472/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 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: $31,357
• − Mortgage interest: −$18,149
• − Property taxes: −$5,668
• − Insurance: −$1,620
• − Repairs & maintenance: −$2,509
• − Management: −$2,509
• − HOA: −$1,368
• − Depreciation: −$9,425
• Taxable loss: −$9,890
• Est. tax savings @ 24.0%: +$2,374
• After-tax cash flow: $-1,899/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

-3.9% since first listed

5 events — show timeline

• 2026-02-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-12-15 Price Changed $324,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-13 Price Changed $334,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-25 Listed $337,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+32.3%/yr

Latest (2025): $5,668 · +5.4% YoY. Source: county tax records.