180 Magnolia Woods Ct Unit 15B · Deltona, FL 32725

$164,900

2 bd · 2.0 ba · 897 sqft · Condo public records · 49 Days on market

Built 1979 $217/mo HOA · 13% 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 +12.9/30.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• DSCR +3.9/10.0
• 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

Welcome to 180 Magnolia Woods Court, Unit 15B in Deltona, where comfort, convenience, and lifestyle come together. This charming and well maintained condo offers a bright and functional layout that feels welcoming from the moment you walk in. Natural light fills the living space, creating a warm and inviting atmosphere that is perfect for both relaxing and entertaining. Step outside and enjoy one of the best features of this unit. The recreation center and community pool are just steps away, practically in your backyard, making it easy to enjoy Florida living any day of the week. The condo is being offered furnished, with furnishings negotiable, giving you flexibility whether you are lookin

Key facts

• Bike trail
• Community pool
• Corner unit

Tags

• COMMUNITY POOL
• BIKE TRAIL
• CORNER UNIT

Property features AI

Finance

• Other: Furnished; Development: Deltona
• Financial info: Total monthly fees $217 (total annual fees $2,604); Lease restrictions apply
• HOA & community: Monthly condo fee of $217; Association approval required; Association fee includes pool, maintenance of structure, recreational facilities, and security; Community features: clubhouse, community mailbox, deed restrictions, pool, sidewalks, tennis courts; Pets not allowed

Exterior

• Parking: Asphalt road access
• Security: Community security included in association
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Cable available; Phone available; High‑speed/BB internet available
• Home design: Condominium; Residential property; 2 total stories; Unit located on 2nd floor; Faces southwest
• Construction: Block and frame construction; Shingle roof; Block and slab foundation; Building number 15
• Exterior features: Awning(s); Balcony; Sidewalk; Sliding doors; Storage; In-ground pool with spa; Lap pool

Interior

• Kitchen: Built-in oven; Cooktop; Dishwasher; Microwave; Range hood; Refrigerator; Freezer; Exhaust fan
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Built-in oven; Cooktop; Dishwasher; Exhaust fan; Microwave; Range hood; Refrigerator; Freezer; Sliding doors; Balcony; Storage
• Laundry & utility: Washer; Dryer; Laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $-11 ($-129/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (1.2% below list).
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 49 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $165k implies a 230% 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; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,953 (3.0% 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 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 6.21%
• Cash-on-cash: -0.28%
• DSCR: 0.99
• GRM: 8.1

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: -19.9%
• Equity multiple: 0.32×
• Total profit: $-31,248
• Equity at exit: $24,587

10-year hold

• IRR: -20.3%
• Equity multiple: 0.07×
• Total profit: $-43,097
• Equity at exit: $14,258

Cash invested: $46,172 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,703 high
• Mortgage (P&I): −$865
• Tax from tax record: −$206 /mo · $2,473/yr
• Insurance: −$69
• HOA: −$217
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $-11

Break-even live

Break-even rent $1,717

Max offer price $162,999

Occupancy floor 96%

Sensitivity live

Price	-10% $83	-5% $36	+0% $-11	+5% $-57	+10% $-104
Rent	-10% $-145	-5% $-78	+0% $-11	+5% $57	+10% $124
Rate	-1.0pp $72	-0.5pp $31	base $-11	+0.5pp $-53	+1.0pp $-97

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
164 Perimeter Dr Unit 4A Deltona, FL	2.0	2.0	897	$1,750	$1.95	25d	1	0.05mi
100 Sweetgum Woods Ct Unit 8D Deltona, FL	2.0	2.0	897	$1,600	$1.78	16d	1	0.06mi
160 Live Oak Woods Ct Unit 4D Deltona, FL	2.0	2.0	897	$1,575	$1.76	25d	1	0.10mi
140 Orchid Woods Ct Unit 15B Deltona, FL	2.0	2.0	897	$1,399	$1.56	16d	1	0.12mi
120 Hibiscus Woods Ct Deltona, FL	2.0	2.0	897	$1,475	$1.64	13d	2	0.20mi
542 Salerno Dr Deltona, FL	3.0	2.0	1120	$1,915	$1.71	13d	1	1.19mi

HOA detail condo

• Monthly dues: $217 · $2,604/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-22
   days on market $164,900 Active 49 DOM
2. 2026-06-18
   days on market $164,900 Active 46 DOM
3. 2026-06-17
   days on market $164,900 Active 45 DOM
4. 2026-06-16
   days on market $164,900 Active 44 DOM
5. 2026-06-15
   days on market $164,900 Active 43 DOM
6. 2026-06-14
   days on market $164,900 Active 41 DOM
7. 2026-06-10
   days on market $164,900 Active 38 DOM
8. 2026-06-09
   days on market $164,900 Active 37 DOM
9. 2026-06-08
   days on market $164,900 Active 36 DOM
10. 2026-06-07
    days on market $164,900 Active 35 DOM
11. 2026-06-05
    days on market $164,900 Active 32 DOM
12. 2026-06-03
    days on market $164,900 Active 31 DOM
13. 2026-06-03
    days on market $164,900 Active 30 DOM
14. 2026-06-01
    days on market $164,900 Active 29 DOM
15. 2026-05-31
    days on market $164,900 Active 28 DOM
16. 2026-05-31
    days on market $164,900 Active 27 DOM
17. 2026-05-03
    listed $164,900 Active 1094-char remark
18. 2005-02-01
    soldstatus $50,000

ⓘ 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: $2,473 · $206/mo
• Projected year-2 tax: $2,473 · $206/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 · 23 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: $20,442
• − Mortgage interest: −$9,237
• − Property taxes: −$2,473
• − Insurance: −$824
• − Repairs & maintenance: −$1,635
• − Management: −$1,635
• − HOA: −$2,604
• − Depreciation: −$4,797
• Taxable loss: −$2,764
• Est. tax savings @ 24.0%: +$663
• After-tax cash flow: $534/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

+229.8% since first listed

2 events — show timeline

• 2026-05-03 Listed $164,900 Stellar MLS as Distributed by MLS Grid
• 2005-02-01 Sold (Public Records) $50,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $2,473 · +3.3% YoY. Source: county tax records.