135 Larchmont Dr · Deltona, FL 32738

$287,000

4 bd · 2.0 ba · 1,372 sqft · SingleFamily public records · 74 Days on market

Built 1998 10,000 sqft lot ↓ 3% 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).

• Cash flow +11.6/30.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• DSCR +3.4/10.0
• 1% rule +3.3/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fresh Paint and New Kitchen with Quartz Counter tops, New wood looking tiles in kitchen and living room. Ready for new owner to move in. Priced to sell!

Key facts

• New kitchen
• Fresh paint
• Quartz counter tops

Tags

• NEW KITCHEN
• QUARTZ COUNTER TOPS
• FRESH PAINT
• NEW WOOD LOOKING TILES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $287k.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $271k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (16.8% below list).
• Recommended offer: $239k (16.8% below list) — sets the bar for 1% rule.

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: Osteen Elementary School (math 54% / reading 56%, grade C, #872 of 2,144 statewide, top 42%, 469 students, 60% FRL); Heritage Middle School (math 38% / reading 41%, grade F, #373 of 571 statewide, top 66%, 993 students, 61% FRL); Pine Ridge High School (math 19% / reading 38%, grade F, #458 of 667 statewide, top 69%, 1,636 students, 54% FRL).
• Market conditions: Rents rising (+2.1%/yr); 389 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 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 ($80k/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

• It's been on market 74 days — a 6% lower offer ($270k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $238,739 (16.8% 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 74 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
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: 0.83% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.36%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.1% rent growth · sell at horizon

5-year hold

• IRR: -19.5%
• Equity multiple: 0.32×
• Total profit: $-54,415
• Equity at exit: $42,793

10-year hold

• IRR: -14.3%
• Equity multiple: 0.21×
• Total profit: $-63,354
• Equity at exit: $24,815

Cash invested: $80,360 (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 32738

• Home prices YoY: -31.8%
• Rents YoY: 2.1%
• Active inventory: 389
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,387 medium
• Mortgage (P&I): −$1,505
• Tax from tax record: −$352 /mo · $4,229/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $-91

Break-even live

Break-even rent $2,503

Max offer price $270,917

Occupancy floor 99%

Sensitivity live

Price	-10% $71	-5% $-10	+0% $-91	+5% $-172	+10% $-254
Rent	-10% $-280	-5% $-185	+0% $-91	+5% $3	+10% $98
Rate	-1.0pp $53	-0.5pp $-18	base $-91	+0.5pp $-165	+1.0pp $-241

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: $71,750
• Closing costs: $8,610
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3031 Staten Dr Deltona, FL	3.0	2.0	1706	$2,299	$1.35	6d	1	0.97mi
3031 Staten Dr Deltona, FL	3.0	2.0	1706	$2,299	$1.35	0d	1	0.97mi
495 Fort Smith Blvd Deltona, FL	3.0	2.0	1134	$1,800	$1.59	25d	1	1.01mi

Listing history 12 events

1. 2026-06-09
   remarks 192-char remark
2. 2026-06-09
   status $287,000 Pending 74 DOM
3. 2026-06-08
   days on market $287,000 Active 74 DOM
4. 2026-06-07
   days on market $287,000 Active 73 DOM
5. 2026-06-05
   days on market $287,000 Active 70 DOM
6. 2026-06-03
   days on market $287,000 Active 69 DOM
7. 2026-06-03
   days on market $287,000 Active 68 DOM
8. 2026-06-01
   days on market $287,000 Active 67 DOM
9. 2026-05-31
   days on market $287,000 Active 66 DOM
10. 2026-05-31
    days on market $287,000 Active 65 DOM
11. 2026-05-09
    price $287,000 152-char remark

    Show marketing remark (152 chars)

    Fresh Paint and New Kitchen with Quartz Counter tops, New wood looking tiles in kitchen and living room. Ready for new owner to move in. Priced to sell!

12. 2026-03-26
    listed $295,000 Active 152-char remark

    Show marketing remark (152 chars)

    Fresh Paint and New Kitchen with Quartz Counter tops, New wood looking tiles in kitchen and living room. Ready for new owner to move in. Priced to sell!

ⓘ 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: $4,229 · $352/mo
• Projected year-2 tax: $4,229 · $352/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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°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: $28,649
• − Mortgage interest: −$16,076
• − Property taxes: −$4,229
• − Insurance: −$1,435
• − Repairs & maintenance: −$2,292
• − Management: −$2,292
• − Depreciation: −$8,349
• Taxable loss: −$6,025
• Est. tax savings @ 24.0%: +$1,446
• After-tax cash flow: $353/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): 49,368
• Household income: $80,224
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 636.0

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 46% Hispanic / Latino 37% Black 13% Two or more races 12%
• Hispanic origin (detail): Puerto Rican 23% Cuban 3% Dominican 3%
• Common ancestry: Romanian 2% Italian 2% Slovak 1%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 72% English-only · Spanish 26%

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: ▼ -154.91%
• Current HPI: 331.8842
• Rent YoY: ▲ 2.10%
• 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

-2.7% since first listed

2 events — show timeline

• 2026-05-09 Price Changed $287,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-26 Listed $295,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+7.5%/yr

Latest (2025): $4,229 · +6.2% YoY. Source: county tax records.