1629 Lindsey Ter · Deltona, FL 32725

$165,000

4 bd · 2.0 ba · 1,501 sqft · SingleFamily public records · 7 Days on market

Built 1968 7,500 sqft lot

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Why this score? — see what drove the B- 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 +27.4/30.0
• DSCR +9.6/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• 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

Under contract-accepting backup offers. Cash or Hard Money only. Full rehab

Key facts

• 7,500 sq ft lot
• Garage
• Built 1968

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $484 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).

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: Spirit Elementary School (math 41% / reading 48%, grade F, #1,288 of 2,144 statewide, top 62%, 681 students, 64% FRL); Deltona Middle School (math 37% / reading 43%, grade F, #368 of 571 statewide, top 65%, 1,146 students, 60% FRL); Deltona High School (math 27% / reading 46%, grade F, #351 of 667 statewide, top 54%, 1,851 students, 52% FRL).
• Market conditions: Rents flat; 421 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 37% 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 $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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $20k; list at $165k implies a 705% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,000

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.35% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.57%
• DSCR: 1.56
• GRM: 6.2

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-1,039
• Equity at exit: $24,602

10-year hold

• IRR: 6.2%
• Equity multiple: 1.41×
• Total profit: $18,771
• Equity at exit: $14,266

Cash invested: $46,200 (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: 6.2×

Monthly cashflow live

• Estimated rent: $2,230 high
• Mortgage (P&I): −$865
• Tax from tax record: −$344 /mo · $4,127/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $484

Break-even live

Break-even rent $1,618

Max offer price $165,000

Occupancy floor 73%

Sensitivity live

Price	-10% $577	-5% $531	+0% $484	+5% $437	+10% $390
Rent	-10% $308	-5% $396	+0% $484	+5% $572	+10% $660
Rate	-1.0pp $567	-0.5pp $526	base $484	+0.5pp $441	+1.0pp $398

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1194 Fort Smith Blvd Deltona, FL	4.0	2.0	1970	$2,300	$1.17	25d	1	0.66mi
1551 Ortega Ave Deltona, FL	3.0	2.0	1815	$2,300	$1.27	25d	1	0.91mi
1430 Arbor Hill Dr Deltona, FL	4.0	2.0	1903	$2,250	$1.18	25d	1	0.96mi
1317 Sterling Pointe Dr Deltona, FL	4.0	2.0	1903	$2,300	$1.21	16d	1	0.98mi
1383 Providence Blvd Deltona, FL	3.0	2.0	1120	$1,800	$1.61	25d	1	1.00mi
1778 Belspring Ave Deltona, FL	4.0	2.0	1750	$2,100	$1.20	25d	1	1.01mi
872 Abbott Ave Deltona, FL	4.0	1.0	1500	$1,850	$1.23	25d	1	1.04mi
1123 Wycliffe St Deltona, FL	3.0	2.0	1172	$2,095	$1.79	20d	1	1.06mi
1021 Giovanni St Deltona, FL	4.0	2.0	1378	$1,890	$1.37	25d	1	1.18mi
1007 Matterhorn St Deltona, FL	3.0	2.0	1462	$2,050	$1.40	25d	1	1.18mi
1208 Bailey Ave Deltona, FL	3.0	2.0	1962	$1,550	$0.79	25d	1	1.23mi
1051 Shepherd Ave Deltona, FL	3.0	2.0	1316	$1,761	$1.34	12d	1	1.29mi
1842 Giles St Deltona, FL	3.0	2.0	1209	$1,820	$1.51	25d	1	1.44mi

Listing history 3 events

1. 2025-06-19
   status Pending
2. 2025-06-12
   listed $165,000 Active
3. 1968-08-01
   soldstatus $20,500

ⓘ 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: $4,127 · $344/mo
• Projected year-2 tax: $4,127 · $344/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 20 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: $26,762
• − Mortgage interest: −$9,243
• − Property taxes: −$4,127
• − Insurance: −$825
• − Repairs & maintenance: −$2,141
• − Management: −$2,141
• − Depreciation: −$4,800
• Taxable income: $3,485
• Est. tax owed @ 24.0%: −$836
• After-tax cash flow: $4,970/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

+704.9% since first listed

3 events — show timeline

• 2025-06-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-06-12 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 1968-08-01 Sold (Public Records) $20,500 Public Records

Property tax history

+19.1%/yr

Latest (2025): $4,127 · +4.9% YoY. Source: county tax records.