102 Amigos Rd · DeBary, FL 32713

$199,900

3 bd · 1.0 ba · 1,025 sqft · SingleFamily public records · 9 Days on market

Built 1962 0.26 ac lot

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Why this score? — see what drove the C 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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. This is a fantastic 2-bedroom, 1-full and 1-half bathroom, well-cared-for home, now for sale in the heart of Debary! This is central Florida's hidden gem! The home is on a very large (. 26 acre) lot that is fully fenced with a yard shed, a newer drain field and a septic tank that is pumped every year. The inside has new paint, new luxury vinyl flooring, new 75" television, new crown molding! Electrical upgrades include a new interior panel, all new outlets, grounded plugs and a whole home surge protector! HVAC was replaced in 2023! There is a Power Boss generator and a washer/ dryer combination appliance that convey with the home! Both bathroom

Key facts

• New drain field
• Fully fenced
• Large lot

Tags

• LARGE LOT
• FULLY FENCED
• YARD SHED
• NEW DRAIN FIELD
• NEW SEPTIC TANK
• NEW PAINT

Property features AI

Finance

• Other: Lot size approximately 0.26 acres (1/4 to less than 1/2 acre)
• Financial info: Lease restrictions apply
• HOA & community: No HOA/association noted; Development: Plantation Estates

Exterior

• Utilities: Well water; Septic tank; Cable connected; Electricity connected; Water connected; Asphalt road access
• Home design: Single family residence; Residential property; One story; Faces west
• Construction: Brick construction; Shingle roof; Slab foundation; Built on one level
• Exterior features: Storage

Interior

• Kitchen: Convection oven; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Crown molding; Window treatments; Blinds; Drapes
• Laundry & utility: Inside laundry; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 8.9% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $56k; list at $200k implies a 254% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,900

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.25%
• DSCR: 1.41
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -3.5%
• Equity multiple: 0.87×
• Total profit: $-7,287
• Equity at exit: $29,806

10-year hold

• IRR: 5.0%
• Equity multiple: 1.35×
• Total profit: $19,532
• Equity at exit: $17,284

Cash invested: $55,972 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,072 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$74 /mo · $886/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $431

Break-even live

Break-even rent $1,526

Max offer price $199,900

Occupancy floor 74%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
220 Eldorado Dr Unit B DeBary, FL	3.0	2.0	1400	$1,550	$1.11	23d	1	0.31mi
127 Debary Dr Debary, FL	3.0	2.0	1015	$2,295	$2.26	23d	1	0.46mi
261 Ponce Ln Debary, FL	2.0	2.0	1152	$2,100	$1.82	23d	1	0.52mi
19 Volusia Dr Debary, FL	3.0	2.0	1280	$1,875	$1.46	14d	1	0.98mi
121 Caribbean St Unit 8B Deltona, FL	2.0	1.0	804	$1,300	$1.62	14d	1	1.08mi
141 Hazelcrest St Unit B Deltona, FL	2.0	1.5	850	$1,600	$1.88	14d	1	1.11mi
530 Belltower Ave Unit 1C Deltona, FL	3.0	2.0	1100	$1,800	$1.64	23d	1	1.23mi
36 Marigold Ln Debary, FL	3.0	2.0	1184	$1,995	$1.68	23d	1	1.35mi
922 N Fairbairn Dr Deltona, FL	3.0	2.0	1413	$2,200	$1.56	11d	1	1.45mi

Listing history 10 events

1. 2026-06-03
   statusdays on market $199,900 Pending 9 DOM
2. 2026-06-01
   days on market $199,900 Active 8 DOM
3. 2026-05-31
   days on market $199,900 Active 7 DOM
4. 2026-05-31
   pricestatusdays on market $199,900 Active 6 DOM
5. 2026-05-04
   status Pending
6. 2026-04-28
   listed $225,000 Active
7. 2000-04-11
   soldstatus $56,500
8. 1993-09-09
   soldstatus $43,200
9. 1989-07-01
   soldstatus $37,500
10. 1985-04-01
    soldstatus $31,000

ⓘ 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: $886 · $74/mo
• Projected year-2 tax: $1,659 · $138/mo
• Expected delta: +$774/yr (+$64/mo · 87.3%)

ⓘ 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 8/10 Severe 7 d/yr ≥108°F today · 22 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: $24,861
• − Mortgage interest: −$11,198
• − Property taxes: −$886
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,989
• − Management: −$1,989
• − Depreciation: −$5,815
• Taxable income: $1,986
• Est. tax owed @ 24.0%: −$477
• After-tax cash flow: $4,699/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

+625.8% since first listed

6 events — show timeline

• 2026-05-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Listed $225,000 Stellar MLS as Distributed by MLS Grid
• 2000-04-11 Sold (Public Records) $56,500 Public Records
• 1993-09-09 Sold (Public Records) $43,200 Public Records
• 1989-07-01 Sold (Public Records) $37,500 Public Records
• 1985-04-01 Sold (Public Records) $31,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $886 · +6.3% YoY. Source: county tax records.