387 Marsh Landing Loop · Oak Hill, FL 32759

$299,000

4 bd · 2.0 ba · 1,754 sqft · Manufactured public records · 79 Days on market

Built 2005 6,000 sqft lot $115/mo HOA · 4% 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 +15.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 1% rule +4.4/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Lighthouse Cove, a gated golf-cart friendly community nestled in the charming town of Oak Hill, Florida. This beautifully maintained 3- bedroom 2-bath home sits on a lush corner lot surrounded by mature trees and native greenery. The owners are including most of the furnishings such as bedroom suites, sofas, an electric reclining loveseat, tables, lamps and wall hangings. Dining table and 6 chairs makes it practically turn key. Relax and enjoy morning coffee or cool evenings on the furnished side porch with a spacious 14x8 storage room, an added bonus for your holiday decor, hobbies or beach toys. Inside, the open floor plan is filled with natural light from large windows and a skylight. The kitchen features newer luxury vinyl plank flooring, updated appliances, a stylish new faucet, and a central island offering extra counter space and storage, perfect for meal prep and entertaining. The cozy, inviting family room could make a perfect sports watching area, as well as listening for frogs singing after a rain, or owls hooting from the dedicated green space. The sunny living room with its vaulted ceilings and huge triple windows is your go-to space for relaxing with a good book and a refreshing drink. The primary suite easily accommodates a king sized bed and includes a spa-like bathroom with ocean decor, with garden tub, a walk-in shower and a double sink vanity. Guest bedrooms are located on the opposite side of the home for added privacy, and the third bedroom makes a great home office or flex space. Lighthouse Cove is perfect for a winter retreat or a year round home with a community pool, pickleball and shuffleboard courts, and a newly renovated clubhouse where various committees meet and friendly groups play cards, bingo and shoot pool. You are just minutes from the natural beauty of Seminole Rest Park, and Canaveral National Seashore, the excitement of Kennedy Space Center and the world-class fishing/shrimping of Mosquito Lagoon. Don't miss this opportunity to live where nature meets comfort and convenience!

Key facts

• Gated community
• Open floor plan
• Golf-cart friendly

Tags

• GATED COMMUNITY
• GOLF-CART FRIENDLY
• LUSH CORNER LOT
• FURNISHED SIDE PORCH
• SPACIOUS STORAGE ROOM
• OPEN FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $299k.

Deal economics

• At list price, monthly cash flow is $73 ($880/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (6.4% below list).
• Recommended offer: $280k (6.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#379 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing 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.
• Market conditions: 87 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $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 79 days — a 6% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y ago 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.
• Current owner paid $182k; list at $299k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $280,000 (6.4% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.94% ✗
• Cap rate: 6.85%
• Cash-on-cash: 2.00%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -14.6%
• Equity multiple: 0.48×
• Total profit: $-43,694
• Equity at exit: $44,582

10-year hold

• IRR: -5.8%
• Equity multiple: 0.62×
• Total profit: $-31,682
• Equity at exit: $25,852

Cash invested: $83,720 (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 32759

• Home prices YoY: -2.5%
• Active inventory: 87
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,800 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$265 /mo · $3,176/yr
• Insurance: −$125
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$115
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $73

Break-even live

Break-even rent $2,707

Max offer price $299,000

Occupancy floor 92%

Sensitivity live

Price	-10% $243	-5% $158	+0% $73	+5% $-11	+10% $-96
Rent	-10% $-148	-5% $-37	+0% $73	+5% $184	+10% $295
Rate	-1.0pp $224	-0.5pp $149	base $73	+0.5pp $-4	+1.0pp $-83

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
414 Sioux Blvd Oak Hill, FL	3.0	2.0	1842	$2,800	$1.52	24d	1	0.13mi

HOA detail

• Monthly dues: $115 · $1,380/yr
• Likely covers: electricpoolsecurity

Listing history 34 events

1. 2026-06-18
   days on market $299,000 Active 79 DOM
2. 2026-06-17
   days on market $299,000 Active 78 DOM
3. 2026-06-16
   days on market $299,000 Active 77 DOM
4. 2026-06-15
   days on market $299,000 Active 76 DOM
5. 2026-06-14
   days on market $299,000 Active 74 DOM
6. 2026-06-10
   days on market $299,000 Active 71 DOM
7. 2026-06-09
   days on market $299,000 Active 70 DOM
8. 2026-06-08
   days on market $299,000 Active 69 DOM
9. 2026-06-07
   days on market $299,000 Active 68 DOM
10. 2026-06-05
    days on market $299,000 Active 65 DOM
11. 2026-06-03
    days on market $299,000 Active 64 DOM
12. 2026-06-03
    days on market $299,000 Active 63 DOM
13. 2026-06-01
    days on market $299,000 Active 62 DOM
14. 2026-05-31
    days on market $299,000 Active 61 DOM
15. 2026-05-31
    days on market $299,000 Active 60 DOM
16. 2026-04-24
    price $299,000 2059-char remark

    Show marketing remark (2059 chars)

    Welcome to Lighthouse Cove, a gated golf-cart friendly community nestled in the charming town of Oak Hill, Florida. This beautifully maintained 3- bedroom 2-bath home sits on a lush corner lot surrounded by mature trees and native greenery. The owners are including most of the furnishings such as bedroom suites, sofas, an electric reclining loveseat, tables, lamps and wall hangings. Dining table and 6 chairs makes it practically turn key. Relax and enjoy morning coffee or cool evenings on the furnished side porch with a spacious 14x8 storage room, an added bonus for your holiday decor, hobbies or beach toys. Inside, the open floor plan is filled with natural light from large windows and a skylight. The kitchen features newer luxury vinyl plank flooring, updated appliances, a stylish new faucet, and a central island offering extra counter space and storage, perfect for meal prep and entertaining. The cozy, inviting family room could make a perfect sports watching area, as well as listening for frogs singing after a rain, or owls hooting from the dedicated green space. The sunny living room with its vaulted ceilings and huge triple windows is your go-to space for relaxing with a good book and a refreshing drink. The primary suite easily accommodates a king sized bed and includes a spa-like bathroom with ocean decor, with garden tub, a walk-in shower and a double sink vanity. Guest bedrooms are located on the opposite side of the home for added privacy, and the third bedroom makes a great home office or flex space. Lighthouse Cove is perfect for a winter retreat or a year round home with a community pool, pickleball and shuffleboard courts, and a newly renovated clubhouse where various committees meet and friendly groups play cards, bingo and shoot pool. You are just minutes from the natural beauty of Seminole Rest Park, and Canaveral National Seashore, the excitement of Kennedy Space Center and the world-class fishing/shrimping of Mosquito Lagoon. Don't miss this opportunity to live where nature meets comfort and convenience!

17. 2026-04-24
    price $299,000 2059-char remark

    Show marketing remark (2059 chars)

    Welcome to Lighthouse Cove, a gated golf-cart friendly community nestled in the charming town of Oak Hill, Florida. This beautifully maintained 3- bedroom 2-bath home sits on a lush corner lot surrounded by mature trees and native greenery. The owners are including most of the furnishings such as bedroom suites, sofas, an electric reclining loveseat, tables, lamps and wall hangings. Dining table and 6 chairs makes it practically turn key. Relax and enjoy morning coffee or cool evenings on the furnished side porch with a spacious 14x8 storage room, an added bonus for your holiday decor, hobbies or beach toys. Inside, the open floor plan is filled with natural light from large windows and a skylight. The kitchen features newer luxury vinyl plank flooring, updated appliances, a stylish new faucet, and a central island offering extra counter space and storage, perfect for meal prep and entertaining. The cozy, inviting family room could make a perfect sports watching area, as well as listening for frogs singing after a rain, or owls hooting from the dedicated green space. The sunny living room with its vaulted ceilings and huge triple windows is your go-to space for relaxing with a good book and a refreshing drink. The primary suite easily accommodates a king sized bed and includes a spa-like bathroom with ocean decor, with garden tub, a walk-in shower and a double sink vanity. Guest bedrooms are located on the opposite side of the home for added privacy, and the third bedroom makes a great home office or flex space. Lighthouse Cove is perfect for a winter retreat or a year round home with a community pool, pickleball and shuffleboard courts, and a newly renovated clubhouse where various committees meet and friendly groups play cards, bingo and shoot pool. You are just minutes from the natural beauty of Seminole Rest Park, and Canaveral National Seashore, the excitement of Kennedy Space Center and the world-class fishing/shrimping of Mosquito Lagoon. Don't miss this opportunity to live where nature meets comfort and convenience!

18. 2026-03-31
    listed $303,900 Active 2059-char remark

    Show marketing remark (2059 chars)

    Welcome to Lighthouse Cove, a gated golf-cart friendly community nestled in the charming town of Oak Hill, Florida. This beautifully maintained 3- bedroom 2-bath home sits on a lush corner lot surrounded by mature trees and native greenery. The owners are including most of the furnishings such as bedroom suites, sofas, an electric reclining loveseat, tables, lamps and wall hangings. Dining table and 6 chairs makes it practically turn key. Relax and enjoy morning coffee or cool evenings on the furnished side porch with a spacious 14x8 storage room, an added bonus for your holiday decor, hobbies or beach toys. Inside, the open floor plan is filled with natural light from large windows and a skylight. The kitchen features newer luxury vinyl plank flooring, updated appliances, a stylish new faucet, and a central island offering extra counter space and storage, perfect for meal prep and entertaining. The cozy, inviting family room could make a perfect sports watching area, as well as listening for frogs singing after a rain, or owls hooting from the dedicated green space. The sunny living room with its vaulted ceilings and huge triple windows is your go-to space for relaxing with a good book and a refreshing drink. The primary suite easily accommodates a king sized bed and includes a spa-like bathroom with ocean decor, with garden tub, a walk-in shower and a double sink vanity. Guest bedrooms are located on the opposite side of the home for added privacy, and the third bedroom makes a great home office or flex space. Lighthouse Cove is perfect for a winter retreat or a year round home with a community pool, pickleball and shuffleboard courts, and a newly renovated clubhouse where various committees meet and friendly groups play cards, bingo and shoot pool. You are just minutes from the natural beauty of Seminole Rest Park, and Canaveral National Seashore, the excitement of Kennedy Space Center and the world-class fishing/shrimping of Mosquito Lagoon. Don't miss this opportunity to live where nature meets comfort and convenience!

19. 2026-03-31
    listed $303,900 Active 2059-char remark

    Show marketing remark (2059 chars)

    Welcome to Lighthouse Cove, a gated golf-cart friendly community nestled in the charming town of Oak Hill, Florida. This beautifully maintained 3- bedroom 2-bath home sits on a lush corner lot surrounded by mature trees and native greenery. The owners are including most of the furnishings such as bedroom suites, sofas, an electric reclining loveseat, tables, lamps and wall hangings. Dining table and 6 chairs makes it practically turn key. Relax and enjoy morning coffee or cool evenings on the furnished side porch with a spacious 14x8 storage room, an added bonus for your holiday decor, hobbies or beach toys. Inside, the open floor plan is filled with natural light from large windows and a skylight. The kitchen features newer luxury vinyl plank flooring, updated appliances, a stylish new faucet, and a central island offering extra counter space and storage, perfect for meal prep and entertaining. The cozy, inviting family room could make a perfect sports watching area, as well as listening for frogs singing after a rain, or owls hooting from the dedicated green space. The sunny living room with its vaulted ceilings and huge triple windows is your go-to space for relaxing with a good book and a refreshing drink. The primary suite easily accommodates a king sized bed and includes a spa-like bathroom with ocean decor, with garden tub, a walk-in shower and a double sink vanity. Guest bedrooms are located on the opposite side of the home for added privacy, and the third bedroom makes a great home office or flex space. Lighthouse Cove is perfect for a winter retreat or a year round home with a community pool, pickleball and shuffleboard courts, and a newly renovated clubhouse where various committees meet and friendly groups play cards, bingo and shoot pool. You are just minutes from the natural beauty of Seminole Rest Park, and Canaveral National Seashore, the excitement of Kennedy Space Center and the world-class fishing/shrimping of Mosquito Lagoon. Don't miss this opportunity to live where nature meets comfort and convenience!

20. 2025-12-01
    historical
21. 2025-12-01
    historical
22. 2025-08-31
    price $304,900
23. 2025-08-31
    price $304,900
24. 2025-07-30
    price $323,500
25. 2025-07-30
    price $323,500
26. 2025-06-28
    listed $325,900 Active
27. 2025-06-28
    listed $325,900 Active
28. 2017-09-18
    soldstatus $181,500
29. 2017-09-05
    soldstatus $181,500 Closed
30. 2017-09-05
    soldstatus $181,500
31. 2017-07-18
    historical Contingent
32. 2017-04-25
    price $184,900
33. 2017-04-13
    listed $189,900 Active
34. 2017-04-12
    listed $184,900

ⓘ 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: $3,176 · $265/mo
• Projected year-2 tax: $3,176 · $265/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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,600
• − Mortgage interest: −$16,749
• − Property taxes: −$3,176
• − Insurance: −$2,292
• − Repairs & maintenance: −$2,688
• − Management: −$2,688
• − HOA: −$1,380
• − Depreciation: −$8,698
• Taxable loss: −$4,071
• Est. tax savings @ 24.0%: +$977
• After-tax cash flow: $1,857/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 — Oak Hill

• Score: 71/100
• State rank: #379
• US rank: #6740

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C+ Housing A+ Health & safety A User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oak Hill, FL
• Population (ZIP): 2,941

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 (81%)
• Race & ethnicity: White 81% Black 12% Hispanic / Latino 4% Two or more races 2% Native American 1%
• Common ancestry: Slovak 3% Serbian 3% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

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: ▼ -10.18%
• Current HPI: 397.7064
• Rent YoY: —
• Metro: —
• 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

+61.7% since first listed

19 events — show timeline

• 2026-04-24 Price Changed $299,000 Daytona MLS
• 2026-04-24 Price Changed $299,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Listed $303,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Listed $303,900 Daytona MLS
• 2025-12-01 Listing Removed — Daytona MLS
• 2025-12-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-08-31 Price Changed $304,900 Daytona MLS
• 2025-08-31 Price Changed $304,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-30 Price Changed $323,500 Daytona MLS
• 2025-07-30 Price Changed $323,500 Stellar MLS as Distributed by MLS Grid
• 2025-06-28 Listed $325,900 Daytona MLS
• 2025-06-28 Listed $325,900 Stellar MLS as Distributed by MLS Grid
• 2017-09-18 Sold (Public Records) $181,500 Public Records
• 2017-09-05 Sold (MLS) $181,500 Stellar MLS as Distributed by MLS Grid
• 2017-09-05 Sold (MLS) $181,500 NSBMLS
• 2017-07-18 Contingent — NSBMLS
• 2017-04-25 Price Changed $184,900 NSBMLS
• 2017-04-13 Listed $189,900 NSBMLS
• 2017-04-12 Listed $184,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.0%/yr

Latest (2025): $3,176 · +1.2% YoY. Source: county tax records.