Labelle Plan · Deltona, FL 32764

$299,990

4 bd · 2.5 ba · 1,758 sqft · Townhouse · 112 Days on market

↓ 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).

• Appreciation +10.0/10.0
• Cash flow +8.6/30.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks MLS

Welcome to the Labelle, one of our two-story town-home floorplans available in the beautiful community of Vineland Reserve in Osteen, Florida. This spacious 4-bedroom, 2.5-bathroom home offers 1,758 square feet of modern, comfortable living. Designed for flexibility, the fourth bedroom also offers the option to transform into a spacious loft-ideal for a home office, playroom, or relaxing second living space. Step inside to an inviting open-concept layout where the kitchen, living, and dining areas flow seamlessly together perfect for both everyday living and entertaining guests. The gourmet kitchen is the heart of the home, featuring sleek stainless-steel appliances, quartz countertops, and contemporary cabinetry that combine style with functionality. Overlooking the dining and living room, the kitchen ensures you're always connected to the action. Luxury finishes are found throughout, with RevWood select flooring in the main living areas, primary suite, bathrooms, laundry room, and foyer. Bedrooms include soft carpet and roomy closets, offering comfort and flexibility to use as bedrooms, office space, or creative bonus rooms. The private primary suite is designed for relaxation, with a walk-in closet and an en-suite bathroom that includes a toilet and shower for added privacy. This move-in ready home in Osteen, Florida offers the perfect balance of style, comfort, and convenience.

Key facts

• Quartz countertops
• Gourmet kitchen
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• GOURMET KITCHEN
• STAINLESS-STEEL APPLIANCES
• QUARTZ COUNTERTOPS
• CONTEMPORARY CABINETRY
• REVWOOD SELECT FLOORING

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath townhouse listed at $300k.

Deal economics

• At list price, monthly cash flow is $-257 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (23.4% below list).
• Recommended offer: $230k (23.4% 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: 87 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Volusia County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

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 $229,900 (23.4% 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 112 days. Have you received any prior offers? Is the seller open to a 23% 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: 0.77% ✗
• Cap rate: 5.27%
• Cash-on-cash: -3.67%
• DSCR: 0.84
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.7%
• Equity multiple: 2.75×
• Total profit: $147,052
• Equity at exit: $270,255

10-year hold

• IRR: 19.5%
• Equity multiple: 6.31×
• Total profit: $445,982
• Equity at exit: $582,815

Cash invested: $83,997 (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 32764

• Home prices YoY: 11.7%
• Active inventory: 87
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,299 medium
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-257

Break-even live

Break-even rent $2,624

Max offer price $262,808

Occupancy floor —

Sensitivity live

Price	-10% $-50	-5% $-153	+0% $-257	+5% $-361	+10% $-464
Rent	-10% $-439	-5% $-348	+0% $-257	+5% $-166	+10% $-75
Rate	-1.0pp $-106	-0.5pp $-181	base $-257	+0.5pp $-335	+1.0pp $-414

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: $74,998
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.84mi
3031 Staten Dr Deltona, FL	3.0	2.0	1706	$2,299	$1.35	0d	1	0.84mi

Listing history 18 events

1. 2026-06-22
   days on market $299,990 Active 112 DOM
2. 2026-06-18
   days on market $299,990 Active 109 DOM
3. 2026-06-17
   days on market $299,990 Active 108 DOM
4. 2026-06-16
   days on market $299,990 Active 107 DOM
5. 2026-06-15
   days on market $299,990 Active 106 DOM
6. 2026-06-14
   days on market $299,990 Active 104 DOM
7. 2026-06-10
   days on market $299,990 Active 101 DOM
8. 2026-06-09
   days on market $299,990 Active 100 DOM
9. 2026-06-08
   days on market $299,990 Active 99 DOM
10. 2026-06-07
    days on market $299,990 Active 98 DOM
11. 2026-06-05
    days on market $299,990 Active 95 DOM
12. 2026-06-03
    days on market $299,990 Active 94 DOM
13. 2026-06-03
    days on market $299,990 Active 93 DOM
14. 2026-06-01
    days on market $299,990 Active 92 DOM
15. 2026-05-31
    days on market $299,990 Active 91 DOM
16. 2026-05-31
    days on market $299,990 Active 90 DOM
17. 2026-03-01
    listed $299,990 Active 1404-char remark

    Show marketing remark (1404 chars)

    Welcome to the Labelle, one of our two-story town-home floorplans available in the beautiful community of Vineland Reserve in Osteen, Florida. This spacious 4-bedroom, 2.5-bathroom home offers 1,758 square feet of modern, comfortable living. Designed for flexibility, the fourth bedroom also offers the option to transform into a spacious loft-ideal for a home office, playroom, or relaxing second living space. Step inside to an inviting open-concept layout where the kitchen, living, and dining areas flow seamlessly together perfect for both everyday living and entertaining guests. The gourmet kitchen is the heart of the home, featuring sleek stainless-steel appliances, quartz countertops, and contemporary cabinetry that combine style with functionality. Overlooking the dining and living room, the kitchen ensures you're always connected to the action. Luxury finishes are found throughout, with RevWood select flooring in the main living areas, primary suite, bathrooms, laundry room, and foyer. Bedrooms include soft carpet and roomy closets, offering comfort and flexibility to use as bedrooms, office space, or creative bonus rooms. The private primary suite is designed for relaxation, with a walk-in closet and an en-suite bathroom that includes a toilet and shower for added privacy. This move-in ready home in Osteen, Florida offers the perfect balance of style, comfort, and convenience.

18. 2026-03-01
    listed $309,990 Active 1404-char remark

    Show marketing remark (1404 chars)

    Welcome to the Labelle, one of our two-story town-home floorplans available in the beautiful community of Vineland Reserve in Osteen, Florida. This spacious 4-bedroom, 2.5-bathroom home offers 1,758 square feet of modern, comfortable living. Designed for flexibility, the fourth bedroom also offers the option to transform into a spacious loft-ideal for a home office, playroom, or relaxing second living space. Step inside to an inviting open-concept layout where the kitchen, living, and dining areas flow seamlessly together perfect for both everyday living and entertaining guests. The gourmet kitchen is the heart of the home, featuring sleek stainless-steel appliances, quartz countertops, and contemporary cabinetry that combine style with functionality. Overlooking the dining and living room, the kitchen ensures you're always connected to the action. Luxury finishes are found throughout, with RevWood select flooring in the main living areas, primary suite, bathrooms, laundry room, and foyer. Bedrooms include soft carpet and roomy closets, offering comfort and flexibility to use as bedrooms, office space, or creative bonus rooms. The private primary suite is designed for relaxation, with a walk-in closet and an en-suite bathroom that includes a toilet and shower for added privacy. This move-in ready home in Osteen, Florida offers the perfect balance of style, comfort, and convenience.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥107°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: $27,588
• − Mortgage interest: −$16,804
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,207
• − Management: −$2,207
• − Depreciation: −$8,727
• Taxable loss: −$8,357
• Est. tax savings @ 24.0%: +$2,006
• After-tax cash flow: $-1,078/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
• City population: 101,355
• Population (ZIP): 2,744

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 7% Two or more races 6% Black 2%
• Hispanic origin (detail): Puerto Rican 2% Cuban 3%
• Common ancestry: Slovak 5% Lithuanian 3% Italian 3%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 4% French/Haitian/Cajun 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: ▲ 55.42%
• Current HPI: 531.22
• 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

-3.2% since first listed

2 events — show timeline

• 2026-03-01 Listed $299,990 Zillow
• 2026-03-01 Listed $309,990 Zillow