2246 W Firwood Dr · Deltona, FL 32725

$240,000

3 bd · 2.0 ba · 1,115 sqft · SingleFamily public records · 3 Days on market

Built 1986 0.27 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 +21.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +4.4/10.0
• 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

MULTIPLE OFFERS. PLEASE SEND BY FRIDAY 12PM. Charming and move-in ready, this cozy starter home offers value and space to grow! Featuring 3 bedrooms and 1.5 bathrooms, this bright and inviting home has wood laminate and tile flooring throughout for easy maintenance. A wood-burning fireplace adds warmth and character to the living space, while the spacious primary suite includes an oversized closet with plenty of storage. Enjoy peace of mind with hurricane shutters on all windows and doors, plus a newer roof installed in 2021. Step outside to a covered back patio (perfect for relaxing or entertaining) overlooking an oversized backyard with endless potential for gardening, play, or future exp

Key facts

• Newer roof
• Hurricane shutters
• Covered back patio

Tags

• WOOD BURNING FIREPLACE
• HURRICANE SHUTTERS
• NEWER ROOF
• COVERED BACK PATIO
• OVERSIZED BACKYARD

Property features AI

Finance

• Other: Homestead exempt; R-1 zoning
• HOA & community: Not in a development; No association required

Exterior

• Parking: Attached garage (1-car)
• Utilities: Public water; Septic tank sewer; Cable available; Public utilities
• Home design: Single family residence; One story; East-facing
• Construction: Block construction; Shingle roof; Slab foundation; Built on 1/4 to less than 1/2 acre lot (approx. 0.27 acres, 87x137)
• Exterior features: Covered rear porch; Sliding doors; Hurricane shutters; Chain link fencing; Landscaped yard; Oak trees; Oversized lot; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Living room/dining room combo; Walk-in closet(s); Window treatments; Blinds; Drapes; Wood-burning fireplace
• Laundry & utility: Washer; Dryer; Laundry in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/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 $226k (5.7% below list).
• Recommended offer: $226k (5.7% 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: schools D+, 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: Rents flat; 415 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $2k of loan paydown is wiped out by about $7k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $226,394 (5.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 8.15%
• Cash-on-cash: 6.63%
• DSCR: 1.30
• GRM: 8.8

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: -8.6%
• Equity multiple: 0.69×
• Total profit: $-20,666
• Equity at exit: $35,785

10-year hold

• IRR: -2.1%
• Equity multiple: 0.87×
• Total profit: $-8,798
• Equity at exit: $20,751

Cash invested: $67,200 (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: 415
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,264 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$59 /mo · $702/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $371

Break-even live

Break-even rent $1,794

Max offer price $240,000

Occupancy floor 79%

Sensitivity live

Price	-10% $507	-5% $439	+0% $371	+5% $303	+10% $236
Rent	-10% $193	-5% $282	+0% $371	+5% $461	+10% $550
Rate	-1.0pp $492	-0.5pp $432	base $371	+0.5pp $309	+1.0pp $246

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2234 N Normandy Blvd Deltona, FL	3.0	2.0	1468	$2,150	$1.46	24d	1	0.27mi
2125 El Campo Ave Deltona, FL	2.0	2.0	1358	$1,989	$1.46	21d	1	0.61mi
1112 Integra Landings Dr Orange City, FL	1.0–3.0	1.0–2.0	1057	$2,180	$2.06	11d	45	0.82mi
1948 Tilburg Ave Deltona, FL	4.0	2.0	1420	$2,420	$1.70	24d	1	1.14mi
882 Trumbull St Deltona, FL	3.0	2.0	1403	$2,076	$1.48	11d	1	1.36mi

Listing history 2 events

1. 2026-05-01
   status Pending
2. 2026-04-28
   listed $240,000 Active

ⓘ 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: $702 · $59/mo
• Projected year-2 tax: $1,992 · $166/mo
• Expected delta: +$1,290/yr (+$107/mo · 183.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 5/10 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: $27,167
• − Mortgage interest: −$13,444
• − Property taxes: −$702
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,173
• − Management: −$2,173
• − Depreciation: −$6,982
• Taxable income: $493
• Est. tax owed @ 24.0%: −$118
• After-tax cash flow: $4,339/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

2 events — show timeline

• 2026-05-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Listed $240,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+2.9%/yr

Latest (2025): $702 · +8.1% YoY. Source: county tax records.