555 Sandy Pines Dr · Orange City, FL 32763

$239,900

3 bd · 2.0 ba · 1,132 sqft · SingleFamily public records · 6 Days on market

Built 1984 0.28 ac lot

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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 +14.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Schools +3.9/10.0
• Rent growth +3.8/5.0
• Livability +3.6/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this well maintained 3 bedroom 2 bathroom block home on a larger lot in Orange City on a culdesac! The home features tile flooring throughout with larger rooms along with a formal dining area and decent size living room! There is also a large interior laundry room off of the kitchen with an exterior door that also leads to the garage. The spacious backyard is nice and private with mature oaks and landscaping as well! Orange City is centrally located for easy access to I-4 and is also known to have lower property taxes, allowing for a more affordable living! The roof was recently replaced as well as an updated AC system that stays fully serviced.

Key facts

• Mature oaks
• Spacious backyard
• Formal dining area

Tags

• TILE FLOORING
• FORMAL DINING AREA
• LARGE INTERIOR LAUNDRY ROOM
• SPACIOUS BACKYARD
• MATURE OAKS
• RECENTLY REPLACED ROOF

Property features AI

Finance

• Other: Property is residential single-family; Zoning: 12R1
• HOA & community: Not in a subdivision; No association listed

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Septic tank sewer; Water available
• Home design: Single-family residence; One story; Facing south; Homesteaded
• Construction: Stucco and frame construction; Shingle roof; Slab foundation; Built on a 0.28-acre lot
• Exterior features: Sliding doors; Paved road access

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry room inside

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 $57 ($686/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 $188k (21.8% below list).
• Recommended offer: $188k (21.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#406 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment 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.
• Zoned schools: Manatee Cove Elementary School (math 50% / reading 55%, grade C-, #976 of 2,144 statewide, top 46%, 795 students, 61% FRL); River Springs Middle School (math 45% / reading 46%, grade D+, #305 of 571 statewide, top 54%, 1,249 students, 50% FRL); University High School (math 28% / reading 46%, grade F, #340 of 667 statewide, top 52%, 2,901 students, 49% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents rising fast (+5.2%/yr); 244 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 34% of the median local income ($67k/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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $40k; list at $240k implies a 500% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,698 (21.8% 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. 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?
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: 0.78% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.02%
• DSCR: 1.05
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.22% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.54×
• Total profit: $-31,061
• Equity at exit: $35,770

10-year hold

• IRR: -0.9%
• Equity multiple: 0.93×
• Total profit: $-4,419
• Equity at exit: $20,742

Cash invested: $67,172 (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 32763

• Rents YoY: 5.2%
• Active inventory: 244
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,877 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$68 /mo · $811/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $57

Break-even live

Break-even rent $1,805

Max offer price $239,900

Occupancy floor 92%

Sensitivity live

Price	-10% $193	-5% $125	+0% $57	+5% $-11	+10% $-79
Rent	-10% $-91	-5% $-17	+0% $57	+5% $131	+10% $205
Rate	-1.0pp $178	-0.5pp $118	base $57	+0.5pp $-5	+1.0pp $-68

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
505 Patlin Ave Orange City, FL	2.0	1.5	1022	$1,600	$1.57	25d	1	0.53mi
345 E Ohio Ave #345 Orange City, FL	2.0	2.0	1006	$1,697	$1.69	25d	1	0.53mi
261 Dogwood Ave Orange City, FL	3.0	2.0	1300	$1,875	$1.44	21d	1	0.54mi
2317 S Volusia Ave Orange City, FL	1.0–2.0	1.0	720	$1,435	$1.99	16d	5	0.95mi
2210 SE 2nd St Orange City, FL	2.0	2.0	1161	$1,700	$1.46	25d	1	0.99mi
835 Lancaster Ave Orange City, FL	3.0	2.0	1211	$2,150	$1.78	25d	1	1.02mi
221 Edwards Ave Orange City, FL	4.0	2.0	1272	$1,880	$1.48	16d	1	1.13mi
258 Charles Ave Orange City, FL	3.0	2.0	1103	$1,950	$1.77	25d	1	1.24mi
640 Poinsettia Dr Orange City, FL	2.0	2.0	1266	$1,700	$1.34	16d	1	1.25mi
797 Chestnut Ave Orange City, FL	3.0	2.0	1403	$1,901	$1.35	13d	1	1.32mi
510 S Cedar Ave Orange City, FL	2.0	2.0	1363	$1,800	$1.32	25d	1	1.47mi

Listing history 6 events

1. 2026-05-06
   status Pending 663-char remark

   Show marketing remark (663 chars)

   Check out this well maintained 3 bedroom 2 bathroom block home on a larger lot in Orange City on a culdesac! The home features tile flooring throughout with larger rooms along with a formal dining area and decent size living room! There is also a large interior laundry room off of the kitchen with an exterior door that also leads to the garage. The spacious backyard is nice and private with mature oaks and landscaping as well! Orange City is centrally located for easy access to I-4 and is also known to have lower property taxes, allowing for a more affordable living! The roof was recently replaced as well as an updated AC system that stays fully serviced.

2. 2026-05-06
   status Pending

   Show marketing remark (663 chars)

   Check out this well maintained 3 bedroom 2 bathroom block home on a larger lot in Orange City on a culdesac! The home features tile flooring throughout with larger rooms along with a formal dining area and decent size living room! There is also a large interior laundry room off of the kitchen with an exterior door that also leads to the garage. The spacious backyard is nice and private with mature oaks and landscaping as well! Orange City is centrally located for easy access to I-4 and is also known to have lower property taxes, allowing for a more affordable living! The roof was recently replaced as well as an updated AC system that stays fully serviced.

3. 2026-04-30
   listed $239,900 Active 663-char remark

   Show marketing remark (663 chars)

   Check out this well maintained 3 bedroom 2 bathroom block home on a larger lot in Orange City on a culdesac! The home features tile flooring throughout with larger rooms along with a formal dining area and decent size living room! There is also a large interior laundry room off of the kitchen with an exterior door that also leads to the garage. The spacious backyard is nice and private with mature oaks and landscaping as well! Orange City is centrally located for easy access to I-4 and is also known to have lower property taxes, allowing for a more affordable living! The roof was recently replaced as well as an updated AC system that stays fully serviced.

4. 2026-04-30
   listed $239,900 Active

   Show marketing remark (663 chars)

   Check out this well maintained 3 bedroom 2 bathroom block home on a larger lot in Orange City on a culdesac! The home features tile flooring throughout with larger rooms along with a formal dining area and decent size living room! There is also a large interior laundry room off of the kitchen with an exterior door that also leads to the garage. The spacious backyard is nice and private with mature oaks and landscaping as well! Orange City is centrally located for easy access to I-4 and is also known to have lower property taxes, allowing for a more affordable living! The roof was recently replaced as well as an updated AC system that stays fully serviced.

5. 1985-08-01
   soldstatus $40,000
6. 1983-06-01
   soldstatus $35,000

ⓘ 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: $811 · $68/mo
• Projected year-2 tax: $1,991 · $166/mo
• Expected delta: +$1,180/yr (+$98/mo · 145.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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: $22,524
• − Mortgage interest: −$13,438
• − Property taxes: −$811
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,802
• − Management: −$1,802
• − Depreciation: −$6,979
• Taxable loss: −$3,508
• Est. tax savings @ 24.0%: +$842
• After-tax cash flow: $1,528/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 — Orange City

• Score: 71/100
• State rank: #406
• US rank: #7175

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Orange City, FL
• County: Volusia County · 556,871 people
• City population: 24,951
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• Population (ZIP): 24,951
• Household income: $66,716
• Rent vs Own: 35.3% rent · 64.7% own
• Severe rent burden: 1544.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 18% Two or more races 7% Black 7% Asian 1%
• Hispanic origin (detail): Puerto Rican 12%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 12% Russian/Polish/Slavic 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: ▼ -225.13%
• Current HPI: 335.8393
• Rent YoY: ▲ 5.22%
• 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

+585.4% since first listed

6 events — show timeline

• 2026-05-06 Pending — Daytona MLS
• 2026-05-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Listed $239,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Listed $239,900 Daytona MLS
• 1985-08-01 Sold (Public Records) $40,000 Public Records
• 1983-06-01 Sold (Public Records) $35,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $811 · +8.1% YoY. Source: county tax records.