105 Florence Blvd · DeBary, FL 32713

$189,000

2 bd · 2.0 ba · 948 sqft · Manufactured public records · 209 Days on market

Built 1973 9,234 sqft lot $18/mo HOA · 1% of rent

---

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 +20.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.3/10.0
• 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

Price Adjustment! This well-maintained 2-bedroom, 2-bath home is in the Terra Alta Community of Debary. The home features a spacious living room filled with natural light, ample closet space throughout including a double door pantry in the kitchen, plus additional cabinets and built-in buffet in the dining area, along with a large screen front porch, carport, laundry room and storage shed for added convenience. A few updates include new roof 2025, new Kitchen cabinets, counter tops and appliances, & recently painted throughout. With an optional HOA, you’ll enjoy the flexibility of a minimal fee while still benefiting from a well-kept community. Ideally located near shopping, dini

Key facts

• Built-in buffet
• Laundry room
• Natural light

Tags

• NATURAL LIGHT
• DOUBLE DOOR PANTRY
• BUILT-IN BUFFET
• LARGE SCREEN FRONT PORCH
• LAUNDRY ROOM
• STORAGE SHED

Property features AI

Finance

• HOA & community: Has HOA (optional; $225 annually / $18.75 monthly); Community clubhouse; Community pool; Pets allowed; Development: Terra Alta

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity connected; Broadband/high-speed internet available
• Home design: Residential mobile home (double wide); One story; Faces west; Entry on front
• Construction: Metal siding; Metal roof; Crawlspace foundation; Built as double wide
• Exterior features: Covered front porch; Screened porch; Exterior lighting; Sliding doors; Storage shed; Cleared lot; Asphalt/paved road (public maintained)

Interior

• Kitchen: Dishwasher; Range; Range hood; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Walk-in closets; Blinds
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $189k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/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 $176k (6.8% below list).
• Recommended offer: $166k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 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

• It's been on market 209 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $30k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $189k implies a 136% 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 $166,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 209 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.93% ✗
• Cap rate: 7.89%
• Cash-on-cash: 5.72%
• DSCR: 1.25
• GRM: 8.9

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: -8.6%
• Equity multiple: 0.69×
• Total profit: $-16,585
• Equity at exit: $28,181

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-1,876
• Equity at exit: $16,341

Cash invested: $52,920 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,762 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$52 /mo · $622/yr
• Insurance: −$79
• HOA: −$18
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $252

Break-even live

Break-even rent $1,443

Max offer price $189,000

Occupancy floor 81%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
741 Saxon Blvd Orange City, FL	1.0–2.0	1.0–2.0	1031	$1,745	$1.69	11d	20	0.31mi
2317 S Volusia Ave Orange City, FL	1.0–2.0	1.0	720	$1,435	$1.99	14d	5	0.79mi
2500 Junior St Orange City, FL	1.0–2.0	1.0–2.0	990	$1,699	$1.72	11d	10	0.85mi

HOA detail

• Monthly dues: $18 · $216/yr

Listing history 29 events

1. 2026-06-18
   days on market $189,000 Active 209 DOM
2. 2026-06-17
   days on market $189,000 Active 208 DOM
3. 2026-06-16
   days on market $189,000 Active 207 DOM
4. 2026-06-15
   days on market $189,000 Active 206 DOM
5. 2026-06-14
   days on market $189,000 Active 204 DOM
6. 2026-06-10
   days on market $189,000 Active 201 DOM
7. 2026-06-09
   days on market $189,000 Active 200 DOM
8. 2026-06-08
   days on market $189,000 Active 199 DOM
9. 2026-06-07
   days on market $189,000 Active 198 DOM
10. 2026-06-05
    days on market $189,000 Active 195 DOM
11. 2026-06-03
    days on market $189,000 Active 194 DOM
12. 2026-06-03
    days on market $189,000 Active 193 DOM
13. 2026-06-01
    days on market $189,000 Active 192 DOM
14. 2026-05-31
    days on market $189,000 Active 191 DOM
15. 2026-05-31
    days on market $189,000 Active 190 DOM
16. 2026-05-21
    status Active
17. 2026-05-14
    historical
18. 2026-03-05
    price $189,000
19. 2026-01-07
    price $209,000
20. 2025-11-14
    listed $219,000 Active
21. 2017-09-07
    soldstatus $80,000
22. 2016-10-21
    status Pending
23. 2016-10-17
    historical
24. 2016-09-23
    price $79,900
25. 2016-09-21
    price $75,000
26. 2016-09-07
    price $79,900
27. 2016-08-26
    status Active
28. 2016-08-18
    status Pending
29. 2016-08-10
    listed $85,000 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: $622 · $52/mo
• Projected year-2 tax: $1,569 · $131/mo
• Expected delta: +$946/yr (+$79/mo · 152.1%)

ⓘ 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: $21,144
• − Mortgage interest: −$10,587
• − Property taxes: −$622
• − Insurance: −$945
• − Repairs & maintenance: −$1,691
• − Management: −$1,691
• − HOA: −$216
• − Depreciation: −$5,498
• Taxable loss: −$108
• Est. tax savings @ 24.0%: +$26
• After-tax cash flow: $3,052/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

+122.4% since first listed

14 events — show timeline

• 2026-05-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-05 Price Changed $189,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-07 Price Changed $209,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-14 Listed $219,000 Stellar MLS as Distributed by MLS Grid
• 2017-09-07 Sold (Public Records) $80,000 Public Records
• 2016-10-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-10-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-09-23 Price Changed $79,900 Stellar MLS as Distributed by MLS Grid
• 2016-09-21 Price Changed $75,000 Stellar MLS as Distributed by MLS Grid
• 2016-09-07 Price Changed $79,900 Stellar MLS as Distributed by MLS Grid
• 2016-08-26 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-08-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-08-10 Listed $85,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+9.4%/yr

Latest (2025): $622 · +10.4% YoY. Source: county tax records.