765 Highland Dr · Orange City, FL 32763

$219,900

2 bd · 2.0 ba · 1,101 sqft · SingleFamily public records · 31 Days on market

Built 1989 0.25 ac lot ↓ 34% 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).

• Cash flow +13.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Schools +3.9/10.0
• Rent growth +3.8/5.0
• Livability +3.6/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Virtually Staged. Light, Bright, and Full of Potential in Orange City! This charming 2-bedroom, 2-bath home with a 1-car garage is bursting with possibility. With a light and bright feel throughout and a functional floor plan, it's the perfect canvas to add your personal touch. Enjoy a fantastic location just minutes from shopping, dining, parks, schools, and major roadways — everyday convenience at your doorstep. Whether you're a first-time buyer or an investor looking for your next project, this one is ready for its next chapter! Virtually Staged and do not reflect the current condition of the property. Sold as-is, where-is, with all faults. Buyer and buyer's agent to verify all i

Key facts

• Major roadways
• Fantastic location
• Minutes from parks

Tags

• FANTASTIC LOCATION
• MINUTES FROM SHOPPING
• MINUTES FROM DINING
• MINUTES FROM PARKS
• MINUTES FROM SCHOOLS
• MAJOR ROADWAYS

Property features AI

Finance

• Other: Residential zoning (01R4)
• Financial info: Lease restrictions apply
• HOA & community: No HOA association indicated; Development: Breezewood Park; Pets allowed: Cats and dogs

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single family residence; One story; Faces south
• Construction: Concrete and stucco construction; Shingle roof; Slab foundation; Built on a lot approximately 0.25 acres (110 x 100)
• Exterior features: Other exterior features; Paved road access; Located within city limits and in county

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features
• Laundry & utility: Laundry area located in the garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $12 ($144/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 $170k (22.6% below list).
• Recommended offer: $170k (22.6% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 31% 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

• It's been on market 31 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $64k; list at $220k implies a 244% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,156 (22.6% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 6.36%
• Cash-on-cash: 0.23%
• DSCR: 1.01
• GRM: 10.8

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: -13.8%
• Equity multiple: 0.50×
• Total profit: $-31,071
• Equity at exit: $32,788

10-year hold

• IRR: -2.2%
• Equity multiple: 0.84×
• Total profit: $-9,750
• Equity at exit: $19,013

Cash invested: $61,572 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,702 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$87 /mo · $1,049/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $12

Break-even live

Break-even rent $1,686

Max offer price $219,900

Occupancy floor 94%

Sensitivity live

Price	-10% $137	-5% $74	+0% $12	+5% $-50	+10% $-112
Rent	-10% $-122	-5% $-55	+0% $12	+5% $79	+10% $146
Rate	-1.0pp $123	-0.5pp $68	base $12	+0.5pp $-45	+1.0pp $-103

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2500 Junior St Orange City, FL	1.0–2.0	1.0–2.0	990	$1,699	$1.72	13d	10	0.18mi
640 Poinsettia Dr Orange City, FL	2.0	2.0	1266	$1,700	$1.34	16d	1	0.22mi
2210 SE 2nd St Orange City, FL	2.0	2.0	1161	$1,700	$1.46	25d	1	0.48mi
741 Saxon Blvd Orange City, FL	1.0–2.0	1.0–2.0	1031	$1,745	$1.69	13d	20	0.60mi
2317 S Volusia Ave Orange City, FL	1.0–2.0	1.0	720	$1,435	$1.99	16d	5	0.70mi
261 Dogwood Ave Orange City, FL	3.0	2.0	1300	$1,875	$1.44	20d	1	1.07mi
910 Regatta Bay Dr Unit 5-201 Orange City, FL	3.0	2.0	1168	$1,600	$1.37	25d	1	1.19mi
240 Whispering Oaks Ct Orange City, FL	1.0	1.0	729	$1,289	$1.77	16d	1	1.23mi
1112 Integra Landings Dr Orange City, FL	1.0–3.0	1.0–2.0	1057	$1,765	$1.67	12d	45	1.30mi
345 E Ohio Ave #345 Orange City, FL	2.0	2.0	1006	$1,697	$1.69	25d	1	1.31mi

Listing history 27 events

1. 2026-06-22
   days on market $219,900 Active 31 DOM
2. 2026-06-18
   days on market $219,900 Active 28 DOM
3. 2026-06-17
   price $219,900 Active 27 DOM
4. 2026-06-17
   days on market $239,900 Active 27 DOM
5. 2026-06-16
   days on market $239,900 Active 26 DOM
6. 2026-06-15
   days on market $239,900 Active 25 DOM
7. 2026-06-14
   days on market $239,900 Active 23 DOM
8. 2026-06-10
   days on market $239,900 Active 20 DOM
9. 2026-06-09
   days on market $239,900 Active 19 DOM
10. 2026-06-08
    days on market $239,900 Active 18 DOM
11. 2026-06-07
    days on market $239,900 Active 17 DOM
12. 2026-06-05
    days on market $239,900 Active 14 DOM
13. 2026-06-03
    days on market $239,900 Active 13 DOM
14. 2026-06-03
    days on market $239,900 Active 12 DOM
15. 2026-06-01
    days on market $239,900 Active 11 DOM
16. 2026-05-31
    days on market $239,900 Active 10 DOM
17. 2026-05-31
    days on market $239,900 Active 9 DOM
18. 2026-05-21
    listed $239,900 Active
19. 2025-11-07
    historical
20. 2025-09-25
    status Active
21. 2025-09-09
    status Pending
22. 2025-08-13
    price $249,700
23. 2025-03-13
    listed $120,000 Active
24. 2006-05-17
    historical
25. 2006-02-07
    listed $179,900
26. 1989-05-01
    soldstatus $63,900
27. 1988-01-01
    soldstatus $334,100

ⓘ 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: $1,049 · $87/mo
• Projected year-2 tax: $1,825 · $152/mo
• Expected delta: +$776/yr (+$65/mo · 74.0%)

ⓘ 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 · 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: $20,419
• − Mortgage interest: −$12,318
• − Property taxes: −$1,049
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,633
• − Management: −$1,633
• − Depreciation: −$6,397
• Taxable loss: −$3,711
• Est. tax savings @ 24.0%: +$891
• After-tax cash flow: $1,035/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

• 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

-34.2% since first listed

11 events — show timeline

• 2026-06-17 Price Changed $219,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-21 Listed $239,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-09-25 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-09-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-08-13 Price Changed $249,700 Stellar MLS as Distributed by MLS Grid
• 2025-03-13 Listed $120,000 Stellar MLS as Distributed by MLS Grid
• 2006-05-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-02-07 Listed $179,900 Stellar MLS as Distributed by MLS Grid
• 1989-05-01 Sold (Public Records) $63,900 Public Records
• 1988-01-01 Sold (Public Records) $334,100 Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,049 · +2.7% YoY. Source: county tax records.