684 Glenhaven Ave · Pierson, FL 32180

$94,900

2 bd · 1.0 ba · 992 sqft · SingleFamily public records · 1 Days on market

Built 2007 8,550 sqft 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 +19.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• DSCR +6.3/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity awaits at 684 Glenhaven Ave in Pierson, FL! Priced at just $94,900, this property is perfect for investors, flippers, or buyers looking to bring their vision to life. Situated on a spacious lot in a quiet area, this home offers solid potential with room to renovate, customize, and add value. Whether you’re looking for your next investment project, rental property, or affordable fixer-upper, this could be the one. Conveniently located near downtown Pierson with easy access to Deland, Daytona Beach, and surrounding areas. Property is being sold as-is and will require repairs and updates. Cash or renovation financing recommended. Don’t miss the chance to turn this diamo

Key facts

• Spacious lot
• Quiet area
• Room to renovate

Tags

• SPACIOUS LOT
• QUIET AREA
• ROOM TO RENOVATE
• EASY ACCESS TO DOWNTOWN

Property features AI

Finance

• Other: Zoning: A-1; Unfurnished; Development: None; Universal property ID available
• Financial info: No financial details provided
• HOA & community: No HOA / association

Exterior

• Parking: Attached garage; 1-car garage
• Security: No security features listed
• Utilities: Well water; Septic tank; Other utilities
• Home design: Single-family residence; Residential property; One story; Faces east; Entry level: One
• Construction: Stucco exterior; Shingle roof; Slab foundation; Built area approximately 992 (public records)
• Exterior features: Asphalt road access; Lot dimensions approximately 90 x 95; Approximately 0.2 acre lot

Interior

• Kitchen: No appliances listed
• Bedrooms: 2 bedrooms
• Flooring: Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Attic fan; Other cooling
• Interior features: No interior features listed
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).

Location & tenants

• Location reads 72/100 on livability (#352 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools D-, amenities 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: 51 active listings in the ZIP; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($656 loan paydown + $9k appreciation (10.0% local appreciation)).
• Volusia County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• 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 $94,900

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.19% ✓
• Cap rate: 7.72%
• Cash-on-cash: 5.08%
• DSCR: 1.23
• GRM: 7.0

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: 28.0%
• Equity multiple: 3.22×
• Total profit: $58,950
• Equity at exit: $85,493

10-year hold

• IRR: 24.4%
• Equity multiple: 7.33×
• Total profit: $168,147
• Equity at exit: $184,370

Cash invested: $26,572 (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 32180

• Home prices YoY: 7.2%
• Active inventory: 51
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,132 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$245 /mo · $2,938/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $113

Break-even live

Break-even rent $990

Max offer price $94,900

Occupancy floor 85%

Sensitivity live

Price	-10% $166	-5% $139	+0% $113	+5% $86	+10% $59
Rent	-10% $23	-5% $68	+0% $113	+5% $157	+10% $202
Rate	-1.0pp $160	-0.5pp $137	base $113	+0.5pp $88	+1.0pp $63

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-19
   status Pending
2. 2026-05-18
   listed $94,900 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: $2,938 · $245/mo
• Projected year-2 tax: $2,938 · $245/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,590
• − Mortgage interest: −$5,316
• − Property taxes: −$2,938
• − Insurance: −$474
• − Repairs & maintenance: −$1,087
• − Management: −$1,087
• − Depreciation: −$2,761
• Taxable loss: −$74
• Est. tax savings @ 24.0%: +$18
• After-tax cash flow: $1,369/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 — Pierson

• Score: 72/100
• State rank: #352
• US rank: #6123

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pierson, FL
• City population: 4,652
• Population (ZIP): 4,652

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: Majority Hispanic (54%)
• Race & ethnicity: Hispanic / Latino 54% White 41% Black 4% Two or more races 3%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Portuguese 2% Italian 1% Serbian 1%
• Foreign-born: 24% · Canada, Jamaica
• Languages at home: 48% English-only · Spanish 51% Other Asian/Pacific 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: ▲ 28.86%
• Current HPI: 427.9904
• 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

2 events — show timeline

• 2026-05-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-18 Listed $94,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.8%/yr

Latest (2025): $2,938 · +6.0% YoY. Source: county tax records.