807 Swallow Ln · Deltona, FL 32764

$144,000

2 bd · 2.0 ba · 1,368 sqft · Condo public records · 128 Days on market

Built 1982 $310/mo HOA

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Why this score? — see what drove the B+ 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 +29.5/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

RETIRE WITH CONFIDENCE!! Welcome to Kove Estate, a 55+ Co-Op community, a friendly active environment offering resort-style living in a gated Golf community. This home features 2 bedrooms, 2 bathrooms, Open kitchen, newer appliances, breakfast/dining bar leading to the family room perfect for enjoying your evening shows. Large gathering / sun room with tons of natural light perfect for a reading room, small office space, workout area, cards with friends. . the options are endless. Screened in porch for enjoying morning coffee. The over 1300 sq ft unit has a newer HVAC System, and Newer membrane covered Roof, Newer Laminate Flooring, Large walk-in Closets. Very well maintained. The home also has a laundry room and Storage area as well as a back covered patio. As a resident of The Kove Estate, you will enjoy free 9-hole golf, two pools (one heated), tennis courts, pickleball, community events, Clubhouse, Library, and Gated Entrance. The community is conveniently located off SR415, minutes to Sanford, Deltona, New Smyrna Beach, close to shopping, dining, medical facilities, and attractions such as the Daytona International Speedway, the Kennedy Space Center, and the Orlando theme parks. This home is a cash-only deal and a must-see for anyone looking for a peaceful and convenient lifestyle. Sewer and Trash pickup is included in the LOW HOA. Tenant Occupied

Key facts

• Screened in porch
• Breakfast dining bar
• Newer appliances

Tags

• NEWER APPLIANCES
• BREAKFAST DINING BAR
• LARGE GATHERING SUN ROOM
• SCREENED IN PORCH
• NEWER HVAC SYSTEM
• NEWER MEMBRANE COVERED ROOF

🏢 Co-op / cooperative unit. The $144,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $144k.

Deal economics

• At list price, monthly cash flow is $391 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $144k).
• Recommended offer: $127k (12.0% below list) — sets the bar for market timing.

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: 85 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($996 loan paydown + $14k 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 $40k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y ago 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 $119k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $126,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.60% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.36%
• DSCR: 1.68
• GRM: 5.2

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: 32.9%
• Equity multiple: 3.57×
• Total profit: $103,621
• Equity at exit: $129,727

10-year hold

• IRR: 28.4%
• Equity multiple: 8.10×
• Total profit: $286,164
• Equity at exit: $279,760

Cash invested: $40,320 (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 32764

• Home prices YoY: 11.7%
• Active inventory: 85
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,299 medium
• Mortgage (P&I): −$755
• Tax from tax record: −$175 /mo · $2,100/yr
• Insurance: −$60
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$310
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $391

Break-even live

Break-even rent $1,804

Max offer price $144,000

Occupancy floor 78%

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: $36,000
• Closing costs: $4,320
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3031 Staten Dr Deltona, FL	3.0	2.0	1706	$2,299	$1.35	5d	1	1.11mi

HOA detail condo

• Monthly dues: $310 · $3,720/yr
• Likely covers: sewertrashpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $144,000 Active 128 DOM
2. 2026-06-17
   days on market $144,000 Active 127 DOM
3. 2026-06-16
   days on market $144,000 Active 126 DOM
4. 2026-06-15
   days on market $144,000 Active 125 DOM
5. 2026-06-14
   days on market $144,000 Active 123 DOM
6. 2026-06-10
   days on market $144,000 Active 120 DOM
7. 2026-06-09
   days on market $144,000 Active 119 DOM
8. 2026-06-08
   days on market $144,000 Active 118 DOM
9. 2026-06-07
   days on market $144,000 Active 117 DOM
10. 2026-06-05
    days on market $144,000 Active 114 DOM
11. 2026-06-03
    days on market $144,000 Active 113 DOM
12. 2026-06-03
    days on market $144,000 Active 112 DOM
13. 2026-06-01
    days on market $144,000 Active 111 DOM
14. 2026-05-31
    days on market $144,000 Active 110 DOM
15. 2026-05-31
    days on market $144,000 Active 109 DOM
16. 2026-02-10
    listed $144,000 Active 1375-char remark

    Show marketing remark (1375 chars)

    RETIRE WITH CONFIDENCE!! Welcome to Kove Estate, a 55+ Co-Op community, a friendly active environment offering resort-style living in a gated Golf community. This home features 2 bedrooms, 2 bathrooms, Open kitchen, newer appliances, breakfast/dining bar leading to the family room perfect for enjoying your evening shows. Large gathering / sun room with tons of natural light perfect for a reading room, small office space, workout area, cards with friends. . the options are endless. Screened in porch for enjoying morning coffee. The over 1300 sq ft unit has a newer HVAC System, and Newer membrane covered Roof, Newer Laminate Flooring, Large walk-in Closets. Very well maintained. The home also has a laundry room and Storage area as well as a back covered patio. As a resident of The Kove Estate, you will enjoy free 9-hole golf, two pools (one heated), tennis courts, pickleball, community events, Clubhouse, Library, and Gated Entrance. The community is conveniently located off SR415, minutes to Sanford, Deltona, New Smyrna Beach, close to shopping, dining, medical facilities, and attractions such as the Daytona International Speedway, the Kennedy Space Center, and the Orlando theme parks. This home is a cash-only deal and a must-see for anyone looking for a peaceful and convenient lifestyle. Sewer and Trash pickup is included in the LOW HOA. Tenant Occupied

17. 2025-04-25
    historical $1,450
18. 2025-04-04
    listed $1,450
19. 2024-08-27
    soldstatus $119,000 Closed 812-char remark

    Show marketing remark (812 chars)

    Price Adjustment! Welcome to Resort Style Living! KOVE ESTATE is a 55+ CO-OP Community offering Free 9 Hole Golf all year long, 2 pools, one heated, tennis courts, pickle-ball, community events. All within your very own gated community. This 2- bedroom, 2-bathroom home offers a spacious family room, large kitchen and dining room. Plus, a Florida room/Bonus room. Master Bedroom features a walk in closet and spacious ensuite. Just off the dining room the sliders lead out to the spacious screened patio. This home also features a laundry room area and workshop. Roof is 2 years old and has a transferable warranty. Seller just replaced flooring in the kitchen hall and guest bath. Some furnishings will stay! Conveniently located off SR415, just minutes to shopping, Sanford and Deltona. Call for more details!

20. 2024-07-28
    status Pending 812-char remark

    Show marketing remark (812 chars)

    Price Adjustment! Welcome to Resort Style Living! KOVE ESTATE is a 55+ CO-OP Community offering Free 9 Hole Golf all year long, 2 pools, one heated, tennis courts, pickle-ball, community events. All within your very own gated community. This 2- bedroom, 2-bathroom home offers a spacious family room, large kitchen and dining room. Plus, a Florida room/Bonus room. Master Bedroom features a walk in closet and spacious ensuite. Just off the dining room the sliders lead out to the spacious screened patio. This home also features a laundry room area and workshop. Roof is 2 years old and has a transferable warranty. Seller just replaced flooring in the kitchen hall and guest bath. Some furnishings will stay! Conveniently located off SR415, just minutes to shopping, Sanford and Deltona. Call for more details!

21. 2024-07-18
    status Active 812-char remark

    Show marketing remark (812 chars)

    Price Adjustment! Welcome to Resort Style Living! KOVE ESTATE is a 55+ CO-OP Community offering Free 9 Hole Golf all year long, 2 pools, one heated, tennis courts, pickle-ball, community events. All within your very own gated community. This 2- bedroom, 2-bathroom home offers a spacious family room, large kitchen and dining room. Plus, a Florida room/Bonus room. Master Bedroom features a walk in closet and spacious ensuite. Just off the dining room the sliders lead out to the spacious screened patio. This home also features a laundry room area and workshop. Roof is 2 years old and has a transferable warranty. Seller just replaced flooring in the kitchen hall and guest bath. Some furnishings will stay! Conveniently located off SR415, just minutes to shopping, Sanford and Deltona. Call for more details!

22. 2024-07-15
    historical 812-char remark

    Show marketing remark (812 chars)

    Price Adjustment! Welcome to Resort Style Living! KOVE ESTATE is a 55+ CO-OP Community offering Free 9 Hole Golf all year long, 2 pools, one heated, tennis courts, pickle-ball, community events. All within your very own gated community. This 2- bedroom, 2-bathroom home offers a spacious family room, large kitchen and dining room. Plus, a Florida room/Bonus room. Master Bedroom features a walk in closet and spacious ensuite. Just off the dining room the sliders lead out to the spacious screened patio. This home also features a laundry room area and workshop. Roof is 2 years old and has a transferable warranty. Seller just replaced flooring in the kitchen hall and guest bath. Some furnishings will stay! Conveniently located off SR415, just minutes to shopping, Sanford and Deltona. Call for more details!

23. 2024-05-03
    status Active 812-char remark

    Show marketing remark (812 chars)

    Price Adjustment! Welcome to Resort Style Living! KOVE ESTATE is a 55+ CO-OP Community offering Free 9 Hole Golf all year long, 2 pools, one heated, tennis courts, pickle-ball, community events. All within your very own gated community. This 2- bedroom, 2-bathroom home offers a spacious family room, large kitchen and dining room. Plus, a Florida room/Bonus room. Master Bedroom features a walk in closet and spacious ensuite. Just off the dining room the sliders lead out to the spacious screened patio. This home also features a laundry room area and workshop. Roof is 2 years old and has a transferable warranty. Seller just replaced flooring in the kitchen hall and guest bath. Some furnishings will stay! Conveniently located off SR415, just minutes to shopping, Sanford and Deltona. Call for more details!

24. 2024-04-21
    price $139,000 812-char remark

    Show marketing remark (812 chars)

    Price Adjustment! Welcome to Resort Style Living! KOVE ESTATE is a 55+ CO-OP Community offering Free 9 Hole Golf all year long, 2 pools, one heated, tennis courts, pickle-ball, community events. All within your very own gated community. This 2- bedroom, 2-bathroom home offers a spacious family room, large kitchen and dining room. Plus, a Florida room/Bonus room. Master Bedroom features a walk in closet and spacious ensuite. Just off the dining room the sliders lead out to the spacious screened patio. This home also features a laundry room area and workshop. Roof is 2 years old and has a transferable warranty. Seller just replaced flooring in the kitchen hall and guest bath. Some furnishings will stay! Conveniently located off SR415, just minutes to shopping, Sanford and Deltona. Call for more details!

25. 2024-02-16
    listed $149,000 Active 812-char remark

    Show marketing remark (812 chars)

    Price Adjustment! Welcome to Resort Style Living! KOVE ESTATE is a 55+ CO-OP Community offering Free 9 Hole Golf all year long, 2 pools, one heated, tennis courts, pickle-ball, community events. All within your very own gated community. This 2- bedroom, 2-bathroom home offers a spacious family room, large kitchen and dining room. Plus, a Florida room/Bonus room. Master Bedroom features a walk in closet and spacious ensuite. Just off the dining room the sliders lead out to the spacious screened patio. This home also features a laundry room area and workshop. Roof is 2 years old and has a transferable warranty. Seller just replaced flooring in the kitchen hall and guest bath. Some furnishings will stay! Conveniently located off SR415, just minutes to shopping, Sanford and Deltona. Call for more details!

26. 2019-11-26
    soldstatus $55,500 Sold
27. 2019-11-08
    status Pending
28. 2019-10-14
    price $69,900
29. 2019-10-01
    listed $89,900 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: $2,100 · $175/mo
• Projected year-2 tax: $2,100 · $175/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 4/10 Moderate FEMA zone A · 22% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $27,588
• − Mortgage interest: −$8,066
• − Property taxes: −$2,100
• − Insurance: −$2,222
• − Repairs & maintenance: −$2,207
• − Management: −$2,207
• − HOA: −$3,720
• − Depreciation: −$4,189
• Taxable income: $2,877
• Est. tax owed @ 24.0%: −$690
• After-tax cash flow: $4,000/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

• City population: 101,355
• Population (ZIP): 2,744

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 7% Two or more races 6% Black 2%
• Hispanic origin (detail): Puerto Rican 2% Cuban 3%
• Common ancestry: Slovak 5% Lithuanian 3% Italian 3%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 4% French/Haitian/Cajun 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: ▲ 55.42%
• Current HPI: 531.22
• 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

+60.2% since first listed

14 events — show timeline

• 2026-02-10 Listed $144,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-25 Rental Removed $1,450 STELLARMLS
• 2025-04-04 Listed for Rent $1,450 STELLARMLS
• 2024-08-27 Sold (MLS) $119,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-07-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-07-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-05-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-04-21 Price Changed $139,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-16 Listed $149,000 Stellar MLS as Distributed by MLS Grid
• 2019-11-26 Sold (MLS) $55,500 Stellar MLS as Distributed by MLS Grid
• 2019-11-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-10-14 Price Changed $69,900 Stellar MLS as Distributed by MLS Grid
• 2019-10-01 Listed $89,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+20.3%/yr

Latest (2025): $2,100 · +592.4% YoY. Source: county tax records.