2632 Frances Dr · DeLand, FL 32724

$75,000

4 bd · 2.0 ba · 1,584 sqft · Manufactured public records · 54 Days on market

Built 1985 9,600 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity is knocking with this large 4 bedroom mobile home!. Home features large living room with vaulted ceilings with a fireplace for those cozy nights in, split bedroom plan, separate dining, a nice open and airy kitchen, and separate inside laundry area! !This is a very quiet and serene setting that offers lots of privacy yet is only minutes to DOWNTOWN HISTORIC DeLand, eateries, shopping and entertainment. Ask your lender about special financing incentives. Do not delay - come see it today before the sign says 'SOLD'!

Key facts

• 9,600 sq ft lot
• Built 1985
• Listed 54 days

Property features AI

Finance

• Other: Lot approx. 0.22 acres (75 x 128); Total living area about 1,584; No waterfront; Zoning: 01MH1; Universal property ID available
• Financial info: Property is listed as fixer condition; No lease restrictions; Unfurnished
• HOA & community: No HOA/association; Development: Not On The List

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: Water source: see remarks; Sewer: other; Other utilities noted
• Home design: Manufactured home (double wide); Single-story (one level); East-facing
• Construction: Vinyl siding exterior; Other roof type; Other foundation details; Built as a double wide manufactured home
• Exterior features: Other exterior features; Asphalt road access

Interior

• Kitchen: Other appliances listed
• Bedrooms: 4 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Other heating; Other cooling
• Interior features: Other interior features noted
• Laundry & utility: Laundry features: Other

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#498 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime B; 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: Rents rising (+2.8%/yr); 662 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).
• This rent runs 36% of the median local income ($74k/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 $519 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 2.8% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago; this cycle's ask has dropped $14k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $27k; list at $75k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• 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 $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.93% ✓
• Cap rate: 24.59%
• Cash-on-cash: 65.34%
• DSCR: 3.91
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.82% rent growth · sell at horizon

5-year hold

• IRR: 64.3%
• Equity multiple: 3.87×
• Total profit: $60,353
• Equity at exit: $11,183

10-year hold

• IRR: 68.7%
• Equity multiple: 7.91×
• Total profit: $145,022
• Equity at exit: $6,485

Cash invested: $21,000 (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 32724

• Rents YoY: 2.8%
• Active inventory: 662
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $2,196 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$167 /mo · $1,998/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $1,143

Break-even live

Break-even rent $748

Max offer price $75,000

Occupancy floor 43%

Sensitivity live

Price	-10% $1,186	-5% $1,165	+0% $1,143	+5% $1,122	+10% $1,101
Rent	-10% $970	-5% $1,057	+0% $1,143	+5% $1,230	+10% $1,317
Rate	-1.0pp $1,181	-0.5pp $1,162	base $1,143	+0.5pp $1,124	+1.0pp $1,104

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
255 Tupelo Honey Cir Deland, FL	1.0–4.0	1.0–3.0	1516	$2,200	$1.45	5d	4	0.59mi

Listing history 24 events

1. 2026-06-18
   days on market $75,000 Active 54 DOM
2. 2026-06-17
   days on market $75,000 Active 53 DOM
3. 2026-06-16
   days on market $75,000 Active 52 DOM
4. 2026-06-15
   days on market $75,000 Active 51 DOM
5. 2026-06-14
   days on market $75,000 Active 49 DOM
6. 2026-06-10
   days on market $75,000 Active 46 DOM
7. 2026-06-09
   days on market $75,000 Active 45 DOM
8. 2026-06-08
   days on market $75,000 Active 44 DOM
9. 2026-06-07
   days on market $75,000 Active 43 DOM
10. 2026-06-05
    days on market $75,000 Active 40 DOM
11. 2026-06-03
    days on market $75,000 Active 39 DOM
12. 2026-06-03
    days on market $75,000 Active 38 DOM
13. 2026-06-01
    days on market $75,000 Active 37 DOM
14. 2026-05-31
    days on market $75,000 Active 36 DOM
15. 2026-05-31
    days on market $75,000 Active 35 DOM
16. 2026-04-25
    listed $89,000 Active 201-char remark
17. 2016-03-24
    soldstatus $27,019 Sold 532-char remark

    Show marketing remark (532 chars)

    Opportunity is knocking with this large 4 bedroom mobile home!. Home features large living room with vaulted ceilings with a fireplace for those cozy nights in, split bedroom plan, separate dining, a nice open and airy kitchen, and separate inside laundry area! !This is a very quiet and serene setting that offers lots of privacy yet is only minutes to DOWNTOWN HISTORIC DeLand, eateries, shopping and entertainment. Ask your lender about special financing incentives. Do not delay - come see it today before the sign says 'SOLD'!

18. 2016-02-27
    status Pending 532-char remark

    Show marketing remark (532 chars)

    Opportunity is knocking with this large 4 bedroom mobile home!. Home features large living room with vaulted ceilings with a fireplace for those cozy nights in, split bedroom plan, separate dining, a nice open and airy kitchen, and separate inside laundry area! !This is a very quiet and serene setting that offers lots of privacy yet is only minutes to DOWNTOWN HISTORIC DeLand, eateries, shopping and entertainment. Ask your lender about special financing incentives. Do not delay - come see it today before the sign says 'SOLD'!

19. 2016-02-10
    historical Active with Contract 532-char remark

    Show marketing remark (532 chars)

    Opportunity is knocking with this large 4 bedroom mobile home!. Home features large living room with vaulted ceilings with a fireplace for those cozy nights in, split bedroom plan, separate dining, a nice open and airy kitchen, and separate inside laundry area! !This is a very quiet and serene setting that offers lots of privacy yet is only minutes to DOWNTOWN HISTORIC DeLand, eateries, shopping and entertainment. Ask your lender about special financing incentives. Do not delay - come see it today before the sign says 'SOLD'!

20. 2016-02-04
    listed $25,000 Active 532-char remark

    Show marketing remark (532 chars)

    Opportunity is knocking with this large 4 bedroom mobile home!. Home features large living room with vaulted ceilings with a fireplace for those cozy nights in, split bedroom plan, separate dining, a nice open and airy kitchen, and separate inside laundry area! !This is a very quiet and serene setting that offers lots of privacy yet is only minutes to DOWNTOWN HISTORIC DeLand, eateries, shopping and entertainment. Ask your lender about special financing incentives. Do not delay - come see it today before the sign says 'SOLD'!

21. 2008-10-21
    soldstatus $56,500
22. 2008-10-15
    soldstatus $56,500

    Show marketing remark (130 chars)

    Oversized mobile home. 4 bedrooms, 2 bathrooms. Large living room with fireplace. Front yard with majestic oak. Close to shopping.

23. 2008-08-13
    historical

    Show marketing remark (130 chars)

    Oversized mobile home. 4 bedrooms, 2 bathrooms. Large living room with fireplace. Front yard with majestic oak. Close to shopping.

24. 2008-06-17
    listed $55,000

    Show marketing remark (130 chars)

    Oversized mobile home. 4 bedrooms, 2 bathrooms. Large living room with fireplace. Front yard with majestic oak. Close to shopping.

ⓘ 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: $1,998 · $167/mo
• Projected year-2 tax: $1,998 · $167/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,347
• − Mortgage interest: −$4,201
• − Property taxes: −$1,998
• − Insurance: −$375
• − Repairs & maintenance: −$2,108
• − Management: −$2,108
• − Depreciation: −$2,182
• Taxable income: $13,375
• Est. tax owed @ 24.0%: −$3,210
• After-tax cash flow: $10,511/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 — DeLand

• Score: 68/100
• State rank: #498
• US rank: #9197

Category grades

Amenities F Commute F Cost of living A Crime B Employment C 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: 81,399
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• Population (ZIP): 45,140
• Household income: $73,592
• Rent vs Own: 22.2% rent · 77.8% own
• Severe rent burden: 942.0

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 19% Two or more races 9% Black 6% Asian 1%
• Hispanic origin (detail): Mexican 9% Puerto Rican 5%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 83% English-only · Spanish 14% Other Indo-European 1% 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: ▼ -215.80%
• Current HPI: 297.1837
• Rent YoY: ▲ 2.82%
• 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

+36.4% since first listed

10 events — show timeline

• 2026-05-28 Price Changed $75,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-25 Listed $89,000 Stellar MLS as Distributed by MLS Grid
• 2016-03-24 Sold (MLS) $27,019 Stellar MLS as Distributed by MLS Grid
• 2016-02-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-02-10 Contingent — Stellar MLS as Distributed by MLS Grid
• 2016-02-04 Listed $25,000 Stellar MLS as Distributed by MLS Grid
• 2008-10-21 Sold (Public Records) $56,500 Public Records
• 2008-10-15 Sold (MLS) $56,500 Stellar MLS as Distributed by MLS Grid
• 2008-08-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-06-17 Listed $55,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.8%/yr

Latest (2025): $1,998 · +3.8% YoY. Source: county tax records.