2980 Macon St · Deltona, FL 32738

$240,000

2 bd · 2.0 ba · 1,092 sqft · SingleFamily public records · 3 Days on market

Built 1986 0.34 ac lot

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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 +14.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +3.0/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3/4 ACRE + PAID-OFF SOLAR = LOW BILLS, HIGH VALUE Welcome to 2980 Macon Street in Deltona—a rare opportunity to own a home on a spacious, tree-filled 3/4 acre lot with the kind of upgrades buyers are chasing right now. Let’s talk what matters: PAID-OFF solar panels keeping your electric bill around $30/month, a whole-home Generac generator for peace of mind, and a Culligan water softener system already in place. These are the big-ticket items most homes don’t have—and they’re already done here. Inside, the home offers solid bones with a newer upgraded shower in the primary bathroom, giving you a modern touch where it counts. The rest is a blank canvas&mdash

Key facts

• Whole-home generator
• Paid-off solar
• Oversized lot

Tags

• PAID-OFF SOLAR
• WHOLE-HOME GENERATOR
• CULLIGAN WATER SOFTENER
• NEWER UPGRADED SHOWER
• OVERSIZED LOT
• MATURE TREES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $48 ($578/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 $185k (23.1% below list).
• Recommended offer: $185k (23.1% below list) — sets the bar for 1% rule.

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: 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: Friendship Elementary School (math 32% / reading 42%, grade F, #1,609 of 2,144 statewide, top 77%, 415 students, 75% FRL); Galaxy Middle School (math 36% / reading 40%, grade F, #388 of 571 statewide, top 69%, 1,056 students, 60% FRL); Pine Ridge High School (math 19% / reading 38%, grade F, #458 of 667 statewide, top 69%, 1,636 students, 54% FRL).
• Zoned-school proficiency averages 34% at this address vs 46% district-wide (-12 pts) — the specific schools serving this property underperform the Volusia average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.1%/yr); 389 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 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 $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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $55k; list at $240k implies a 336% 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 $184,653 (23.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 6.53%
• Cash-on-cash: 0.86%
• DSCR: 1.04
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.1% rent growth · sell at horizon

5-year hold

• IRR: -15.9%
• Equity multiple: 0.44×
• Total profit: $-37,605
• Equity at exit: $35,785

10-year hold

• IRR: -9.0%
• Equity multiple: 0.46×
• Total profit: $-35,980
• Equity at exit: $20,751

Cash invested: $67,200 (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 32738

• Home prices YoY: -31.8%
• Rents YoY: 2.1%
• Active inventory: 389
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,847 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$52 /mo · $624/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $48

Break-even live

Break-even rent $1,786

Max offer price $240,000

Occupancy floor 92%

Sensitivity live

Price	-10% $184	-5% $116	+0% $48	+5% $-20	+10% $-88
Rent	-10% $-98	-5% $-25	+0% $48	+5% $121	+10% $194
Rate	-1.0pp $169	-0.5pp $109	base $48	+0.5pp $-14	+1.0pp $-77

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2980 N Huron Dr Deltona, FL	3.0	2.0	1156	$1,835	$1.59	25d	1	0.36mi
3100 Croton Ave Deltona, FL	3.0	2.0	1153	$1,845	$1.60	25d	1	0.39mi
2459 Hope Ave Deltona, FL	2.0	1.0	1050	$1,495	$1.42	23d	1	0.71mi
2786 Flynn St Deltona, FL	3.0	2.0	1399	$1,959	$1.40	16d	1	0.93mi
2600 Island Walk Dr Deltona, FL	3.0	2.0	1412	$2,282	$1.62	25d	1	1.04mi
2331 Hadley St Deltona, FL	3.0	1.0	1100	$1,588	$1.44	16d	1	1.04mi
2311 Hadley St Deltona, FL	3.0	2.0	1051	$1,795	$1.71	25d	1	1.05mi
2615 Fair Oaks Dr Deltona, FL	3.0	2.0	1480	$1,899	$1.28	16d	1	1.07mi
2615 Fair Oaks Dr Deltona, FL	3.0	2.0	1480	$1,935	$1.31	25d	1	1.07mi
2261 Conway Dr Deltona, FL	3.0	2.0	1212	$1,805	$1.49	21d	1	1.09mi
2704 Island Walk Dr Deltona, FL	3.0	2.0	1412	$2,307	$1.63	25d	1	1.16mi
2212 Florida Dr Deltona, FL	3.0	2.0	1080	$1,495	$1.38	21d	1	1.17mi
2240 Florida Dr Deltona, FL	2.0	2.0	838	$1,569	$1.87	4d	4	1.18mi
2225 W Dana Dr Deltona, FL	3.0	1.0	1200	$1,775	$1.48	25d	1	1.21mi
2205 Conway Dr Unit 200 Deltona, FL	2.0	1.0	855	$1,450	$1.70	25d	1	1.23mi
2201 Conway Dr Unit 2201 Deltona, FL	2.0	2.0	975	$1,797	$1.84	25d	1	1.26mi
2201 Conway Dr Unit 202 Deltona, FL	2.0	1.0	857	$1,749	$2.04	25d	1	1.26mi
2820 Beckwith St Deltona, FL	3.0	2.0	1032	$1,895	$1.84	23d	1	1.34mi
2902 Cardinal St Unit 2904307 Deltona, FL	2.0	2.0	1100	$1,836	$1.67	25d	1	1.41mi
2902 Cardinal St Unit 2904104 Deltona, FL	2.0	2.0	1100	$1,950	$1.77	25d	1	1.41mi
2902 Cardinal St Unit 2904110 Deltona, FL	2.0	2.0	1100	$2,000	$1.82	25d	1	1.41mi
2902 Cardinal St Unit 2904209 Deltona, FL	2.0	2.0	1100	$2,025	$1.84	25d	1	1.41mi
2902 Cardinal St Unit 2904210 Deltona, FL	2.0	2.0	1100	$2,050	$1.86	25d	1	1.41mi
2902 Cardinal St Unit 2904309 Deltona, FL	2.0	2.0	1100	$2,075	$1.89	25d	1	1.41mi
2902 Cardinal St Unit 2904106 Deltona, FL	2.0	2.0	1100	$1,542	$1.40	25d	1	1.41mi
2902 Cardinal St Unit 2904310 Deltona, FL	2.0	2.0	1100	$2,100	$1.91	25d	1	1.41mi
2902 Cardinal St Unit 2904203 Deltona, FL	2.0	2.0	1100	$1,604	$1.46	25d	1	1.41mi
2902 Cardinal St Unit 2904305 Deltona, FL	2.0	2.0	1100	$1,646	$1.50	25d	1	1.41mi
2902 Cardinal St Unit 2904109 Deltona, FL	2.0	2.0	1100	$1,725	$1.57	25d	1	1.41mi
2902 Cardinal St Unit 2904202 Deltona, FL	2.0	2.0	1100	$1,791	$1.63	25d	1	1.41mi

Listing history 3 events

1. 2026-04-23
   status Pending
2. 2026-04-20
   listed $240,000 Active
3. 1992-03-01
   soldstatus $55,000

ⓘ 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: $624 · $52/mo
• Projected year-2 tax: $1,992 · $166/mo
• Expected delta: +$1,368/yr (+$114/mo · 219.2%)

ⓘ 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 ≥106°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: $22,158
• − Mortgage interest: −$13,444
• − Property taxes: −$624
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,773
• − Management: −$1,773
• − Depreciation: −$6,982
• Taxable loss: −$3,637
• Est. tax savings @ 24.0%: +$873
• After-tax cash flow: $1,451/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

• Census place: Deltona, FL
• County: Volusia County · 556,871 people
• City population: 101,355
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• Population (ZIP): 49,368
• Household income: $80,224
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 636.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 46% Hispanic / Latino 37% Black 13% Two or more races 12%
• Hispanic origin (detail): Puerto Rican 23% Cuban 3% Dominican 3%
• Common ancestry: Romanian 2% Italian 2% Slovak 1%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 72% English-only · Spanish 26%

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: ▼ -154.91%
• Current HPI: 331.8842
• Rent YoY: ▲ 2.10%
• 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

+336.4% since first listed

3 events — show timeline

• 2026-04-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Listed $240,000 Stellar MLS as Distributed by MLS Grid
• 1992-03-01 Sold (Public Records) $55,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $624 · +9.1% YoY. Source: county tax records.