5075 Central Ave · De Leon Springs, FL 32130

$130,000

1 bd · 1.0 ba · 240 sqft · Manufactured public records · 86 Days on market

Built 1954 10,575 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
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

What a great, unique opportunity to own a flat, totally dry, buildable lot with living quarters already on the site.   This sale includes the personal property jewel, a highly sought-after collectable vintage 1955 “Flat-Side” VAGABOND trailer made by the Vagabond company of New Hudson, Michigan.   This property has a livable outbuilding in addition to the manufactured home, making it both rentable and a mid-century eclectic abode.   The lot is fenced and not restricted by any association rules, so the owner can live freely.   Should you wish to build additional dwellings, the infrastructure is already in place.   Deep water well, septic system, and electric service exist and are ready for construction.  If you have a desire to explore your imagination, don’t miss this opportunity to create your dream and own a piece of history while living in the urban/rural setting of historic Old Florida DeLeon Springs.

Key facts

• Deep water well
• Electric service
• Buildable lot

Tags

• BUILDABLE LOT
• LIVABLE OUTBUILDING
• FENCED LOT
• DEEP WATER WELL
• SEPTIC SYSTEM
• ELECTRIC SERVICE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#656 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools F, 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: 49 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

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y ago; this cycle's ask has dropped $25k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; list at $130k implies a 688% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.27% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.08%
• DSCR: 1.72
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 7.0%
• Equity multiple: 1.27×
• Total profit: $9,979
• Equity at exit: $19,383

10-year hold

• IRR: 16.3%
• Equity multiple: 2.33×
• Total profit: $48,591
• Equity at exit: $11,240

Cash invested: $36,400 (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 32130

• Home prices YoY: -11.2%
• Active inventory: 49
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$80 /mo · $957/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $488

Break-even live

Break-even rent $1,032

Max offer price $130,000

Occupancy floor 65%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47 Valley Dr De Leon Springs, FL	2.0	2.0	1200	$1,650	$1.38	21d	1	0.93mi

Listing history 19 events

1. 2026-06-18
   days on market $130,000 Active 86 DOM
2. 2026-06-17
   days on market $130,000 Active 85 DOM
3. 2026-06-16
   days on market $130,000 Active 84 DOM
4. 2026-06-15
   days on market $130,000 Active 83 DOM
5. 2026-06-14
   days on market $130,000 Active 81 DOM
6. 2026-06-10
   days on market $130,000 Active 78 DOM
7. 2026-06-09
   days on market $130,000 Active 77 DOM
8. 2026-06-08
   days on market $130,000 Active 76 DOM
9. 2026-06-07
   days on market $130,000 Active 75 DOM
10. 2026-06-05
    days on market $130,000 Active 72 DOM
11. 2026-06-03
    days on market $130,000 Active 71 DOM
12. 2026-06-03
    days on market $130,000 Active 70 DOM
13. 2026-06-01
    days on market $130,000 Active 69 DOM
14. 2026-05-31
    days on market $130,000 Active 68 DOM
15. 2026-05-31
    days on market $130,000 Active 67 DOM
16. 2026-03-24
    listed $155,000 Active 966-char remark

    Show marketing remark (966 chars)

    What a great, unique opportunity to own a flat, totally dry, buildable lot with living quarters already on the site.   This sale includes the personal property jewel, a highly sought-after collectable vintage 1955 “Flat-Side” VAGABOND trailer made by the Vagabond company of New Hudson, Michigan.   This property has a livable outbuilding in addition to the manufactured home, making it both rentable and a mid-century eclectic abode.   The lot is fenced and not restricted by any association rules, so the owner can live freely.   Should you wish to build additional dwellings, the infrastructure is already in place.   Deep water well, septic system, and electric service exist and are ready for construction.  If you have a desire to explore your imagination, don’t miss this opportunity to create your dream and own a piece of history while living in the urban/rural setting of historic Old Florida DeLeon Springs.

17. 2005-09-23
    historical
18. 2005-09-15
    listed $99,000
19. 1996-12-11
    soldstatus $16,500

ⓘ 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: $957 · $80/mo
• Projected year-2 tax: $1,079 · $90/mo
• Expected delta: +$122/yr (+$10/mo · 12.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,800
• − Mortgage interest: −$7,282
• − Property taxes: −$957
• − Insurance: −$650
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$3,782
• Taxable income: $3,961
• Est. tax owed @ 24.0%: −$951
• After-tax cash flow: $4,903/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 — De Leon Springs

• Score: 65/100
• State rank: #656
• US rank: #13100

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: De Leon Springs, FL
• Population (ZIP): 5,672

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 White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 32% Two or more races 10%
• Hispanic origin (detail): Mexican 27% Puerto Rican 3%
• Common ancestry: Lithuanian 2% Serbian 1% Romanian 1%
• Foreign-born: 9% · Canada, Jamaica, South Korea
• Languages at home: 74% English-only · Spanish 24% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -44.21%
• Current HPI: 348.7721
• 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

+839.4% since first listed

4 events — show timeline

• 2026-03-24 Listed $155,000 Stellar MLS as Distributed by MLS Grid
• 2005-09-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2005-09-15 Listed $99,000 Stellar MLS as Distributed by MLS Grid
• 1996-12-11 Sold (Public Records) $16,500 Public Records

Property tax history

+6.1%/yr

Latest (2025): $957 · +2.8% YoY. Source: county tax records.