1184 Whitewood Dr · Deltona, FL 32725

$140,000

3 bd · 1.0 ba · 1,070 sqft · SingleFamily public records · 6 Days on market

Built 1964 7,600 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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home has been completely and beautifully remodeled! The kitchen features new cabinets, granite counter tops and stainless steel appliances. The home has new laminate flooring that is waterproof and indestructible! The roof is only 7 years old and HVAC is only 4 years old. Like new windows. The bathroom is also brand new with stunning tile on floor and new tub and shower. The new vanity has gorgeous granite counter top. Fresh paint inside and out. this home presents as brand new as it also has all new doors, baseboards, trim, hardware. This home is ready for you to just move in!

Key facts

• Covered front porch
• Ample cabinetry
• Carport

Tags

• COVERED FRONT PORCH
• CARPORT
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• AMPLE CABINETRY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $619 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).

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: Rents flat; 415 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• This rent runs 34% of the median local income ($73k/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 $968 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 + 0.6% rent growth), your $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 13y 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.

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 $140,000

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.46% ✓
• Cap rate: 11.60%
• Cash-on-cash: 18.94%
• DSCR: 1.84
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.61% rent growth · sell at horizon

5-year hold

• IRR: 8.0%
• Equity multiple: 1.30×
• Total profit: $11,955
• Equity at exit: $20,874

10-year hold

• IRR: 15.1%
• Equity multiple: 2.08×
• Total profit: $42,525
• Equity at exit: $12,105

Cash invested: $39,200 (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 32725

• Rents YoY: 0.6%
• Active inventory: 415
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,050 high
• Mortgage (P&I): −$734
• Tax from tax record: −$208 /mo · $2,498/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $619

Break-even live

Break-even rent $1,267

Max offer price $140,000

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1074 Gerona Ave Deltona, FL	3.0	2.0	1370	$2,099	$1.53	21d	1	0.35mi
1371 N Normandy Blvd Deltona, FL	3.0	1.0	1100	$1,628	$1.48	14d	1	0.36mi
1032 Frost Ln Deltona, FL	3.0	2.0	1346	$2,000	$1.49	23d	1	0.38mi
686 Hager St Deltona, FL	3.0	1.0	1270	$1,760	$1.39	23d	1	0.41mi
1011 Gerona Ave Deltona, FL	3.0	1.5	1307	$2,700	$2.07	23d	1	0.51mi
1336 W Fowler Dr Apt A Deltona, FL	2.0	1.0	784	$1,500	$1.91	23d	1	0.53mi
1050 E Lombardy Dr Deltona, FL	3.0	2.0	1500	$1,971	$1.31	11d	1	0.54mi
1510 Falmouth Ave Deltona, FL	3.0	2.0	1474	$2,000	$1.36	23d	1	0.70mi
276 Kettering Rd Deltona, FL	3.0	2.0	1230	$2,000	$1.63	23d	1	0.71mi
877 Horizon St Deltona, FL	3.0	1.0	1000	$1,633	$1.63	14d	1	0.71mi
951 Halstead St Deltona, FL	3.0	1.0	1000	$1,550	$1.55	23d	1	0.79mi
1417 Ambassador Ave Deltona, FL	3.0	2.0	884	$1,800	$2.04	23d	1	0.84mi
774 W 9th St Deltona, FL	3.0	2.0	1340	$2,189	$1.63	23d	1	0.86mi
922 N Fairbairn Dr Deltona, FL	3.0	2.0	1413	$2,200	$1.56	11d	1	0.87mi
790 W Gaucho Cir Deltona, FL	3.0	2.0	1294	$2,150	$1.66	23d	1	0.88mi
1021 Giovanni St Deltona, FL	4.0	2.0	1378	$1,890	$1.37	23d	1	0.95mi
1007 Matterhorn St Deltona, FL	3.0	2.0	1462	$2,050	$1.40	23d	1	0.99mi
1123 Wycliffe St Deltona, FL	3.0	2.0	1172	$2,095	$1.79	19d	1	1.20mi
882 Trumbull St Deltona, FL	3.0	2.0	1403	$2,076	$1.48	11d	1	1.36mi
141 Hazelcrest St Unit B Deltona, FL	2.0	1.5	850	$1,600	$1.88	14d	1	1.40mi
910 Regatta Bay Dr Unit 5-201 Orange City, FL	3.0	2.0	1168	$1,600	$1.37	23d	1	1.45mi
1036 Aaron Dr Deltona, FL	3.0	2.0	1305	$2,110	$1.62	23d	1	1.50mi

Listing history 19 events

1. 2026-04-06
   status Pending
2. 2026-03-28
   listed $140,000 Active
3. 2025-03-07
   historical
4. 2025-02-06
   price $240,000
5. 2025-01-09
   price $242,000
6. 2024-11-19
   listed $245,000 Active
7. 2019-05-07
   soldstatus $159,900 Sold 590-char remark

   Show marketing remark (590 chars)

   This home has been completely and beautifully remodeled! The kitchen features new cabinets, granite counter tops and stainless steel appliances. The home has new laminate flooring that is waterproof and indestructible! The roof is only 7 years old and HVAC is only 4 years old. Like new windows. The bathroom is also brand new with stunning tile on floor and new tub and shower. The new vanity has gorgeous granite counter top. Fresh paint inside and out. this home presents as brand new as it also has all new doors, baseboards, trim, hardware. This home is ready for you to just move in!

8. 2019-05-06
   soldstatus $159,900
9. 2019-04-03
   status Pending 590-char remark

   Show marketing remark (590 chars)

   This home has been completely and beautifully remodeled! The kitchen features new cabinets, granite counter tops and stainless steel appliances. The home has new laminate flooring that is waterproof and indestructible! The roof is only 7 years old and HVAC is only 4 years old. Like new windows. The bathroom is also brand new with stunning tile on floor and new tub and shower. The new vanity has gorgeous granite counter top. Fresh paint inside and out. this home presents as brand new as it also has all new doors, baseboards, trim, hardware. This home is ready for you to just move in!

10. 2019-03-21
    listed $159,900 Active 590-char remark

    Show marketing remark (590 chars)

    This home has been completely and beautifully remodeled! The kitchen features new cabinets, granite counter tops and stainless steel appliances. The home has new laminate flooring that is waterproof and indestructible! The roof is only 7 years old and HVAC is only 4 years old. Like new windows. The bathroom is also brand new with stunning tile on floor and new tub and shower. The new vanity has gorgeous granite counter top. Fresh paint inside and out. this home presents as brand new as it also has all new doors, baseboards, trim, hardware. This home is ready for you to just move in!

11. 2018-12-13
    soldstatus $59,300
12. 2013-07-29
    soldstatus $29,200
13. 2013-07-29
    soldstatus $29,200
14. 2013-06-29
    historical
15. 2013-06-07
    listed $30,000
16. 2013-06-01
    listed $30,000
17. 1995-03-16
    soldstatus $42,000
18. 1978-06-01
    soldstatus $23,000
19. 1970-07-01
    soldstatus $21,000

ⓘ 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: $2,498 · $208/mo
• Projected year-2 tax: $2,498 · $208/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 2/10 Low
• 🌡 Heat 9/10 Extreme 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,598
• − Mortgage interest: −$7,842
• − Property taxes: −$2,498
• − Insurance: −$700
• − Repairs & maintenance: −$1,968
• − Management: −$1,968
• − Depreciation: −$4,073
• Taxable income: $5,549
• Est. tax owed @ 24.0%: −$1,332
• After-tax cash flow: $6,092/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): 51,987
• Household income: $73,152
• Rent vs Own: 21.3% rent · 78.7% own
• Severe rent burden: 1051.0

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 45% Hispanic / Latino 39% Two or more races 12% Black 10% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 23% Cuban 4% Dominican 3%
• Common ancestry: Romanian 1% Lithuanian 1% Serbian 1%
• Foreign-born: 13% · Canada, Jamaica, Vietnam
• Languages at home: 66% English-only · Spanish 30% Vietnamese 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: ▼ -195.58%
• Current HPI: 349.7999
• Rent YoY: ▲ 0.61%
• 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

+566.7% since first listed

19 events — show timeline

• 2026-04-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-28 Listed $140,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-02-06 Price Changed $240,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-09 Price Changed $242,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-19 Listed $245,000 Stellar MLS as Distributed by MLS Grid
• 2019-05-07 Sold (MLS) $159,900 Stellar MLS as Distributed by MLS Grid
• 2019-05-06 Sold (Public Records) $159,900 Public Records
• 2019-04-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-03-21 Listed $159,900 Stellar MLS as Distributed by MLS Grid
• 2018-12-13 Sold (Public Records) $59,300 Public Records
• 2013-07-29 Sold (MLS) $29,200 Stellar MLS as Distributed by MLS Grid
• 2013-07-29 Sold (MLS) $29,200 Stellar MLS as Distributed by MLS Grid
• 2013-06-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2013-06-07 Listed $30,000 Stellar MLS as Distributed by MLS Grid
• 2013-06-01 Listed $30,000 Stellar MLS as Distributed by MLS Grid
• 1995-03-16 Sold (Public Records) $42,000 Public Records
• 1978-06-01 Sold (Public Records) $23,000 Public Records
• 1970-07-01 Sold (Public Records) $21,000 Public Records

Property tax history

+10.5%/yr

Latest (2025): $2,498 · +3.2% YoY. Source: county tax records.