899 Horizon St · Deltona, FL 32725

$195,000

2 bd · 1.0 ba · 766 sqft · SingleFamily public records · 15 Days on market

Built 1964 7,500 sqft 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 +15.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• 1% rule +3.9/10.0
• 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

Under contract-accepting backup offers. Looking for a charming bungalow in the heart of Deltona, close to shopping, schools, restaurants, and bus routes? Look no further! This adorable, move-in ready home features beautiful updates throughout. Offering 2 bedrooms and 1 bathroom, the open-concept great room and dining area create a welcoming and comfortable living space. The cute kitchen includes newer cabinetry and a pantry for added storage. Enjoy peace of mind with a freshly painted exterior and a new electrical panel. Step outside to the spacious screened rear porch — the perfect spot for BBQs, morning coffee, reading, or simply relaxing. If you’re looking for a low-maintenan

Key facts

• Newer cabinetry
• Charming bungalow
• New electrical panel

Tags

• CHARMING BUNGALOW
• NEWER CABINETRY
• SPACIOUS SCREENED REAR PORCH
• FRESHLY PAINTED EXTERIOR
• NEW ELECTRICAL PANEL

Property features AI

Finance

• Other: Property type: Residential, single-family; Zoning: 01R
• Financial info: Financial details not provided
• HOA & community: Located in the Deltona Lakes community; No HOA association indicated

Exterior

• Parking: Parking details not provided
• Utilities: Public water; Public sewer; Cable available; Broadband/high-speed internet available
• Home design: Single-family residence; One story; Southeast facing; Residential property
• Construction: Block construction; Shingle roof; Slab foundation; Built on a 0.17-acre lot (approx. 75 x 100)
• Exterior features: Rear screened porch; Exterior lighting; Paved road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room/dining room combo; Window treatments; Blinds
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $65 ($774/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 $173k (11.2% below list).
• Recommended offer: $173k (11.2% 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: Discovery Elementary School (math 33% / reading 31%, grade F, #1,797 of 2,144 statewide, top 86%, 649 students, 70% FRL); Deltona Middle School (math 37% / reading 43%, grade F, #368 of 571 statewide, top 65%, 1,146 students, 60% FRL); University High School (math 28% / reading 46%, grade F, #340 of 667 statewide, top 52%, 2,901 students, 49% FRL).
• Market conditions: Rents flat; 421 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k 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

• It's been on market 15 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y 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 $80k; list at $195k implies a 144% 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 $173,142 (11.2% below list)

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. 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?
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: 0.89% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.42%
• DSCR: 1.06
• GRM: 9.4

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: -16.7%
• Equity multiple: 0.42×
• Total profit: $-31,558
• Equity at exit: $29,075

10-year hold

• IRR: -13.4%
• Equity multiple: 0.30×
• Total profit: $-38,101
• Equity at exit: $16,860

Cash invested: $54,600 (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: 421
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,731 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$199 /mo · $2,394/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $65

Break-even live

Break-even rent $1,650

Max offer price $195,000

Occupancy floor 91%

Sensitivity live

Price	-10% $175	-5% $120	+0% $65	+5% $9	+10% $-46
Rent	-10% $-72	-5% $-4	+0% $65	+5% $133	+10% $201
Rate	-1.0pp $163	-0.5pp $114	base $65	+0.5pp $14	+1.0pp $-37

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
877 Horizon St Deltona, FL	3.0	1.0	1000	$1,633	$1.63	16d	1	0.04mi
1417 Ambassador Ave Deltona, FL	3.0	2.0	884	$1,800	$2.04	25d	1	0.11mi
951 Halstead St Deltona, FL	3.0	1.0	1000	$1,550	$1.55	25d	1	0.18mi
1371 N Normandy Blvd Deltona, FL	3.0	1.0	1100	$1,628	$1.48	16d	1	0.68mi
1312 Saxon Blvd Deltona, FL	3.0	1.5	966	$1,800	$1.86	25d	1	0.82mi
516 N Wellington Dr Deltona, FL	3.0	1.0	660	$1,450	$2.20	25d	1	0.82mi
1336 W Fowler Dr Apt A Deltona, FL	2.0	1.0	784	$1,500	$1.91	25d	1	1.11mi
1162 Hampshire Ave Deltona, FL	2.0	1.0	950	$1,450	$1.53	16d	1	1.28mi
1383 Providence Blvd Deltona, FL	3.0	2.0	1120	$1,800	$1.61	25d	1	1.33mi
1511 Lavilla St Deltona, FL	2.0	2.0	1008	$1,800	$1.79	23d	1	1.40mi

Listing history 9 events

1. 2026-06-03
   statusdays on market $195,000 Pending 15 DOM
2. 2026-06-01
   days on market $195,000 Active 14 DOM
3. 2026-05-31
   days on market $195,000 Active 13 DOM
4. 2026-05-31
   days on market $195,000 Active 12 DOM
5. 2026-05-18
   listed $195,000 Active
6. 2007-08-06
   historical
7. 2007-05-02
   listed $116,900
8. 2007-02-26
   soldstatus $80,000
9. 1982-09-01
   soldstatus $20,000

ⓘ 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: $2,394 · $199/mo
• Projected year-2 tax: $2,394 · $199/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 1/10 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: $20,777
• − Mortgage interest: −$10,923
• − Property taxes: −$2,394
• − Insurance: −$975
• − Repairs & maintenance: −$1,662
• − Management: −$1,662
• − Depreciation: −$5,673
• Taxable loss: −$2,512
• Est. tax savings @ 24.0%: +$603
• After-tax cash flow: $1,377/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

+875.0% since first listed

6 events — show timeline

• 2026-06-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-18 Listed $195,000 Stellar MLS as Distributed by MLS Grid
• 2007-08-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-05-02 Listed $116,900 Stellar MLS as Distributed by MLS Grid
• 2007-02-26 Sold (Public Records) $80,000 Public Records
• 1982-09-01 Sold (Public Records) $20,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $2,394 · +4.4% YoY. Source: county tax records.