76 Eagle Pt S · Deltona, FL 32764

$115,000

1 bd · 1.0 ba · 422 sqft · Condo public records · 240 Days on market

Built 1996 $219/mo HOA

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.9/30.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.3/10.0

Listing remarks MLS

LAKE FRONT - OWNER SAYS "BEST VIEW IN PARK"! ONE OWNER PROPERTY IN 55+ CO-OP COMMUNITY. FISH FROM REAR DECK! ONE BEDROOM WITH LARGE MULTI USE FLORIDA ROOM WITH SLIDER TO LAKE ACCESS FROM REAR PORCH & DECK - ALSO LEADS TO FRONT DOOR & PORCH. FLORIDA ROOM HAS TWO ADDITIONAL DOORS - ONE TO MASTER BEDROOM/HALLWAY & SLIDERS FROM GREAT ROOM AT FRONT - GREAT ROOM HAS BAY WINDOW & BUILT IN CABINETS - OPEN DINING AREA GOES TO KITCHEN, VERY CHEERFUL, LIGHT & BRIGHT ATMOSPHERE REFLEXS IDEAL LIVING CONDITIONS. MASTER HAS LOTS OF BUILT INS WITH PRIVATE DOOR TO BATH - BATH HAS HALL DOOR FOR COMPANY USE - NEW ROOF IN 2018, REPLACED CARPET IN 2020, NEW REFRIGERATOR 2022, NEWER HVAC SYSTEM, 8'X6' SHED INSTALLED 1998 - SHED HAS WASHER USE WITH COLD WATER ONLY. (MEASUREMENTS AND INFO IS NOT WARRANTED, BUYER AND/OR BUYER'S AGENT TO VERIFY)

Key facts

• Gated community
• Newer roof
• Lake front property

Tags

• LAKE FRONT PROPERTY
• GATED COMMUNITY
• YEAR ROUND GOLF COURSE
• UPDATED KITCHEN
• NEWER WINDOWS
• NEWER ROOF

Property features AI

Finance

• Other: Partially furnished; Association contact listed
• Financial info: Lease/association restrictions apply
• HOA & community: Monthly association fee of $219 (includes pool, sewer, trash, water, recreational facilities, private road, escrow reserves); Association approval required; Community amenities: clubhouse, pool, tennis, racquetball, pickleball, shuffleboard, golf, recreation facilities, storage; Senior community; Pets allowed with restrictions (weight limit ~40 lbs; breed/number/size limits may apply)

Exterior

• Parking: Paved road access
• Utilities: Private water; Private sewer; Broadband/high-speed internet available; Cable available; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured single-wide home; One story; Faces northeast; Located on a cul-de-sac; Lakefront with water access and lake views (Little Lake) — approximately 18 ft of frontage; features include private boat ramp and low/no-wake zone
• Construction: Vinyl siding; Shingle roof; Pillar/post/pier foundation; Built as a manufactured home
• Exterior features: Deck; Rain gutters; Sliding doors; Outdoor storage / shed(s)

Interior

• Kitchen: Microwave; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen and family room combined; Open floor plan; Programmable thermostat; Double-pane windows
• Laundry & utility: Washer hookup

🏢 Co-op / cooperative unit. The $115,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $-223 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $76k (34.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (15.9% below list).
• Recommended offer: $76k (34.2% below list) — sets the bar for cash-flow.

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: Osteen Elementary School (math 54% / reading 56%, grade C, #872 of 2,144 statewide, top 42%, 469 students, 60% FRL); Heritage Middle School (math 38% / reading 41%, grade F, #373 of 571 statewide, top 66%, 993 students, 61% FRL); Pine Ridge High School (math 19% / reading 38%, grade F, #458 of 667 statewide, top 69%, 1,636 students, 54% FRL).
• Market conditions: 87 active listings in the ZIP; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($795 loan paydown + $12k appreciation (10.0% local appreciation)).
• Volusia County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 240 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $115k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $75,631 (34.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 240 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
10. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
11. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
12. 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.
13. 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.
14. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.84% ✗
• Cap rate: 3.97%
• Cash-on-cash: -8.31%
• DSCR: 0.63
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.5%
• Equity multiple: 2.51×
• Total profit: $48,571
• Equity at exit: $103,601

10-year hold

• IRR: 17.2%
• Equity multiple: 5.80×
• Total profit: $154,460
• Equity at exit: $223,420

Cash invested: $32,200 (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 32764

• Home prices YoY: 11.7%
• Active inventory: 87
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $968 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$117 /mo · $1,407/yr
• Insurance: −$48
• HOA: −$219
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $-223

Break-even live

Break-even rent $1,250

Max offer price $75,631

Occupancy floor —

Sensitivity live

Price	-10% $-158	-5% $-190	+0% $-223	+5% $-255	+10% $-288
Rent	-10% $-299	-5% $-261	+0% $-223	+5% $-185	+10% $-146
Rate	-1.0pp $-165	-0.5pp $-194	base $-223	+0.5pp $-253	+1.0pp $-283

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $219 · $2,628/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-05-07
   status Pending
2. 2026-04-15
   status Active
3. 2026-04-15
   price $115,000
4. 2025-03-04
   listed $125,000 Active
5. 2023-03-24
   soldstatus $60,000 Closed 873-char remark

   Show marketing remark (873 chars)

   LAKE FRONT - OWNER SAYS "BEST VIEW IN PARK"! ONE OWNER PROPERTY IN 55+ CO-OP COMMUNITY. FISH FROM REAR DECK! ONE BEDROOM WITH LARGE MULTI USE FLORIDA ROOM WITH SLIDER TO LAKE ACCESS FROM REAR PORCH & DECK - ALSO LEADS TO FRONT DOOR & PORCH. FLORIDA ROOM HAS TWO ADDITIONAL DOORS - ONE TO MASTER BEDROOM/HALLWAY & SLIDERS FROM GREAT ROOM AT FRONT - GREAT ROOM HAS BAY WINDOW & BUILT IN CABINETS - OPEN DINING AREA GOES TO KITCHEN, VERY CHEERFUL, LIGHT & BRIGHT ATMOSPHERE REFLEXS IDEAL LIVING CONDITIONS. MASTER HAS LOTS OF BUILT INS WITH PRIVATE DOOR TO BATH - BATH HAS HALL DOOR FOR COMPANY USE - NEW ROOF IN 2018, REPLACED CARPET IN 2020, NEW REFRIGERATOR 2022, NEWER HVAC SYSTEM, 8'X6' SHED INSTALLED 1998 - SHED HAS WASHER USE WITH COLD WATER ONLY. (MEASUREMENTS AND INFO IS NOT WARRANTED, BUYER AND/OR BUYER'S AGENT TO VERIFY)

6. 2023-02-08
   status Pending 873-char remark

   Show marketing remark (873 chars)

   LAKE FRONT - OWNER SAYS "BEST VIEW IN PARK"! ONE OWNER PROPERTY IN 55+ CO-OP COMMUNITY. FISH FROM REAR DECK! ONE BEDROOM WITH LARGE MULTI USE FLORIDA ROOM WITH SLIDER TO LAKE ACCESS FROM REAR PORCH & DECK - ALSO LEADS TO FRONT DOOR & PORCH. FLORIDA ROOM HAS TWO ADDITIONAL DOORS - ONE TO MASTER BEDROOM/HALLWAY & SLIDERS FROM GREAT ROOM AT FRONT - GREAT ROOM HAS BAY WINDOW & BUILT IN CABINETS - OPEN DINING AREA GOES TO KITCHEN, VERY CHEERFUL, LIGHT & BRIGHT ATMOSPHERE REFLEXS IDEAL LIVING CONDITIONS. MASTER HAS LOTS OF BUILT INS WITH PRIVATE DOOR TO BATH - BATH HAS HALL DOOR FOR COMPANY USE - NEW ROOF IN 2018, REPLACED CARPET IN 2020, NEW REFRIGERATOR 2022, NEWER HVAC SYSTEM, 8'X6' SHED INSTALLED 1998 - SHED HAS WASHER USE WITH COLD WATER ONLY. (MEASUREMENTS AND INFO IS NOT WARRANTED, BUYER AND/OR BUYER'S AGENT TO VERIFY)

7. 2023-01-23
   listed $67,900 Active 873-char remark

   Show marketing remark (873 chars)

   LAKE FRONT - OWNER SAYS "BEST VIEW IN PARK"! ONE OWNER PROPERTY IN 55+ CO-OP COMMUNITY. FISH FROM REAR DECK! ONE BEDROOM WITH LARGE MULTI USE FLORIDA ROOM WITH SLIDER TO LAKE ACCESS FROM REAR PORCH & DECK - ALSO LEADS TO FRONT DOOR & PORCH. FLORIDA ROOM HAS TWO ADDITIONAL DOORS - ONE TO MASTER BEDROOM/HALLWAY & SLIDERS FROM GREAT ROOM AT FRONT - GREAT ROOM HAS BAY WINDOW & BUILT IN CABINETS - OPEN DINING AREA GOES TO KITCHEN, VERY CHEERFUL, LIGHT & BRIGHT ATMOSPHERE REFLEXS IDEAL LIVING CONDITIONS. MASTER HAS LOTS OF BUILT INS WITH PRIVATE DOOR TO BATH - BATH HAS HALL DOOR FOR COMPANY USE - NEW ROOF IN 2018, REPLACED CARPET IN 2020, NEW REFRIGERATOR 2022, NEWER HVAC SYSTEM, 8'X6' SHED INSTALLED 1998 - SHED HAS WASHER USE WITH COLD WATER ONLY. (MEASUREMENTS AND INFO IS NOT WARRANTED, BUYER AND/OR BUYER'S AGENT TO VERIFY)

ⓘ 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: $1,407 · $117/mo
• Projected year-2 tax: $1,407 · $117/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $11,610
• − Mortgage interest: −$6,442
• − Property taxes: −$1,407
• − Insurance: −$575
• − Repairs & maintenance: −$929
• − Management: −$929
• − HOA: −$2,628
• − Depreciation: −$3,345
• Taxable loss: −$4,644
• Est. tax savings @ 24.0%: +$1,115
• After-tax cash flow: $-1,560/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

• City population: 101,355
• Population (ZIP): 2,744

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 7% Two or more races 6% Black 2%
• Hispanic origin (detail): Puerto Rican 2% Cuban 3%
• Common ancestry: Slovak 5% Lithuanian 3% Italian 3%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 4% 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: ▲ 55.42%
• Current HPI: 531.22
• 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

+69.4% since first listed

7 events — show timeline

• 2026-05-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Price Changed $115,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-04 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2023-03-24 Sold (MLS) $60,000 Stellar MLS as Distributed by MLS Grid
• 2023-02-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-01-23 Listed $67,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.6%/yr

Latest (2025): $1,407 · +9.1% YoY. Source: county tax records.