122 Leisure World Dr N · DeBary, FL 32713

$149,000

3 bd · 2.0 ba · 1,232 sqft · Manufactured public records · 71 Days on market

Built 2006 5,000 sqft lot $64/mo HOA · 3% of rent

---

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 +9.7/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property is eligible under the Freddie Mac First Look Initiative through July 11, 2017. Only offers from owner occupants will be considered during this period. Buyer to pay Doc Stamps on the Deed. Waterfront, gated community. 3 bedroom/2bath split plan in the back of the community with no neighbors behind.

Key facts

• Fenced back yard
• Community pool
• No rear neighbor

Tags

• FENCED BACK YARD
• NO REAR NEIGHBOR
• GATED WATERFRONT COMMUNITY
• COMMUNITY POOL
• PRIVATE BOAT RAMP
• WALK IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $694 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $140k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 3.7% in DeBary — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#312 in FL) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety D-.
• 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: Debary Elementary School (math 62% / reading 65%, grade B, #564 of 2,144 statewide, top 27%, 915 students, 38% FRL); River Springs Middle School (math 45% / reading 46%, grade D+, #305 of 571 statewide, top 54%, 1,249 students, 50% FRL); University High School (math 28% / reading 46%, grade F, #340 of 667 statewide, top 52%, 2,901 students, 49% FRL).
• Market conditions: Rents rising (+1.9%/yr); 276 active listings in the ZIP; 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 $1k 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 + 1.9% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $67k; list at $149k implies a 122% 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; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.47% ✓
• Cap rate: 11.88%
• Cash-on-cash: 19.95%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.89% rent growth · sell at horizon

5-year hold

• IRR: 10.8%
• Equity multiple: 1.42×
• Total profit: $17,648
• Equity at exit: $22,216

10-year hold

• IRR: 19.0%
• Equity multiple: 2.50×
• Total profit: $62,703
• Equity at exit: $12,883

Cash invested: $41,720 (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 32713

• Rents YoY: 1.9%
• Active inventory: 276
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,183 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$124 /mo · $1,484/yr
• Insurance: −$62
• HOA: −$64
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $694

Break-even live

Break-even rent $1,305

Max offer price $149,000

Occupancy floor 63%

Sensitivity live

Price	-10% $778	-5% $736	+0% $694	+5% $651	+10% $609
Rent	-10% $521	-5% $607	+0% $694	+5% $780	+10% $866
Rate	-1.0pp $769	-0.5pp $731	base $694	+0.5pp $655	+1.0pp $616

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $64 · $768/yr
• Likely covers: watersecurity

Listing history 9 events

1. 2026-04-17
   status Pending
2. 2026-03-31
   price $149,000
3. 2026-02-09
   status Active
4. 2026-02-06
   status Pending
5. 2026-02-02
   listed $159,000 Active
6. 2018-08-15
   soldstatus $67,000 Sold 313-char remark

   Show marketing remark (313 chars)

   This property is eligible under the Freddie Mac First Look Initiative through July 11, 2017. Only offers from owner occupants will be considered during this period. Buyer to pay Doc Stamps on the Deed. Waterfront, gated community. 3 bedroom/2bath split plan in the back of the community with no neighbors behind.

7. 2018-07-17
   status Pending 313-char remark

   Show marketing remark (313 chars)

   This property is eligible under the Freddie Mac First Look Initiative through July 11, 2017. Only offers from owner occupants will be considered during this period. Buyer to pay Doc Stamps on the Deed. Waterfront, gated community. 3 bedroom/2bath split plan in the back of the community with no neighbors behind.

8. 2018-06-21
   listed $77,900 Active 313-char remark

   Show marketing remark (313 chars)

   This property is eligible under the Freddie Mac First Look Initiative through July 11, 2017. Only offers from owner occupants will be considered during this period. Buyer to pay Doc Stamps on the Deed. Waterfront, gated community. 3 bedroom/2bath split plan in the back of the community with no neighbors behind.

9. 1973-10-01
   soldstatus $17,500

ⓘ 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: $1,484 · $124/mo
• Projected year-2 tax: $1,484 · $124/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 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: $26,197
• − Mortgage interest: −$8,346
• − Property taxes: −$1,484
• − Insurance: −$745
• − Repairs & maintenance: −$2,096
• − Management: −$2,096
• − HOA: −$768
• − Depreciation: −$4,335
• Taxable income: $6,328
• Est. tax owed @ 24.0%: −$1,519
• After-tax cash flow: $6,803/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 — DeBary

• Score: 73/100
• State rank: #312
• US rank: #5314

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: DeBary, FL
• County: Volusia County · 556,871 people
• City population: 22,884
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• Population (ZIP): 22,884
• Household income: $88,500
• Rent vs Own: 12.9% rent · 87.1% own
• Severe rent burden: 265.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 17% Two or more races 6% Black 5% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 10% Cuban 1%
• Common ancestry: Lithuanian 2% Romanian 2% Serbian 2%
• Foreign-born: 8% · Canada, Vietnam, South Korea
• Languages at home: 87% English-only · Spanish 10% Vietnamese 2% 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: ▼ -247.35%
• Current HPI: 294.803
• Rent YoY: ▲ 1.89%
• 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

+751.4% since first listed

9 events — show timeline

• 2026-04-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Price Changed $149,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-09 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-02 Listed $159,000 Stellar MLS as Distributed by MLS Grid
• 2018-08-15 Sold (MLS) $67,000 Stellar MLS as Distributed by MLS Grid
• 2018-07-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-06-21 Listed $77,900 Stellar MLS as Distributed by MLS Grid
• 1973-10-01 Sold (Public Records) $17,500 Public Records

Property tax history

+13.3%/yr

Latest (2025): $1,484 · +6.4% YoY. Source: county tax records.