1312 Jarecki Ave · Holly Hill, FL 32117

$159,900

2 bd · 1.0 ba · 648 sqft · SingleFamily public records · 23 Days on market

Built 1953 6,976 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
• Schools +3.9/10.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Recently renovated and full of charm, this cozy 2-bedroom, 1-bath home in the heart of Holly Hill offers the perfect blend of comfort and value. Featuring recent updates throughout, including fresh interior improvements and a newer roof, this home provides a clean and modern feel while maintaining its classic character. The functional layout maximizes space with a bright living area, updated finishes, and comfortable bedrooms. Conveniently located just minutes from shopping, dining, schools, and the beaches, this property is ideal for first-time buyers, investors, or anyone looking for an affordable Florida retreat. Don’t miss this move-in ready opportunity!

Key facts

• Bright living area
• Updated finishes
• Newer roof

Tags

• RECENTLY RENOVATED
• NEWER ROOF
• BRIGHT LIVING AREA
• UPDATED FINISHES
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Property zoned residential; Residential lot (approximately 0.14 acre); Living area reported as 648 (public records); Building area reported as 936 (public records)
• HOA & community: No HOA association indicated

Exterior

• Utilities: Public water; Public sewer; Cable available; Electricity available; Water available
• Home design: Single-family residence; One-story; Faces west
• Construction: Concrete construction; Shingle roof; Slab foundation; Built on one level
• Exterior features: Exterior lighting; Private mailbox; Irrigation equipment

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless heating; Wall/window air conditioning units
• Interior features: Open floorplan; Split bedroom layout; Programmable thermostat; Walk-in closet(s)
• Laundry & utility: Inside laundry with washer and dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $52 ($622/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 $138k (13.5% below list).
• Recommended offer: $138k (13.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#325 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment 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: Holly Hill School (math 27% / reading 33%, grade F, #1,882 of 2,144 statewide, top 88%, 1,149 students, 79% FRL); Mainland High School (math 30% / reading 37%, grade F, #400 of 667 statewide, top 61%, 1,855 students, 64% FRL) — zoned schools average 72% FRL vs 51% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 46% district-wide (-15 pts) — the specific schools serving this property underperform the Volusia average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.0%/yr); 333 active listings in the ZIP; 16 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 $5k 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 23 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; list at $160k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $138,290 (13.5% below list)

Questions for the listing agent

1. Built in 1953 — 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 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?
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: 0.86% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.39%
• DSCR: 1.06
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.01% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.43×
• Total profit: $-25,342
• Equity at exit: $23,842

10-year hold

• IRR: -11.7%
• Equity multiple: 0.36×
• Total profit: $-28,596
• Equity at exit: $13,825

Cash invested: $44,772 (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 32117

• Home prices YoY: -8.2%
• Rents YoY: 1.0%
• Active inventory: 333
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,383 high
• Mortgage (P&I): −$839
• Tax from tax record: −$135 /mo · $1,626/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $52

Break-even live

Break-even rent $1,317

Max offer price $159,900

Occupancy floor 91%

Sensitivity live

Price	-10% $142	-5% $97	+0% $52	+5% $7	+10% $-39
Rent	-10% $-57	-5% $-3	+0% $52	+5% $106	+10% $161
Rate	-1.0pp $132	-0.5pp $93	base $52	+0.5pp $10	+1.0pp $-32

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1540 Espanola Ave Unit 9 Daytona Beach, FL	1.0	1.0	600	$900	$1.50	25d	1	0.53mi
1612 Montgomery Ave Daytona Beach, FL	1.0	1.0	480	$2,000	$4.17	25d	1	0.58mi
1521 Moravia Ave Daytona Beach, FL	2.0	2.0	700	$2,000	$2.86	20d	1	0.74mi
851 State Ave Daytona Beach, FL	2.0	1.0	682	$1,495	$2.19	25d	1	0.75mi
820 State Ave Unit 2 Daytona Beach, FL	2.0	1.0	690	$1,250	$1.81	25d	1	0.82mi
522 Ridgewood Ave Unit 3 Holly Hill, FL	1.0	1.0	400	$360	$0.90	16d	1	1.17mi
100 Navigator DR Daytona Beach, FL	1.0–3.0	1.0–2.0	1029	$1,458	$1.42	13d	25	1.30mi
1229 Kennedy Rd #43 Daytona Beach, FL	1.0	1.0	625	$900	$1.44	25d	1	1.32mi
1221 Kennedy Rd Unit 43 Daytona Beach, FL	1.0	1.0	625	$775	$1.24	13d	1	1.35mi
1290 9th St #106 Daytona Beach, FL	1.0	1.0	608	$1,195	$1.97	16d	1	1.38mi
1290 9th St Daytona Beach, FL	1.0	1.0	608	$1,060	$1.74	25d	3	1.38mi
2711 N Halifax Ave Daytona Beach, FL	1.0–2.0	1.0	785	$1,675	$2.13	16d	3	1.41mi
2711 N Halifax Ave Daytona Beach, FL	1.0–2.0	1.0	785	$1,675	$2.13	25d	2	1.41mi
101 Claysburg LN Holly Hill, FL	1.0–3.0	1.0–2.0	1163	$2,322	$2.00	16d	25	1.42mi
1485 N Peninsula Dr Unit 2 Daytona Beach, FL	1.0	1.0	500	$1,150	$2.30	25d	1	1.45mi
3009 N Halifax Ave #2 Daytona Beach, FL	1.0	1.0	612	$1,250	$2.04	25d	1	1.47mi

Listing history 17 events

1. 2026-06-22
   days on market $159,900 Active 23 DOM
2. 2026-06-18
   days on market $159,900 Active 20 DOM
3. 2026-06-17
   days on market $159,900 Active 19 DOM
4. 2026-06-16
   days on market $159,900 Active 18 DOM
5. 2026-06-15
   days on market $159,900 Active 17 DOM
6. 2026-06-14
   days on market $159,900 Active 15 DOM
7. 2026-06-10
   days on market $159,900 Active 12 DOM
8. 2026-06-09
   days on market $159,900 Active 11 DOM
9. 2026-06-08
   days on market $159,900 Active 10 DOM
10. 2026-06-07
    days on market $159,900 Active 9 DOM
11. 2026-06-05
    days on market $159,900 Active 6 DOM
12. 2026-06-03
    days on market $159,900 Active 5 DOM
13. 2026-06-02
    days on market $159,900 Active 4 DOM
14. 2026-06-01
    days on market $159,900 Active 3 DOM
15. 2026-05-31
    days on market $159,900 Active 2 DOM
16. 2026-05-31
    remarks 666-char remark
17. 2026-05-31
    listed $159,900 Active 1 DOM

ⓘ 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: $1,626 · $135/mo
• Projected year-2 tax: $1,626 · $135/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 5/10 Major FEMA zone X (unshaded) · 26% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $16,595
• − Mortgage interest: −$8,957
• − Property taxes: −$1,626
• − Insurance: −$800
• − Repairs & maintenance: −$1,328
• − Management: −$1,328
• − Depreciation: −$4,652
• Taxable loss: −$2,094
• Est. tax savings @ 24.0%: +$503
• After-tax cash flow: $1,125/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 — Holly Hill

• Score: 72/100
• State rank: #325
• US rank: #5737

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holly Hill, FL
• County: Volusia County · 556,871 people
• Metro: Deltona-Daytona Beach-Ormond Beach, FL
• Population (ZIP): 30,955
• Household income: $56,419
• Rent vs Own: 52.3% rent · 47.7% own
• Severe rent burden: 1781.0

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 53% Black 27% Hispanic / Latino 10% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 8% · Canada, Vietnam, Jamaica
• Languages at home: 86% English-only · Spanish 8% 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: ▼ -96.62%
• Current HPI: 1084.54
• Rent YoY: ▲ 1.01%
• 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

+99.9% since first listed

2 events — show timeline

• 2026-05-29 Listed $159,900 Stellar MLS as Distributed by MLS Grid
• 2021-11-22 Sold (Public Records) $80,000 Public Records

Property tax history

+32.8%/yr

Latest (2025): $1,626 · -6.9% YoY. Source: county tax records.