1520 Franklin Cir · Holly Hill, FL 32117

$179,999

3 bd · 2.0 ba · 1,077 sqft · SingleFamily public records · 11 Days on market

Built 1986 1,881 sqft lot $150/mo HOA · 8% of rent

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Why this score? — see what drove the C- 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 +19.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.0/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful townhome perfectly situated in a convenient central location offering easy living with access to a community pool and clubhouse. As you step inside, you'll immediately notice the spaciousness and charm of the open floor plan, highlighted by volume ceilings that create a bright and airy feel throughout. The updated kitchen features quartz countertops, soft-close white shaker cabinetry, large bar-top dining, and stainless steel appliances, making it both stylish and functional. Interior upgrades include new vinyl plank flooring, ceiling fans, an updated power panel and a roof 05/2025 for added peace of mind. Enjoy the nice-sized yard, perfect for relaxing or entertaining, along with

Key facts

• Open floor plan
• Quartz countertops
• Clubhouse

Tags

• COMMUNITY POOL
• CLUBHOUSE
• OPEN FLOOR PLAN
• VOLUME CEILINGS
• QUARTZ COUNTERTOPS
• SOFT-CLOSE CABINETRY

Property features AI

Finance

• Other: Pets allowed with number and size limits
• HOA & community: Homeowners association with monthly fee of $150; Community clubhouse; Community pool; HOA fee includes grounds maintenance and trash

Exterior

• Parking: Assigned parking; Guest parking
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence; One level; Updated / remodeled; Attached property
• Construction: Brick construction; Shingle roof; Slab foundation; Built (year not provided)
• Exterior features: Patio; Porch; Paved road access

Interior

• Kitchen: Refrigerator; Electric oven; Dishwasher
• Bedrooms: 2 rooms total
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Breakfast bar; Ceiling fans; Walk-in closets
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).

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: schools F, 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 rising (+1.0%/yr); 332 active listings in the ZIP; 35 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 38% of the median local income ($56k/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 $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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 $45k; list at $180k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $179,999

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.00% ✓
• Cap rate: 7.63%
• Cash-on-cash: 4.79%
• DSCR: 1.21
• GRM: 8.3

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: -11.1%
• Equity multiple: 0.61×
• Total profit: $-19,875
• Equity at exit: $26,838

10-year hold

• IRR: -4.9%
• Equity multiple: 0.71×
• Total profit: $-14,689
• Equity at exit: $15,563

Cash invested: $50,400 (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: 332
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,800 high
• Mortgage (P&I): −$944
• Tax from tax record: −$52 /mo · $623/yr
• Insurance: −$75
• HOA: −$150
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $201

Break-even live

Break-even rent $1,545

Max offer price $179,999

Occupancy floor 84%

Sensitivity live

Price	-10% $303	-5% $252	+0% $201	+5% $150	+10% $99
Rent	-10% $59	-5% $130	+0% $201	+5% $272	+10% $343
Rate	-1.0pp $292	-0.5pp $247	base $201	+0.5pp $155	+1.0pp $107

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1563 Hancock Ln Daytona Beach, FL	2.0	2.0	912	$1,475	$1.62	11d	1	0.04mi
1575 Megan Bay Cir Daytona Beach, FL	3.0	2.0	1232	$1,800	$1.46	24d	1	0.10mi
946 15th St Daytona Beach, FL	2.0	2.0	1010	$1,500	$1.49	24d	1	0.11mi
1559 Hammock Dr Unit B Holly Hill, FL	2.0	1.5	1100	$1,375	$1.25	14d	1	0.22mi
1707 Evergreen St Ormond Beach, FL	2.0	1.0	868	$1,750	$2.02	24d	1	0.47mi
900 LPGA Blvd Daytona Beach, FL	1.0–2.0	1.0–2.0	885	$1,495	$1.69	14d	14	0.50mi
1235 Alcazar St Daytona Beach, FL	3.0	2.0	1498	$2,100	$1.40	24d	1	0.62mi
1615 Derbyshire Rd Daytona Beach, FL	3.0	1.5	1000	$1,950	$1.95	14d	1	0.66mi
638 LPGA Blvd Unit B Daytona Beach, FL	3.0	2.0	1111	$2,490	$2.24	24d	1	0.70mi
1512 Richmond Ave Unit 1546284P Daytona Beach, FL	3.0	2.0	1173	$3,226	$2.75	14d	1	0.72mi
1767 Valencia Ave Ormond Beach, FL	4.0	2.0	1216	$2,100	$1.73	24d	1	0.80mi
1435 Atlanta Dr Daytona Beach, FL	3.0	1.0	1200	$1,800	$1.50	24d	1	0.81mi
1420 Alabama Ave Daytona Beach, FL	4.0	2.0	1367	$1,824	$1.33	19d	1	0.84mi
1014 Indian Oaks E Daytona Beach, FL	3.0	2.0	1500	$2,650	$1.77	24d	1	0.84mi
108 San Mardeen Ct Daytona Beach, FL	3.0	2.0	1500	$2,650	$1.77	24d	1	1.02mi
1224 10th St Daytona Beach, FL	3.0	1.0	1284	$1,550	$1.21	14d	1	1.05mi
101 Claysburg LN Holly Hill, FL	1.0–3.0	1.0–2.0	1163	$2,800	$2.41	14d	25	1.06mi
100 Windflower LN Daytona Beach, FL	1.0–3.0	1.0–2.0	1021	$2,516	$2.46	11d	63	1.06mi
840 Center Ave Apt 75 Holly Hill, FL	2.0	1.0	900	$1,250	$1.39	24d	1	1.10mi
660 8th St Daytona Beach, FL	2.0	1.0	900	$1,375	$1.53	24d	1	1.13mi
1355 Hiawatha Ave Daytona Beach, FL	2.0	1.0	780	$1,675	$2.15	14d	1	1.17mi
402 Fleming Ave Ormond Beach, FL	3.0	2.0	1495	$2,560	$1.71	21d	1	1.25mi
1521 Moravia Ave Daytona Beach, FL	2.0	2.0	700	$2,000	$2.86	19d	1	1.27mi
1262 Essex Rd Daytona Beach, FL	3.0	2.0	1500	$1,900	$1.27	24d	1	1.39mi
410 Sauls St Ormond Beach, FL	3.0	1.0	990	$1,500	$1.52	24d	1	1.40mi
820 State Ave Apt 1 Daytona Beach, FL	2.0	2.0	841	$1,470	$1.75	24d	1	1.41mi
820 State Ave Unit 3 Daytona Beach, FL	2.0	1.0	841	$1,370	$1.63	24d	1	1.42mi
1600 Lpga Blvd Daytona Beach, FL	1.0–3.0	1.0–2.0	1045	$2,622	$2.51	11d	21	1.42mi
1229 Kennedy Rd Daytona Beach, FL	2.0	1.0	800	$950	$1.19	14d	1	1.43mi
1225 Kennedy Rd Daytona Beach, FL	2.0	1.0	800	$825	$1.03	11d	1	1.46mi
733 Buena Vista Ave Ormond Beach, FL	3.0	2.0	1485	$2,400	$1.62	24d	1	1.47mi
1216 Kennedy Rd Unit 4 Daytona Beach, FL	2.0	1.0	900	$975	$1.08	14d	1	1.47mi
1216 Kennedy Rd Unit 10 Daytona Beach, FL	2.0	1.0	900	$975	$1.08	24d	1	1.47mi
921 Daytona Ave Unit A Daytona Beach, FL	2.0	1.0	1100	$1,775	$1.61	24d	1	1.49mi
1217 Kennedy Rd Unit 56 Daytona Beach, FL	2.0	1.0	800	$1,000	$1.25	24d	1	1.49mi

HOA detail

• Monthly dues: $150 · $1,800/yr
• Likely covers: pool

Listing history 8 events

1. 2026-06-03
   status $179,999 Pending 11 DOM
2. 2026-06-01
   days on market $179,999 Active 11 DOM
3. 2026-05-31
   days on market $179,999 Active 10 DOM
4. 2026-05-31
   days on market $179,999 Active 9 DOM
5. 2026-05-13
   listed $179,999 Active 779-char remark
6. 2026-02-12
   listed $5,000 Active
7. 1993-03-03
   soldstatus $45,000
8. 1986-10-01
   soldstatus $52,600

ⓘ 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: $623 · $52/mo
• Projected year-2 tax: $1,494 · $124/mo
• Expected delta: +$871/yr (+$73/mo · 139.7%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 46% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $21,601
• − Mortgage interest: −$10,083
• − Property taxes: −$623
• − Insurance: −$900
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − HOA: −$1,800
• − Depreciation: −$5,236
• Taxable loss: −$498
• Est. tax savings @ 24.0%: +$119
• After-tax cash flow: $2,534/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

+242.2% since first listed

7 events — show timeline

• 2026-06-02 Pending — Daytona MLS
• 2026-05-28 Relisted — Daytona MLS
• 2026-05-20 Pending — Daytona MLS
• 2026-05-13 Listed $179,999 Daytona MLS
• 2026-02-12 Listed $5,000 NFMLS
• 1993-03-03 Sold (Public Records) $45,000 Public Records
• 1986-10-01 Sold (Public Records) $52,600 Public Records

Property tax history

-0.7%/yr

Latest (2025): $623 · +1.3% YoY. Source: county tax records.