1151 Buena Vista Dr · Holly Hill, FL 32117

$250,000

3 bd · 1.0 ba · 1,500 sqft · SingleFamily public records · 432 Days on market

Built 1978 8,999 sqft lot

---

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 +12.8/30.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• DSCR +3.8/10.0
• Livability +3.6/5.0
• 1% rule +3.4/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well-maintained 1,500 sq. ft. concrete block home offers exceptional space and versatility. Featuring three bedrooms and one bath, the property includes a large family room, ideal for gathering and entertaining. A separate building in the backyard provides additional space with numerous possibilities, whether for storage, a workshop, or a potential office. Recent updates include a new roof in 2017 and a newer central HVAC air system. The home also features a one-car garage and sits on a deep lot, offering ample outdoor space. Located in a well-established, centrally located neighborhood, this property provides convenient access to Tanger Outlets, shopping, dining, and entertainment, with the beach just minutes away. Currently leased to a long-term tenant, making it an excellent addition to any rental portfolio. Please do not disturb the tenant.

Key facts

• Large family room
• Separate building
• Deep lot

Tags

• LARGE FAMILY ROOM
• SEPARATE BUILDING
• NEW ROOF
• NEWER CENTRAL HVAC AIR SYSTEM
• DEEP LOT
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-24 ($-286/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (15.6% below list).
• Recommended offer: $211k (15.6% 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: Champion Elementary School (math 39% / reading 44%, grade F, #1,437 of 2,144 statewide, top 68%, 584 students, 70% FRL); David C. Hinson Sr. Middle School (math 52% / reading 49%, grade C, #246 of 571 statewide, top 44%, 950 students, 52% FRL); Mainland High School (math 30% / reading 37%, grade F, #400 of 667 statewide, top 61%, 1,855 students, 64% FRL).
• Market conditions: Rents rising (+1.0%/yr); 333 active listings in the ZIP; 23 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).
• This rent runs 45% 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 $2k of loan paydown is wiped out by about $8k 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 432 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $145k; list at $250k implies a 72% 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 $210,985 (15.6% 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 432 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.41%
• DSCR: 0.98
• GRM: 9.9

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: -19.2%
• Equity multiple: 0.34×
• Total profit: $-46,160
• Equity at exit: $37,276

10-year hold

• IRR: -16.4%
• Equity multiple: 0.17×
• Total profit: $-58,442
• Equity at exit: $21,615

Cash invested: $70,000 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,110 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$275 /mo · $3,305/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $-24

Break-even live

Break-even rent $2,140

Max offer price $245,797

Occupancy floor 96%

Sensitivity live

Price	-10% $118	-5% $47	+0% $-24	+5% $-95	+10% $-165
Rent	-10% $-190	-5% $-107	+0% $-24	+5% $60	+10% $143
Rate	-1.0pp $102	-0.5pp $40	base $-24	+0.5pp $-89	+1.0pp $-154

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1559 Hammock Dr Unit B Holly Hill, FL	2.0	1.5	1100	$1,375	$1.25	16d	1	0.34mi
1575 Megan Bay Cir Daytona Beach, FL	3.0	2.0	1232	$1,800	$1.46	25d	1	0.47mi
638 LPGA Blvd Unit B Daytona Beach, FL	3.0	2.0	1111	$2,490	$2.24	25d	1	0.57mi
1224 10th St Daytona Beach, FL	3.0	1.0	1284	$1,550	$1.21	16d	1	0.58mi
1014 Indian Oaks E Daytona Beach, FL	3.0	2.0	1500	$2,650	$1.77	25d	1	0.61mi
101 Claysburg LN Holly Hill, FL	1.0–3.0	1.0–2.0	1163	$2,800	$2.41	16d	25	0.65mi
100 Windflower LN Daytona Beach, FL	1.0–3.0	1.0–2.0	1021	$2,516	$2.46	12d	63	0.65mi
1512 Richmond Ave Unit 1546284P Daytona Beach, FL	3.0	2.0	1173	$3,226	$2.75	16d	1	0.72mi
1235 Alcazar St Daytona Beach, FL	3.0	2.0	1498	$2,100	$1.40	25d	1	0.75mi
1262 Essex Rd Daytona Beach, FL	3.0	2.0	1500	$1,900	$1.27	25d	1	0.91mi
1435 Atlanta Dr Daytona Beach, FL	3.0	1.0	1200	$1,800	$1.50	25d	1	0.92mi
108 San Mardeen Ct Daytona Beach, FL	3.0	2.0	1500	$2,650	$1.77	25d	1	0.98mi
1420 Alabama Ave Daytona Beach, FL	4.0	2.0	1367	$1,824	$1.33	20d	1	1.00mi
1767 Valencia Ave Ormond Beach, FL	4.0	2.0	1216	$2,100	$1.73	25d	1	1.07mi
1600 Lpga Blvd Daytona Beach, FL	1.0–3.0	1.0–2.0	1045	$2,622	$2.51	12d	21	1.11mi
520 Zinfandel Dr Unit 1 Daytona Beach, FL	3.0	2.5	1463	$2,500	$1.71	25d	1	1.17mi
875 Derbyshire Rd Daytona Beach, FL	3.0	1.0–2.0	835	$1,299	$1.56	12d	11	1.19mi
430 Dorothy Ave Daytona Beach, FL	3.0	1.0	1103	$1,700	$1.54	16d	1	1.35mi
1013 Lewis Dr Daytona Beach, FL	3.0	1.5	1475	$1,850	$1.25	25d	1	1.36mi
1012 Cadillac Dr Daytona Beach, FL	3.0	2.0	1353	$1,650	$1.22	25d	1	1.37mi
331 Clifton Ave Daytona Beach, FL	3.0	2.0	1355	$2,050	$1.51	25d	1	1.43mi
1851 Lpga Blvd Daytona Beach, FL	1.0–3.0	1.0–3.0	966	$2,516	$2.60	12d	49	1.44mi
921 Daytona Ave Unit A Daytona Beach, FL	2.0	1.0	1100	$1,775	$1.61	25d	1	1.45mi

Listing history 23 events

1. 2026-06-22
   days on market $250,000 Active 432 DOM
2. 2026-06-18
   days on market $250,000 Active 429 DOM
3. 2026-06-17
   days on market $250,000 Active 428 DOM
4. 2026-06-16
   days on market $250,000 Active 427 DOM
5. 2026-06-15
   days on market $250,000 Active 426 DOM
6. 2026-06-14
   days on market $250,000 Active 424 DOM
7. 2026-06-10
   days on market $250,000 Active 421 DOM
8. 2026-06-09
   days on market $250,000 Active 420 DOM
9. 2026-06-08
   days on market $250,000 Active 419 DOM
10. 2026-06-07
    days on market $250,000 Active 418 DOM
11. 2026-06-05
    days on market $250,000 Active 415 DOM
12. 2026-06-03
    days on market $250,000 Active 414 DOM
13. 2026-06-03
    days on market $250,000 Active 413 DOM
14. 2026-06-01
    days on market $250,000 Active 412 DOM
15. 2026-05-31
    days on market $250,000 Active 411 DOM
16. 2026-05-31
    days on market $250,000 Active 410 DOM
17. 2025-04-15
    listed $250,000 Active 861-char remark

    Show marketing remark (861 chars)

    This well-maintained 1,500 sq. ft. concrete block home offers exceptional space and versatility. Featuring three bedrooms and one bath, the property includes a large family room, ideal for gathering and entertaining. A separate building in the backyard provides additional space with numerous possibilities, whether for storage, a workshop, or a potential office. Recent updates include a new roof in 2017 and a newer central HVAC air system. The home also features a one-car garage and sits on a deep lot, offering ample outdoor space. Located in a well-established, centrally located neighborhood, this property provides convenient access to Tanger Outlets, shopping, dining, and entertainment, with the beach just minutes away. Currently leased to a long-term tenant, making it an excellent addition to any rental portfolio. Please do not disturb the tenant.

18. 2020-02-10
    historical
19. 2020-01-12
    price $150,000
20. 2019-06-17
    listed $140,000 Active
21. 2009-11-20
    soldstatus $145,000
22. 2005-10-18
    soldstatus $130,000
23. 1978-07-01
    soldstatus $30,400

ⓘ 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: $3,305 · $275/mo
• Projected year-2 tax: $3,305 · $275/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 4/10 Moderate FEMA zone X (unshaded) · 13% 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: $25,318
• − Mortgage interest: −$14,004
• − Property taxes: −$3,305
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,025
• − Management: −$2,025
• − Depreciation: −$7,273
• Taxable loss: −$4,564
• Est. tax savings @ 24.0%: +$1,095
• After-tax cash flow: $810/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

• 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

+722.4% since first listed

7 events — show timeline

• 2025-04-15 Listed $250,000 Daytona MLS
• 2020-02-10 Listing Removed — Daytona MLS
• 2020-01-12 Price Changed $150,000 Daytona MLS
• 2019-06-17 Listed $140,000 Daytona MLS
• 2009-11-20 Sold (Public Records) $145,000 Public Records
• 2005-10-18 Sold (Public Records) $130,000 Public Records
• 1978-07-01 Sold (Public Records) $30,400 Public Records

Property tax history

+7.9%/yr

Latest (2025): $3,305 · +7.2% YoY. Source: county tax records.