264 Sherwood Ln · Holly Hill, FL 32117

$184,000

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 268 Days on market

Built 1956 5,329 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 +13.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• 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 MLS

Finally an affordable home with a brand new roof, new electrical panel, new heat & AC system. Solid block construction with oak hardwood floors, 17 windows have been replaced with insulated double pane vinyl windows for energy efficiency, and fenced back yard. Nice single family neighborhood ideal for full time residence or investment property. Located three blocks to the intracoastal waterway & 4 min bike ride to sunrise park in Holly Hill. Public pickleball and Riviera course are both 4 minutes away. No flooding high and dry lot.

Key facts

• Public pickleball
• Fenced back yard
• Oak hardwood floors

Tags

• NEW ROOF
• NEW HEAT AND AC SYSTEM
• OAK HARDWOOD FLOORS
• DOUBLE PANE INSULATED WINDOWS
• FENCED BACK YARD
• PUBLIC PICKLEBALL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $184k.

Deal economics

• At list price, monthly cash flow is $-1 ($-6/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (0.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (13.9% below list).
• Recommended offer: $158k (13.9% 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: 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; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 34% 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 $6k 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 268 days — a 12% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $16k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $184k implies a 206% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• 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 $158,404 (13.9% 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 268 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1956 — 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: 0.86% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.01%
• DSCR: 1.00
• GRM: 9.7

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: -18.5%
• Equity multiple: 0.36×
• Total profit: $-32,946
• Equity at exit: $27,435

10-year hold

• IRR: -15.4%
• Equity multiple: 0.21×
• Total profit: $-40,944
• Equity at exit: $15,909

Cash invested: $51,520 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,584 high
• Mortgage (P&I): −$965
• Tax from tax record: −$210 /mo · $2,524/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $-1

Break-even live

Break-even rent $1,585

Max offer price $183,911

Occupancy floor 95%

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: $46,000
• Closing costs: $5,520
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1355 Hiawatha Ave Daytona Beach, FL	2.0	1.0	780	$1,675	$2.15	14d	1	0.11mi
1521 Moravia Ave Daytona Beach, FL	2.0	2.0	700	$2,000	$2.86	18d	1	0.24mi
1540 Espanola Ave Unit 9 Daytona Beach, FL	1.0	1.0	600	$900	$1.50	23d	1	0.28mi
921 Daytona Ave Unit A Daytona Beach, FL	2.0	1.0	1100	$1,775	$1.61	23d	1	0.77mi
638 LPGA Blvd Unit B Daytona Beach, FL	3.0	2.0	1111	$2,490	$2.24	23d	1	0.84mi
851 State Ave Daytona Beach, FL	2.0	1.0	682	$1,495	$2.19	23d	1	0.84mi
2711 N Halifax Ave Daytona Beach, FL	1.0–2.0	1.0	785	$1,675	$2.13	23d	2	0.91mi
2711 N Halifax Ave Daytona Beach, FL	1.0–2.0	1.0	785	$1,675	$2.13	14d	3	0.91mi
820 State Ave Unit 2 Daytona Beach, FL	2.0	1.0	690	$1,250	$1.81	23d	1	0.92mi
820 State Ave Apt 1 Daytona Beach, FL	2.0	2.0	841	$1,470	$1.75	23d	1	0.92mi
820 State Ave Unit 3 Daytona Beach, FL	2.0	1.0	841	$1,370	$1.63	23d	1	0.92mi
946 15th St Daytona Beach, FL	2.0	2.0	1010	$1,500	$1.49	23d	1	0.98mi
3009 N Halifax Ave #1 Daytona Beach, FL	2.0	1.5	816	$1,650	$2.02	23d	1	0.99mi
3009 N Halifax Ave #2 Daytona Beach, FL	1.0	1.0	612	$1,250	$2.04	23d	1	0.99mi
1563 Hancock Ln Daytona Beach, FL	2.0	2.0	912	$1,475	$1.62	11d	1	1.02mi
900 LPGA Blvd Daytona Beach, FL	1.0–2.0	1.0–2.0	885	$1,495	$1.69	14d	14	1.06mi
840 Center Ave Apt 75 Holly Hill, FL	2.0	1.0	900	$1,250	$1.39	23d	1	1.10mi
2417 N Oleander Ave Unit 5 Daytona Beach, FL	2.0	1.0	850	$1,450	$1.71	23d	1	1.11mi
400 Auburn Dr #3 Daytona Beach, FL	2.0	1.0	945	$1,350	$1.43	23d	1	1.13mi
2609 N Oleander Ave Unit 17 Daytona Beach, FL	2.0	1.5	950	$1,180	$1.24	14d	1	1.14mi
660 8th St Daytona Beach, FL	2.0	1.0	900	$1,375	$1.53	23d	1	1.16mi
335 Seaview Ave Daytona Beach, FL	2.0	2.0	1075	$2,350	$2.19	23d	1	1.19mi
432 Auburn Dr #204 Daytona Beach, FL	2.0	1.0	992	$1,350	$1.36	23d	1	1.24mi
1559 Hammock Dr Unit B Holly Hill, FL	2.0	1.5	1100	$1,375	$1.25	14d	1	1.25mi
501 Plaza Blvd Unit A Daytona Beach, FL	2.0	1.0	800	$1,500	$1.88	23d	1	1.29mi
2727 N Atlantic Ave Apt 503 Daytona Beach, FL	1.0	1.0	600	$1,400	$2.33	23d	1	1.32mi
424 Manhattan Ave Daytona Beach, FL	2.0	2.0	1082	$2,200	$2.03	14d	1	1.33mi
155 5th St Unit B Daytona Beach, FL	1.0	1.0	798	$1,200	$1.50	23d	1	1.34mi
1437 N Atlantic Ave #409 Daytona Beach, FL	1.0	1.0	600	$1,200	$2.00	23d	1	1.39mi
1437 N Atlantic Ave #105 Daytona Beach, FL	1.0	1.0	590	$1,399	$2.37	23d	1	1.39mi
430 Dorothy Ave Daytona Beach, FL	3.0	1.0	1103	$1,700	$1.54	14d	1	1.41mi
1707 Evergreen St Ormond Beach, FL	2.0	1.0	868	$1,750	$2.02	23d	1	1.41mi
1433 N Atlantic Ave #223 Daytona Beach, FL	1.0	1.0	590	$1,800	$3.05	23d	1	1.42mi
2800 N Atlantic Ave Daytona Beach, FL	1.0	1.0	665	$1,850	$2.78	23d	2	1.42mi
100 Navigator DR Daytona Beach, FL	1.0–3.0	1.0–2.0	1029	$1,458	$1.42	11d	25	1.43mi
1441 N Atlantic Ave #212 Daytona Beach, FL	1.0	1.0	600	$1,500	$2.50	23d	1	1.43mi
1441 N Atlantic Ave #116 Daytona Beach, FL	1.0	1.0	590	$1,800	$3.05	23d	1	1.43mi
1441 N Atlantic Ave #419 Daytona Beach, FL	1.0	1.0	590	$1,550	$2.63	23d	1	1.43mi
1429 N Atlantic Ave #237 Daytona Beach, FL	1.0	1.0	600	$1,550	$2.58	23d	1	1.47mi

Listing history 25 events

1. 2026-04-02
   status Pending

   Show marketing remark (549 chars)

   Finally an affordable home with a brand new roof, new electrical panel, new heat & AC system. Solid block construction with oak hardwood floors, 17 windows have been replaced with insulated double pane vinyl windows for energy efficiency, and fenced back yard. Nice single family neighborhood ideal for full time residence or investment property. Located three blocks to the intracoastal waterway & 4 min bike ride to sunrise park in Holly Hill. Public pickleball and Riviera course are both 4 minutes away. No flooding high and dry lot.

2. 2026-04-02
   status Pending 549-char remark

   Show marketing remark (549 chars)

   Finally an affordable home with a brand new roof, new electrical panel, new heat & AC system. Solid block construction with oak hardwood floors, 17 windows have been replaced with insulated double pane vinyl windows for energy efficiency, and fenced back yard. Nice single family neighborhood ideal for full time residence or investment property. Located three blocks to the intracoastal waterway & 4 min bike ride to sunrise park in Holly Hill. Public pickleball and Riviera course are both 4 minutes away. No flooding high and dry lot.

3. 2026-02-03
   status Active 549-char remark

   Show marketing remark (549 chars)

   Finally an affordable home with a brand new roof, new electrical panel, new heat & AC system. Solid block construction with oak hardwood floors, 17 windows have been replaced with insulated double pane vinyl windows for energy efficiency, and fenced back yard. Nice single family neighborhood ideal for full time residence or investment property. Located three blocks to the intracoastal waterway & 4 min bike ride to sunrise park in Holly Hill. Public pickleball and Riviera course are both 4 minutes away. No flooding high and dry lot.

4. 2026-02-03
   status Active

   Show marketing remark (549 chars)

   Finally an affordable home with a brand new roof, new electrical panel, new heat & AC system. Solid block construction with oak hardwood floors, 17 windows have been replaced with insulated double pane vinyl windows for energy efficiency, and fenced back yard. Nice single family neighborhood ideal for full time residence or investment property. Located three blocks to the intracoastal waterway & 4 min bike ride to sunrise park in Holly Hill. Public pickleball and Riviera course are both 4 minutes away. No flooding high and dry lot.

5. 2026-01-22
   status Pending 549-char remark

   Show marketing remark (549 chars)

   Finally an affordable home with a brand new roof, new electrical panel, new heat & AC system. Solid block construction with oak hardwood floors, 17 windows have been replaced with insulated double pane vinyl windows for energy efficiency, and fenced back yard. Nice single family neighborhood ideal for full time residence or investment property. Located three blocks to the intracoastal waterway & 4 min bike ride to sunrise park in Holly Hill. Public pickleball and Riviera course are both 4 minutes away. No flooding high and dry lot.

6. 2026-01-22
   status Pending

   Show marketing remark (549 chars)

   Finally an affordable home with a brand new roof, new electrical panel, new heat & AC system. Solid block construction with oak hardwood floors, 17 windows have been replaced with insulated double pane vinyl windows for energy efficiency, and fenced back yard. Nice single family neighborhood ideal for full time residence or investment property. Located three blocks to the intracoastal waterway & 4 min bike ride to sunrise park in Holly Hill. Public pickleball and Riviera course are both 4 minutes away. No flooding high and dry lot.

7. 2025-11-08
   price $184,000 549-char remark

   Show marketing remark (549 chars)

   Finally an affordable home with a brand new roof, new electrical panel, new heat & AC system. Solid block construction with oak hardwood floors, 17 windows have been replaced with insulated double pane vinyl windows for energy efficiency, and fenced back yard. Nice single family neighborhood ideal for full time residence or investment property. Located three blocks to the intracoastal waterway & 4 min bike ride to sunrise park in Holly Hill. Public pickleball and Riviera course are both 4 minutes away. No flooding high and dry lot.

8. 2025-11-08
   price $184,000

   Show marketing remark (549 chars)

   Finally an affordable home with a brand new roof, new electrical panel, new heat & AC system. Solid block construction with oak hardwood floors, 17 windows have been replaced with insulated double pane vinyl windows for energy efficiency, and fenced back yard. Nice single family neighborhood ideal for full time residence or investment property. Located three blocks to the intracoastal waterway & 4 min bike ride to sunrise park in Holly Hill. Public pickleball and Riviera course are both 4 minutes away. No flooding high and dry lot.

9. 2025-10-20
   price $188,900 549-char remark

   Show marketing remark (549 chars)

   Finally an affordable home with a brand new roof, new electrical panel, new heat & AC system. Solid block construction with oak hardwood floors, 17 windows have been replaced with insulated double pane vinyl windows for energy efficiency, and fenced back yard. Nice single family neighborhood ideal for full time residence or investment property. Located three blocks to the intracoastal waterway & 4 min bike ride to sunrise park in Holly Hill. Public pickleball and Riviera course are both 4 minutes away. No flooding high and dry lot.

10. 2025-10-20
    price $188,900

    Show marketing remark (549 chars)

    Finally an affordable home with a brand new roof, new electrical panel, new heat & AC system. Solid block construction with oak hardwood floors, 17 windows have been replaced with insulated double pane vinyl windows for energy efficiency, and fenced back yard. Nice single family neighborhood ideal for full time residence or investment property. Located three blocks to the intracoastal waterway & 4 min bike ride to sunrise park in Holly Hill. Public pickleball and Riviera course are both 4 minutes away. No flooding high and dry lot.

11. 2025-09-11
    price $193,000 549-char remark

    Show marketing remark (549 chars)

    Finally an affordable home with a brand new roof, new electrical panel, new heat & AC system. Solid block construction with oak hardwood floors, 17 windows have been replaced with insulated double pane vinyl windows for energy efficiency, and fenced back yard. Nice single family neighborhood ideal for full time residence or investment property. Located three blocks to the intracoastal waterway & 4 min bike ride to sunrise park in Holly Hill. Public pickleball and Riviera course are both 4 minutes away. No flooding high and dry lot.

12. 2025-09-11
    price $193,000

    Show marketing remark (549 chars)

    Finally an affordable home with a brand new roof, new electrical panel, new heat & AC system. Solid block construction with oak hardwood floors, 17 windows have been replaced with insulated double pane vinyl windows for energy efficiency, and fenced back yard. Nice single family neighborhood ideal for full time residence or investment property. Located three blocks to the intracoastal waterway & 4 min bike ride to sunrise park in Holly Hill. Public pickleball and Riviera course are both 4 minutes away. No flooding high and dry lot.

13. 2025-06-26
    listed $199,500 Active 549-char remark

    Show marketing remark (549 chars)

    Finally an affordable home with a brand new roof, new electrical panel, new heat & AC system. Solid block construction with oak hardwood floors, 17 windows have been replaced with insulated double pane vinyl windows for energy efficiency, and fenced back yard. Nice single family neighborhood ideal for full time residence or investment property. Located three blocks to the intracoastal waterway & 4 min bike ride to sunrise park in Holly Hill. Public pickleball and Riviera course are both 4 minutes away. No flooding high and dry lot.

14. 2025-06-26
    listed $199,500 Active

    Show marketing remark (549 chars)

    Finally an affordable home with a brand new roof, new electrical panel, new heat & AC system. Solid block construction with oak hardwood floors, 17 windows have been replaced with insulated double pane vinyl windows for energy efficiency, and fenced back yard. Nice single family neighborhood ideal for full time residence or investment property. Located three blocks to the intracoastal waterway & 4 min bike ride to sunrise park in Holly Hill. Public pickleball and Riviera course are both 4 minutes away. No flooding high and dry lot.

15. 2015-05-18
    soldstatus $60,100
16. 2015-05-15
    historical 716-char remark

    Show marketing remark (716 chars)

    * Bank Approved price * Adorable bungalow style block home in Holly Hill close to the river. Large shade tree in the front yard shading the flower box that is connected to the front porch. 2 bedroom 1 bath with the original hardwood floors, tile installed in the upgraded kitchen in 2008 along with new hot water heater, cabinetry, sink, counter tops and a marble breakfast bar. Back Florida room with laminate flooring, outside laundry room. Neighborhood is older and you are just a quick walk to the end of the street and to the river and the park. o Public work and and Publix grocery store, Votran bus line and a few wonderful restaurants. No HOA's. All information and room sizes are approx and not guaranteed.

17. 2015-05-15
    soldstatus $60,100 Closed 716-char remark

    Show marketing remark (716 chars)

    * Bank Approved price * Adorable bungalow style block home in Holly Hill close to the river. Large shade tree in the front yard shading the flower box that is connected to the front porch. 2 bedroom 1 bath with the original hardwood floors, tile installed in the upgraded kitchen in 2008 along with new hot water heater, cabinetry, sink, counter tops and a marble breakfast bar. Back Florida room with laminate flooring, outside laundry room. Neighborhood is older and you are just a quick walk to the end of the street and to the river and the park. o Public work and and Publix grocery store, Votran bus line and a few wonderful restaurants. No HOA's. All information and room sizes are approx and not guaranteed.

18. 2015-04-30
    status Pending 716-char remark

    Show marketing remark (716 chars)

    * Bank Approved price * Adorable bungalow style block home in Holly Hill close to the river. Large shade tree in the front yard shading the flower box that is connected to the front porch. 2 bedroom 1 bath with the original hardwood floors, tile installed in the upgraded kitchen in 2008 along with new hot water heater, cabinetry, sink, counter tops and a marble breakfast bar. Back Florida room with laminate flooring, outside laundry room. Neighborhood is older and you are just a quick walk to the end of the street and to the river and the park. o Public work and and Publix grocery store, Votran bus line and a few wonderful restaurants. No HOA's. All information and room sizes are approx and not guaranteed.

19. 2015-04-17
    price $60,300 716-char remark

    Show marketing remark (716 chars)

    * Bank Approved price * Adorable bungalow style block home in Holly Hill close to the river. Large shade tree in the front yard shading the flower box that is connected to the front porch. 2 bedroom 1 bath with the original hardwood floors, tile installed in the upgraded kitchen in 2008 along with new hot water heater, cabinetry, sink, counter tops and a marble breakfast bar. Back Florida room with laminate flooring, outside laundry room. Neighborhood is older and you are just a quick walk to the end of the street and to the river and the park. o Public work and and Publix grocery store, Votran bus line and a few wonderful restaurants. No HOA's. All information and room sizes are approx and not guaranteed.

20. 2015-01-30
    historical Contingency 716-char remark

    Show marketing remark (716 chars)

    * Bank Approved price * Adorable bungalow style block home in Holly Hill close to the river. Large shade tree in the front yard shading the flower box that is connected to the front porch. 2 bedroom 1 bath with the original hardwood floors, tile installed in the upgraded kitchen in 2008 along with new hot water heater, cabinetry, sink, counter tops and a marble breakfast bar. Back Florida room with laminate flooring, outside laundry room. Neighborhood is older and you are just a quick walk to the end of the street and to the river and the park. o Public work and and Publix grocery store, Votran bus line and a few wonderful restaurants. No HOA's. All information and room sizes are approx and not guaranteed.

21. 2015-01-19
    listed $59,900 Active 716-char remark

    Show marketing remark (716 chars)

    * Bank Approved price * Adorable bungalow style block home in Holly Hill close to the river. Large shade tree in the front yard shading the flower box that is connected to the front porch. 2 bedroom 1 bath with the original hardwood floors, tile installed in the upgraded kitchen in 2008 along with new hot water heater, cabinetry, sink, counter tops and a marble breakfast bar. Back Florida room with laminate flooring, outside laundry room. Neighborhood is older and you are just a quick walk to the end of the street and to the river and the park. o Public work and and Publix grocery store, Votran bus line and a few wonderful restaurants. No HOA's. All information and room sizes are approx and not guaranteed.

22. 2006-12-07
    soldstatus $137,500
23. 2006-03-28
    soldstatus $96,000
24. 1994-04-07
    soldstatus $42,500
25. 1989-08-01
    soldstatus $36,000

ⓘ 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: $2,524 · $210/mo
• Projected year-2 tax: $2,524 · $210/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 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,008
• − Mortgage interest: −$10,307
• − Property taxes: −$2,524
• − Insurance: −$920
• − Repairs & maintenance: −$1,521
• − Management: −$1,521
• − Depreciation: −$5,353
• Taxable loss: −$3,136
• Est. tax savings @ 24.0%: +$753
• After-tax cash flow: $747/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

+411.1% since first listed

25 events — show timeline

• 2026-04-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-02 Pending — Daytona MLS
• 2026-02-03 Relisted — Daytona MLS
• 2026-02-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-22 Pending — Daytona MLS
• 2026-01-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-11-08 Price Changed $184,000 Daytona MLS
• 2025-11-08 Price Changed $184,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-20 Price Changed $188,900 Daytona MLS
• 2025-10-20 Price Changed $188,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-11 Price Changed $193,000 Daytona MLS
• 2025-09-11 Price Changed $193,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-26 Listed $199,500 Daytona MLS
• 2025-06-26 Listed $199,500 Stellar MLS as Distributed by MLS Grid
• 2015-05-18 Sold (Public Records) $60,100 Public Records
• 2015-05-15 Listing Removed — Daytona MLS
• 2015-05-15 Sold (MLS) $60,100 Daytona MLS
• 2015-04-30 Pending — Daytona MLS
• 2015-04-17 Price Changed $60,300 Daytona MLS
• 2015-01-30 Contingent — Daytona MLS
• 2015-01-19 Listed $59,900 Daytona MLS
• 2006-12-07 Sold (Public Records) $137,500 Public Records
• 2006-03-28 Sold (Public Records) $96,000 Public Records
• 1994-04-07 Sold (Public Records) $42,500 Public Records
• 1989-08-01 Sold (Public Records) $36,000 Public Records

Property tax history

+17.9%/yr

Latest (2025): $2,524 · +3.4% YoY. Source: county tax records.