1160 Palmview Dr · Holly Hill, FL 32117

$275,000

3 bd · 2.0 ba · 1,484 sqft · SingleFamily public records · 24 Days on market

Built 1965

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Why this score? — see what drove the F 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 +9.4/30.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this 3 bedroom, 2 bath home located on a quiet dead end street! Featuring a nice size kitchen, large family room with a brick fireplace and sliders to the spacious backyard. Enjoy the good size fully fenced backyard and a 1 car garage with a separate storage area. Architectural shingle roof was installed in April of 2020. Some newer windows were installed and hurricane shutters for all windows.

Key facts

• Spacious backyard
• Hurricane shutters
• Updated kitchen

Tags

• UPDATED KITCHEN
• EXTRA LARGE FAMILY ROOM
• SPACIOUS BACKYARD
• 1 CAR GARAGE
• HURRICANE SHUTTERS
• ARCHITECTURAL SHINGLE ROOF

Property features AI

Exterior

• Home design: Built in 1965
• Exterior features: Located in the Tropical Park subdivision

Interior

• Interior features: Living area of 1484

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-196 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (12.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (27.3% below list).
• Recommended offer: $200k (27.3% 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; 32 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 43% 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 24 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y 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 $180k; list at $275k implies a 52% 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 $199,914 (27.3% 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. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.73% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.05%
• DSCR: 0.86
• GRM: 11.5

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: -23.5%
• Equity multiple: 0.21×
• Total profit: $-60,998
• Equity at exit: $41,003

10-year hold

• IRR: -24.2%
• Equity multiple: -0.10×
• Total profit: $-84,832
• Equity at exit: $23,777

Cash invested: $77,000 (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: 332
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,999 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$218 /mo · $2,620/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-196

Break-even live

Break-even rent $2,247

Max offer price $240,429

Occupancy floor —

Sensitivity live

Price	-10% $-40	-5% $-118	+0% $-196	+5% $-274	+10% $-351
Rent	-10% $-354	-5% $-275	+0% $-196	+5% $-117	+10% $-38
Rate	-1.0pp $-57	-0.5pp $-126	base $-196	+0.5pp $-267	+1.0pp $-339

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
900 LPGA Blvd Daytona Beach, FL	1.0–2.0	1.0–2.0	885	$1,495	$1.69	15d	14	0.41mi
1224 10th St Daytona Beach, FL	3.0	1.0	1284	$1,550	$1.21	15d	1	0.42mi
1559 Hammock Dr Unit B Holly Hill, FL	2.0	1.5	1100	$1,375	$1.25	15d	1	0.45mi
100 Windflower LN Daytona Beach, FL	1.0–3.0	1.0–2.0	1021	$2,516	$2.46	12d	63	0.47mi
101 Claysburg LN Holly Hill, FL	1.0–3.0	1.0–2.0	1163	$2,800	$2.41	15d	25	0.47mi
1575 Megan Bay Cir Daytona Beach, FL	3.0	2.0	1232	$1,800	$1.46	24d	1	0.59mi
946 15th St Daytona Beach, FL	2.0	2.0	1010	$1,500	$1.49	24d	1	0.63mi
1563 Hancock Ln Daytona Beach, FL	2.0	2.0	912	$1,475	$1.62	12d	1	0.65mi
1512 Richmond Ave Unit 1546284P Daytona Beach, FL	3.0	2.0	1173	$3,226	$2.75	15d	1	0.67mi
638 LPGA Blvd Unit B Daytona Beach, FL	3.0	2.0	1111	$2,490	$2.24	24d	1	0.71mi
1615 Derbyshire Rd Daytona Beach, FL	3.0	1.5	1000	$1,950	$1.95	15d	1	0.72mi
1014 Indian Oaks E Daytona Beach, FL	3.0	2.0	1500	$2,650	$1.77	24d	1	0.73mi
1235 Alcazar St Daytona Beach, FL	3.0	2.0	1498	$2,100	$1.40	24d	1	0.75mi
1262 Essex Rd Daytona Beach, FL	3.0	2.0	1500	$1,900	$1.27	24d	1	0.77mi
108 San Mardeen Ct Daytona Beach, FL	3.0	2.0	1500	$2,650	$1.77	24d	1	0.90mi
660 8th St Daytona Beach, FL	2.0	1.0	900	$1,375	$1.53	24d	1	0.90mi
1435 Atlanta Dr Daytona Beach, FL	3.0	1.0	1200	$1,800	$1.50	24d	1	0.90mi
840 Center Ave Apt 75 Holly Hill, FL	2.0	1.0	900	$1,250	$1.39	24d	1	0.91mi
1600 Lpga Blvd Daytona Beach, FL	1.0–3.0	1.0–2.0	1045	$2,622	$2.51	12d	21	0.94mi
1216 Kennedy Rd Unit 4 Daytona Beach, FL	2.0	1.0	900	$975	$1.08	15d	1	0.95mi
1216 Kennedy Rd Unit 10 Daytona Beach, FL	2.0	1.0	900	$975	$1.08	24d	1	0.95mi
1420 Alabama Ave Daytona Beach, FL	4.0	2.0	1367	$1,824	$1.33	20d	1	0.99mi
875 Derbyshire Rd Daytona Beach, FL	3.0	1.0–2.0	835	$1,299	$1.56	12d	11	1.09mi
1767 Valencia Ave Ormond Beach, FL	4.0	2.0	1216	$2,100	$1.73	24d	1	1.10mi
520 Zinfandel Dr Unit 1 Daytona Beach, FL	3.0	2.5	1463	$2,500	$1.71	24d	1	1.19mi
1012 Cadillac Dr Daytona Beach, FL	3.0	2.0	1353	$1,650	$1.22	24d	1	1.22mi
1013 Lewis Dr Daytona Beach, FL	3.0	1.5	1475	$1,850	$1.25	24d	1	1.24mi
1851 Lpga Blvd Daytona Beach, FL	1.0–3.0	1.0–3.0	966	$2,516	$2.60	12d	49	1.26mi
1500 Alexis AVE Daytona Beach, FL	1.0–3.0	1.0–2.0	1003	$2,205	$2.20	12d	32	1.36mi
922 Lewis Dr Daytona Beach, FL	3.0	1.0	1034	$1,750	$1.69	24d	1	1.39mi
430 Dorothy Ave Daytona Beach, FL	3.0	1.0	1103	$1,700	$1.54	15d	1	1.40mi
331 Clifton Ave Daytona Beach, FL	3.0	2.0	1355	$2,050	$1.51	24d	1	1.47mi

Listing history 31 events

1. 2026-06-18
   days on market $275,000 Active 24 DOM
2. 2026-06-17
   days on market $275,000 Active 23 DOM
3. 2026-06-16
   days on market $275,000 Active 22 DOM
4. 2026-06-15
   days on market $275,000 Active 21 DOM
5. 2026-06-14
   days on market $275,000 Active 19 DOM
6. 2026-06-10
   days on market $275,000 Active 16 DOM
7. 2026-06-09
   days on market $275,000 Active 15 DOM
8. 2026-06-08
   days on market $275,000 Active 14 DOM
9. 2026-06-07
   days on market $275,000 Active 13 DOM
10. 2026-06-05
    days on market $275,000 Active 10 DOM
11. 2026-06-03
    days on market $275,000 Active 9 DOM
12. 2026-06-03
    days on market $275,000 Active 8 DOM
13. 2026-06-01
    days on market $275,000 Active 7 DOM
14. 2026-05-31
    days on market $275,000 Active 6 DOM
15. 2026-05-31
    days on market $275,000 Active 5 DOM
16. 2026-05-26
    listed $275,000 Active
17. 2021-10-01
    soldstatus $180,500
18. 2021-09-30
    soldstatus $175,000 Closed 408-char remark

    Show marketing remark (408 chars)

    Don't miss this 3 bedroom, 2 bath home located on a quiet dead end street! Featuring a nice size kitchen, large family room with a brick fireplace and sliders to the spacious backyard. Enjoy the good size fully fenced backyard and a 1 car garage with a separate storage area. Architectural shingle roof was installed in April of 2020. Some newer windows were installed and hurricane shutters for all windows.

19. 2021-09-21
    historical Contingent 408-char remark

    Show marketing remark (408 chars)

    Don't miss this 3 bedroom, 2 bath home located on a quiet dead end street! Featuring a nice size kitchen, large family room with a brick fireplace and sliders to the spacious backyard. Enjoy the good size fully fenced backyard and a 1 car garage with a separate storage area. Architectural shingle roof was installed in April of 2020. Some newer windows were installed and hurricane shutters for all windows.

20. 2021-09-19
    price $179,900 408-char remark

    Show marketing remark (408 chars)

    Don't miss this 3 bedroom, 2 bath home located on a quiet dead end street! Featuring a nice size kitchen, large family room with a brick fireplace and sliders to the spacious backyard. Enjoy the good size fully fenced backyard and a 1 car garage with a separate storage area. Architectural shingle roof was installed in April of 2020. Some newer windows were installed and hurricane shutters for all windows.

21. 2021-09-19
    status Active 408-char remark

    Show marketing remark (408 chars)

    Don't miss this 3 bedroom, 2 bath home located on a quiet dead end street! Featuring a nice size kitchen, large family room with a brick fireplace and sliders to the spacious backyard. Enjoy the good size fully fenced backyard and a 1 car garage with a separate storage area. Architectural shingle roof was installed in April of 2020. Some newer windows were installed and hurricane shutters for all windows.

22. 2021-08-16
    historical Contingent 408-char remark

    Show marketing remark (408 chars)

    Don't miss this 3 bedroom, 2 bath home located on a quiet dead end street! Featuring a nice size kitchen, large family room with a brick fireplace and sliders to the spacious backyard. Enjoy the good size fully fenced backyard and a 1 car garage with a separate storage area. Architectural shingle roof was installed in April of 2020. Some newer windows were installed and hurricane shutters for all windows.

23. 2021-08-14
    status Active 408-char remark

    Show marketing remark (408 chars)

    Don't miss this 3 bedroom, 2 bath home located on a quiet dead end street! Featuring a nice size kitchen, large family room with a brick fireplace and sliders to the spacious backyard. Enjoy the good size fully fenced backyard and a 1 car garage with a separate storage area. Architectural shingle roof was installed in April of 2020. Some newer windows were installed and hurricane shutters for all windows.

24. 2021-07-31
    historical Active Contingent 408-char remark

    Show marketing remark (408 chars)

    Don't miss this 3 bedroom, 2 bath home located on a quiet dead end street! Featuring a nice size kitchen, large family room with a brick fireplace and sliders to the spacious backyard. Enjoy the good size fully fenced backyard and a 1 car garage with a separate storage area. Architectural shingle roof was installed in April of 2020. Some newer windows were installed and hurricane shutters for all windows.

25. 2021-07-29
    listed $174,900 Active 408-char remark

    Show marketing remark (408 chars)

    Don't miss this 3 bedroom, 2 bath home located on a quiet dead end street! Featuring a nice size kitchen, large family room with a brick fireplace and sliders to the spacious backyard. Enjoy the good size fully fenced backyard and a 1 car garage with a separate storage area. Architectural shingle roof was installed in April of 2020. Some newer windows were installed and hurricane shutters for all windows.

26. 1999-10-20
    soldstatus $67,500
27. 1999-10-15
    soldstatus $67,500 225-char remark

    Show marketing remark (225 chars)

    FAMILY RANCH ON NICE QUIET DEAD END STREET. UPDATED KITCHEN AND DECOR. FAMILY ROOM W/ BRICK FIREPLACE. 2 FULL BA! 1 CAR GAR AND WORKSHOP/STORAG AREA. FENCED YARD. MOVE IN FAST. E-Z SHOW. CALL DIANA OR PHYLLIS 831-6099 ANYTIME

28. 1999-06-14
    listed $69,900 225-char remark

    Show marketing remark (225 chars)

    FAMILY RANCH ON NICE QUIET DEAD END STREET. UPDATED KITCHEN AND DECOR. FAMILY ROOM W/ BRICK FIREPLACE. 2 FULL BA! 1 CAR GAR AND WORKSHOP/STORAG AREA. FENCED YARD. MOVE IN FAST. E-Z SHOW. CALL DIANA OR PHYLLIS 831-6099 ANYTIME

29. 1995-07-03
    soldstatus $66,000
30. 1986-04-01
    soldstatus $50,000
31. 1965-12-01
    soldstatus $13,660

ⓘ 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: $2,620 · $218/mo
• Projected year-2 tax: $2,620 · $218/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 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: $23,990
• − Mortgage interest: −$15,404
• − Property taxes: −$2,620
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,919
• − Management: −$1,919
• − Depreciation: −$8,000
• Taxable loss: −$7,248
• Est. tax savings @ 24.0%: +$1,739
• After-tax cash flow: $-609/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

+1913.2% since first listed

16 events — show timeline

• 2026-05-26 Listed $275,000 FSBO.com
• 2021-10-01 Sold (Public Records) $180,500 Public Records
• 2021-09-30 Sold (MLS) $175,000 Daytona MLS
• 2021-09-21 Contingent — Daytona MLS
• 2021-09-19 Price Changed $179,900 Daytona MLS
• 2021-09-19 Relisted — Daytona MLS
• 2021-08-16 Contingent — Daytona MLS
• 2021-08-14 Relisted — Daytona MLS
• 2021-07-31 Contingent — Daytona MLS
• 2021-07-29 Listed $174,900 Daytona MLS
• 1999-10-20 Sold (Public Records) $67,500 Public Records
• 1999-10-15 Sold (MLS) $67,500 Daytona MLS
• 1999-06-14 Listed $69,900 Daytona MLS
• 1995-07-03 Sold (Public Records) $66,000 Public Records
• 1986-04-01 Sold (Public Records) $50,000 Public Records
• 1965-12-01 Sold (Public Records) $13,660 Public Records

Property tax history

+16.5%/yr

Latest (2025): $2,620 · +2.0% YoY. Source: county tax records.