356 Clifton Ave · Holly Hill, FL 32117

$174,900

2 bd · 2.0 ba · 1,328 sqft · SingleFamily public records · 59 Days on market

Built 1951 7,220 sqft lot

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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 +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• 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 MLS

Well maintained 1,328 sq ft. Three Bedroom, Two Bath. A regularly serviced 2014 HVAC, well maintained roof and a Square D electric panel check off major system expenditures, while your storage needs are satiated with a 12 x 10 concrete blockhouse with power, and a 20 x 10 carport. This property is well suited for entertaining, with a fenced in side yard, and a 16 x 10 wood deck with a built in bar.

Key facts

• Well maintained roof
• 2014 hvac
• Fenced in side yard

Tags

• 2014 HVAC
• WELL MAINTAINED ROOF
• SQUARE D ELECTRIC PANEL
• 12 X 10 CONCRETE BLOCKHOUSE
• 20 X 10 CARPORT
• FENCED IN SIDE YARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.

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; 40 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 41% 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

• It's been on market 59 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $175k implies a 360% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $169,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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. 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: 1.10% ✓
• Cap rate: 9.51%
• Cash-on-cash: 11.50%
• DSCR: 1.51
• GRM: 7.6

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: -1.3%
• Equity multiple: 0.95×
• Total profit: $-2,286
• Equity at exit: $26,078

10-year hold

• IRR: 6.4%
• Equity multiple: 1.44×
• Total profit: $21,376
• Equity at exit: $15,122

Cash invested: $48,972 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,915 high
• Mortgage (P&I): −$917
• Tax from tax record: −$54 /mo · $645/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $469

Break-even live

Break-even rent $1,321

Max offer price $174,900

Occupancy floor 70%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
331 Clifton Ave Daytona Beach, FL	3.0	2.0	1355	$2,050	$1.51	23d	1	0.06mi
430 Dorothy Ave Daytona Beach, FL	3.0	1.0	1103	$1,700	$1.54	14d	1	0.12mi
520 Zinfandel Dr Unit 1 Daytona Beach, FL	3.0	2.5	1463	$2,500	$1.71	23d	1	0.26mi
218 Center St Daytona Beach, FL	3.0	2.0	1234	$2,190	$1.77	21d	1	0.27mi
464 Brentwood Dr Daytona Beach, FL	1.0–2.0	1.0	850	$1,365	$1.61	11d	8	0.31mi
595 Brentwood Dr Daytona Beach, FL	3.0	2.0	1869	$2,100	$1.12	14d	1	0.32mi
100 Navigator DR Daytona Beach, FL	1.0–3.0	1.0–2.0	1029	$1,458	$1.42	11d	25	0.37mi
660 8th St Daytona Beach, FL	2.0	1.0	900	$1,375	$1.53	23d	1	0.56mi
840 Center Ave Apt 75 Holly Hill, FL	2.0	1.0	900	$1,250	$1.39	23d	1	0.59mi
1216 Kennedy Rd Unit 4 Daytona Beach, FL	2.0	1.0	900	$975	$1.08	14d	1	0.76mi
1216 Kennedy Rd Unit 10 Daytona Beach, FL	2.0	1.0	900	$975	$1.08	23d	1	0.76mi
241 Riverside Dr #904 Daytona Beach, FL	2.0	2.0	1557	$2,700	$1.73	23d	1	0.84mi
241 Riverside Dr #208 Daytona Beach, FL	2.0	2.0	1689	$2,800	$1.66	23d	1	0.84mi
241 Riverside Dr #808 Daytona Beach, FL	2.0	2.0	1537	$2,650	$1.72	23d	1	0.84mi
241 Riverside Dr #1006 Daytona Beach, FL	2.0	2.0	1660	$2,600	$1.57	23d	1	0.84mi
241 Riverside Dr #2204 Daytona Beach, FL	2.0	2.0	1689	$3,000	$1.78	23d	1	0.84mi
1014 Indian Oaks E Daytona Beach, FL	3.0	2.0	1500	$2,650	$1.77	23d	1	0.85mi
601 Vera St Unit 601 Daytona Beach, FL	2.0	1.0	1113	$1,700	$1.53	23d	1	0.86mi
231 Riverside Dr #1208 Holly Hill, FL	2.0	2.0	1660	$2,200	$1.33	23d	1	0.90mi
231 Riverside Dr Unit 503 Holly Hill, FL	2.0	2.0	1721	$2,800	$1.63	23d	1	0.90mi
231 Riverside Dr Unit 5th Fl Holly Hill, FL	2.0	2.0	1539	$2,800	$1.82	11d	1	0.90mi
921 Daytona Ave Unit A Daytona Beach, FL	2.0	1.0	1100	$1,775	$1.61	23d	1	0.92mi
138 Kingston Ave Daytona Beach, FL	3.0	2.0	996	$1,900	$1.91	23d	1	0.92mi
550 Ruth St Daytona Beach, FL	3.0	2.0	1114	$1,995	$1.79	11d	1	0.94mi
512 Fulton St Daytona Beach, FL	2.0	1.0	963	$1,600	$1.66	23d	1	1.01mi
638 LPGA Blvd Unit B Daytona Beach, FL	3.0	2.0	1111	$2,490	$2.24	23d	1	1.01mi
875 Derbyshire Rd Daytona Beach, FL	3.0	1.0–2.0	835	$1,141	$1.37	11d	11	1.05mi
422 N Lincoln St Daytona Beach, FL	3.0	2.0	1354	$2,150	$1.59	23d	1	1.07mi
209 Taylor Ave Unit 2 Daytona Beach, FL	3.0	1.0	970	$2,490	$2.57	23d	1	1.07mi
326 Hobart Ave Daytona Beach, FL	3.0	1.0	979	$2,150	$2.20	23d	1	1.17mi
900 LPGA Blvd Daytona Beach, FL	1.0–2.0	1.0–2.0	885	$1,495	$1.69	14d	14	1.21mi
736 White St Daytona Beach, FL	3.0	2.0	1092	$1,799	$1.65	23d	1	1.22mi
1013 Lewis Dr Daytona Beach, FL	3.0	1.5	1475	$1,850	$1.25	23d	1	1.24mi
244 Lexington Dr Daytona Beach, FL	3.0	1.0	1099	$2,550	$2.32	14d	1	1.25mi
922 Lewis Dr Daytona Beach, FL	3.0	1.0	1034	$1,750	$1.69	23d	1	1.28mi
1262 Essex Rd Daytona Beach, FL	3.0	2.0	1500	$1,900	$1.27	23d	1	1.29mi
1224 10th St Daytona Beach, FL	3.0	1.0	1284	$1,550	$1.21	14d	1	1.30mi
935 N Halifax Ave Daytona Beach, FL	2.0	2.0	1210	$1,700	$1.40	23d	1	1.33mi
802 Lewis Dr Daytona Beach, FL	3.0	1.0	1223	$1,700	$1.39	23d	1	1.34mi
519 Colfax Dr Daytona Beach, FL	3.0	1.5	1288	$1,700	$1.32	23d	1	1.39mi

Listing history 26 events

1. 2026-06-18
   days on market $174,900 Active 59 DOM
2. 2026-06-17
   days on market $174,900 Active 58 DOM
3. 2026-06-16
   days on market $174,900 Active 57 DOM
4. 2026-06-15
   days on market $174,900 Active 56 DOM
5. 2026-06-14
   days on market $174,900 Active 54 DOM
6. 2026-06-10
   days on market $174,900 Active 51 DOM
7. 2026-06-09
   days on market $174,900 Active 50 DOM
8. 2026-06-08
   days on market $174,900 Active 49 DOM
9. 2026-06-07
   days on market $174,900 Active 48 DOM
10. 2026-06-05
    days on market $174,900 Active 45 DOM
11. 2026-06-03
    days on market $174,900 Active 44 DOM
12. 2026-06-03
    days on market $174,900 Active 43 DOM
13. 2026-06-01
    days on market $174,900 Active 42 DOM
14. 2026-05-31
    days on market $174,900 Active 41 DOM
15. 2026-05-31
    days on market $174,900 Active 40 DOM
16. 2026-05-19
    price $174,900 401-char remark

    Show marketing remark (401 chars)

    Well maintained 1,328 sq ft. Three Bedroom, Two Bath. A regularly serviced 2014 HVAC, well maintained roof and a Square D electric panel check off major system expenditures, while your storage needs are satiated with a 12 x 10 concrete blockhouse with power, and a 20 x 10 carport. This property is well suited for entertaining, with a fenced in side yard, and a 16 x 10 wood deck with a built in bar.

17. 2026-04-20
    listed $189,900 Active 401-char remark

    Show marketing remark (401 chars)

    Well maintained 1,328 sq ft. Three Bedroom, Two Bath. A regularly serviced 2014 HVAC, well maintained roof and a Square D electric panel check off major system expenditures, while your storage needs are satiated with a 12 x 10 concrete blockhouse with power, and a 20 x 10 carport. This property is well suited for entertaining, with a fenced in side yard, and a 16 x 10 wood deck with a built in bar.

18. 2026-04-20
    listed $189,900 Active 401-char remark

    Show marketing remark (401 chars)

    Well maintained 1,328 sq ft. Three Bedroom, Two Bath. A regularly serviced 2014 HVAC, well maintained roof and a Square D electric panel check off major system expenditures, while your storage needs are satiated with a 12 x 10 concrete blockhouse with power, and a 20 x 10 carport. This property is well suited for entertaining, with a fenced in side yard, and a 16 x 10 wood deck with a built in bar.

19. 2015-04-06
    soldstatus $38,000
20. 2015-03-25
    soldstatus $38,000 Closed
21. 2014-10-03
    listed $39,900
22. 2014-09-10
    soldstatus $100
23. 2005-11-30
    soldstatus $140,000
24. 2004-02-02
    soldstatus $94,500
25. 2004-01-23
    soldstatus $94,500
26. 2003-12-13
    listed $99,900

ⓘ 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: $645 · $54/mo
• Projected year-2 tax: $1,452 · $121/mo
• Expected delta: +$807/yr (+$67/mo · 125.2%)

ⓘ 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) · 24% 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,983
• − Mortgage interest: −$9,797
• − Property taxes: −$645
• − Insurance: −$874
• − Repairs & maintenance: −$1,839
• − Management: −$1,839
• − Depreciation: −$5,088
• Taxable income: $2,902
• Est. tax owed @ 24.0%: −$696
• After-tax cash flow: $4,935/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

+75.1% since first listed

11 events — show timeline

• 2026-05-19 Price Changed $174,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Listed $189,900 Daytona MLS
• 2026-04-20 Listed $189,900 Stellar MLS as Distributed by MLS Grid
• 2015-04-06 Sold (Public Records) $38,000 Public Records
• 2015-03-25 Sold (MLS) $38,000 Daytona MLS
• 2014-10-03 Listed $39,900 Daytona MLS
• 2014-09-10 Sold (Public Records) $100 Public Records
• 2005-11-30 Sold (Public Records) $140,000 Public Records
• 2004-02-02 Sold (Public Records) $94,500 Public Records
• 2004-01-23 Sold (MLS) $94,500 Daytona MLS
• 2003-12-13 Listed $99,900 Daytona MLS

Property tax history

-0.4%/yr

Latest (2025): $645 · +4.2% YoY. Source: county tax records.