1385 Bender Ave · Holly Hill, FL 32117

$157,000

1 bd · 1.0 ba · 884 sqft · SingleFamily public records · 52 Days on market

Built 1952 6,760 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 +11.9/30.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• DSCR +3.5/10.0
• 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

Explore 1385 Bender Ave, a residence arranged for everyday practicality and comfortable use. The kitchen includes an accent backsplash, providing a subtle design element. An exterior patio extends to a fully fenced in backyard, complemented by a useful storage shed for additional utility. This home blends functional design with delightful outdoor spaces. Included 100-Day Home Warranty with buyer activation

Key facts

• Storage shed
• Exterior patio
• Accent backsplash

Tags

• ACCENT BACKSPLASH
• EXTERIOR PATIO
• FULLY FENCED BACKYARD
• STORAGE SHED

Property features AI

Finance

• Other: Property type: Residential, single family; Living area approximately 1,016 sq ft
• Financial info: Lease restrictions apply
• HOA & community: No association amenities listed; Not in a subdivision

Exterior

• Parking: Driveway
• Security: Owned security system
• Utilities: Public water; Septic tank; Electricity available
• Home design: Single family residence; One story; Faces southwest
• Construction: Stucco construction; Shingle roof; Slab foundation; Built on property of less than 1/4 acre
• Exterior features: Other exterior features

Interior

• Kitchen: Dishwasher; Microwave; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Heat pump; Central air conditioning
• Interior features: L-shaped dining area; Stone counters; Security system (owned)
• Laundry & utility: No in-home laundry listed

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $157k.

Deal economics

• At list price, monthly cash flow is $-40 ($-482/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (16.5% below list).
• Recommended offer: $131k (16.5% 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; 33 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).

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 52 days — a 3% lower offer ($152k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $119k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• 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 $131,164 (16.5% 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 52 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 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 5.99%
• Cash-on-cash: -1.10%
• DSCR: 0.95
• GRM: 10.0

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: -20.3%
• Equity multiple: 0.30×
• Total profit: $-30,558
• Equity at exit: $23,409

10-year hold

• IRR: -18.5%
• Equity multiple: 0.09×
• Total profit: $-39,996
• Equity at exit: $13,574

Cash invested: $43,960 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,312 high
• Mortgage (P&I): −$823
• Tax from tax record: −$188 /mo · $2,251/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-40

Break-even live

Break-even rent $1,362

Max offer price $149,909

Occupancy floor 98%

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
946 15th St Daytona Beach, FL	2.0	2.0	1010	$1,500	$1.49	23d	1	0.45mi
1540 Espanola Ave Unit 9 Daytona Beach, FL	1.0	1.0	600	$900	$1.50	23d	1	0.46mi
1563 Hancock Ln Daytona Beach, FL	2.0	2.0	912	$1,475	$1.62	11d	1	0.51mi
900 LPGA Blvd Daytona Beach, FL	1.0–2.0	1.0–2.0	885	$899	$1.02	14d	14	0.59mi
1355 Hiawatha Ave Daytona Beach, FL	2.0	1.0	780	$1,675	$2.15	14d	1	0.62mi
1559 Hammock Dr Unit B Holly Hill, FL	2.0	1.5	1100	$1,375	$1.25	14d	1	0.72mi
1521 Moravia Ave Daytona Beach, FL	2.0	2.0	700	$2,000	$2.86	19d	1	0.75mi
840 Center Ave Apt 75 Holly Hill, FL	2.0	1.0	900	$1,250	$1.39	23d	1	0.89mi
851 State Ave Daytona Beach, FL	2.0	1.0	682	$1,495	$2.19	23d	1	0.94mi
660 8th St Daytona Beach, FL	2.0	1.0	900	$1,375	$1.53	23d	1	0.94mi
1707 Evergreen St Ormond Beach, FL	2.0	1.0	868	$1,750	$2.02	23d	1	0.95mi
820 State Ave Unit 2 Daytona Beach, FL	2.0	1.0	690	$1,250	$1.81	23d	1	1.00mi
820 State Ave Apt 1 Daytona Beach, FL	2.0	2.0	841	$1,470	$1.75	23d	1	1.00mi
820 State Ave Unit 3 Daytona Beach, FL	2.0	1.0	841	$1,370	$1.63	23d	1	1.00mi
921 Daytona Ave Unit A Daytona Beach, FL	2.0	1.0	1100	$1,775	$1.61	23d	1	1.00mi
2711 N Halifax Ave Daytona Beach, FL	1.0–2.0	1.0	785	$1,400	$1.78	23d	2	1.39mi
2711 N Halifax Ave Daytona Beach, FL	1.0–2.0	1.0	785	$1,295	$1.65	14d	3	1.39mi
100 Windflower LN Daytona Beach, FL	1.0–3.0	1.0–2.0	1021	$1,511	$1.48	11d	63	1.42mi
101 Claysburg LN Holly Hill, FL	1.0–3.0	1.0–2.0	1163	$1,843	$1.58	14d	25	1.42mi
3009 N Halifax Ave #1 Daytona Beach, FL	2.0	1.5	816	$1,650	$2.02	23d	1	1.43mi
3009 N Halifax Ave #2 Daytona Beach, FL	1.0	1.0	612	$1,250	$2.04	23d	1	1.43mi
1290 9th St #106 Daytona Beach, FL	1.0	1.0	608	$1,195	$1.97	14d	1	1.44mi
1290 9th St Daytona Beach, FL	1.0	1.0	608	$1,060	$1.74	23d	3	1.44mi
1229 Kennedy Rd Daytona Beach, FL	2.0	1.0	800	$950	$1.19	14d	1	1.44mi
1229 Kennedy Rd #43 Daytona Beach, FL	1.0	1.0	625	$900	$1.44	23d	1	1.44mi
1225 Kennedy Rd Daytona Beach, FL	2.0	1.0	800	$825	$1.03	11d	1	1.47mi
1221 Kennedy Rd Unit 48 Daytona Beach, FL	1.0	1.0	800	$775	$0.97	14d	1	1.48mi
1221 Kennedy Rd Unit 43 Daytona Beach, FL	1.0	1.0	625	$775	$1.24	11d	1	1.48mi
100 Navigator DR Daytona Beach, FL	1.0–3.0	1.0–2.0	1029	$1,108	$1.08	11d	25	1.49mi
1216 Kennedy Rd Unit 4 Daytona Beach, FL	2.0	1.0	900	$975	$1.08	14d	1	1.49mi
1216 Kennedy Rd Unit 10 Daytona Beach, FL	2.0	1.0	900	$975	$1.08	23d	1	1.49mi
1217 Kennedy Rd Unit 56 Daytona Beach, FL	2.0	1.0	800	$1,000	$1.25	23d	1	1.50mi
1217 Kennedy Rd Unit 44 Daytona Beach, FL	1.0	1.0	800	$775	$0.97	11d	1	1.50mi

Listing history 20 events

1. 2026-06-18
   days on market $157,000 Active 52 DOM
2. 2026-06-17
   days on market $157,000 Active 51 DOM
3. 2026-06-16
   days on market $157,000 Active 50 DOM
4. 2026-06-15
   days on market $157,000 Active 49 DOM
5. 2026-06-14
   days on market $157,000 Active 47 DOM
6. 2026-06-10
   days on market $157,000 Active 44 DOM
7. 2026-06-09
   days on market $157,000 Active 43 DOM
8. 2026-06-08
   days on market $157,000 Active 42 DOM
9. 2026-06-07
   days on market $157,000 Active 41 DOM
10. 2026-06-05
    pricedays on market $157,000 Active 38 DOM
11. 2026-06-03
    days on market $160,000 Active 37 DOM
12. 2026-06-03
    days on market $160,000 Active 36 DOM
13. 2026-06-01
    days on market $160,000 Active 35 DOM
14. 2026-05-31
    days on market $160,000 Active 34 DOM
15. 2026-05-31
    days on market $160,000 Active 33 DOM
16. 2026-05-14
    price $160,000 409-char remark
17. 2026-04-27
    listed $165,000 Active 409-char remark
18. 2026-04-07
    soldstatus $118,900
19. 1978-12-01
    soldstatus $19,400
20. 1974-04-01
    soldstatus $13,400

ⓘ 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: $2,251 · $188/mo
• Projected year-2 tax: $2,251 · $188/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 6/10 Major FEMA zone X (shaded) · 68% 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,740
• − Mortgage interest: −$8,794
• − Property taxes: −$2,251
• − Insurance: −$785
• − Repairs & maintenance: −$1,259
• − Management: −$1,259
• − Depreciation: −$4,567
• Taxable loss: −$3,176
• Est. tax savings @ 24.0%: +$762
• After-tax cash flow: $281/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

+1071.6% since first listed

6 events — show timeline

• 2026-06-04 Price Changed $157,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-14 Price Changed $160,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-27 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-07 Sold (Public Records) $118,900 Public Records
• 1978-12-01 Sold (Public Records) $19,400 Public Records
• 1974-04-01 Sold (Public Records) $13,400 Public Records

Property tax history

+36.7%/yr

Latest (2025): $2,251 · +2.2% YoY. Source: county tax records.