1615 Primo Ct · Holly Hill, FL 32117

$245,000

3 bd · 2.5 ba · 1,690 sqft · SingleFamily public records · 9 Days on market

Built 2019 2,625 sqft lot $187/mo HOA · 9% of rent ↓ 25% since listing

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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 +8.1/30.0
• ARV discount +7.5/15.0
• 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
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for the perfect vacation home, income-producing investment, or full-time Florida retreat? This beautiful 3-bedroom, 2.5-bath townhome offers the rare opportunity to own a property approved for short-term rentals through the City of Holly Hill with proper licensing--making it ideal for Airbnb, VRBO, seasonal visitors, or snowbirds. Inside, you'll find a bright, open-concept layout designed for easy coastal living and effortless entertaining. The spacious kitchen flows seamlessly into the dining and living areas, creating an inviting space for guests and family to gather. Step outside to your private screened lanai, perfect for morning coffee or evening cocktails, Upstairs provides 3 generously sized bedrooms including a spacious primary suite with abundant closet space. A 1-car garage offers added storage and convenience, while negotiable furnishings create the opportunity for an easy, turnkey transition. Just minutes from Daytona's world-famous beach, dining, shopping & more. this property offers the lifestyle visitors are searching for--making it an exceptional opportunity for both personal enjoyment and rental income potential. Whether you're expanding your investment portfolio or dreaming of your own beach-close getaway that can help pay for itself, this is Florida living with flexibility and opportunity. Schedule your private showing today!

Key facts

• Spacious kitchen
• 1-car garage
• Open-concept layout

Tags

• PRIVATE SCREENED LANAI
• OPEN-CONCEPT LAYOUT
• SPACIOUS KITCHEN
• GENEROUSLY SIZED BEDROOMS
• ABUNDANT CLOSET SPACE
• 1-CAR GARAGE

Property features AI

Finance

• Other: Total annual fees reported; Directions: From Nova Road turn onto Flomich Avenue then left onto Primo Ct.
• Financial info: No lease restrictions indicated
• HOA & community: Has HOA (monthly HOA approximately $187.67; quarterly fee $563); Pets allowed (cats and dogs allowed); Not in a subdivision

Exterior

• Parking: Attached garage (1-car)
• Utilities: Electricity connected; Public sewer; Water connected (water source listed as none)
• Home design: Single family residence; Residential property; Two levels; South-facing
• Construction: Stucco construction; Shingle roof; Slab foundation; Built on a lot of approximately 0.06 acres
• Exterior features: Awning(s); Paved road access

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen open to family room; Living room open to dining room
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-242 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (17.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (14.0% below list).
• Recommended offer: $202k (17.4% below list) — sets the bar for cash-flow.

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: Holly Hill School (math 27% / reading 33%, grade F, #1,882 of 2,144 statewide, top 88%, 1,149 students, 79% FRL); Mainland High School (math 30% / reading 37%, grade F, #400 of 667 statewide, top 61%, 1,855 students, 64% FRL) — zoned schools average 72% FRL vs 51% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 46% district-wide (-15 pts) — the specific schools serving this property underperform the Volusia average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.0%/yr); 333 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $7k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 4y 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.

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 $202,271 (17.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.86% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.23%
• DSCR: 0.81
• 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: -25.9%
• Equity multiple: 0.14×
• Total profit: $-59,080
• Equity at exit: $36,530

10-year hold

• IRR: -31.7%
• Equity multiple: -0.27×
• Total profit: $-86,932
• Equity at exit: $21,183

Cash invested: $68,600 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,107 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$333 /mo · $3,991/yr
• Insurance: −$102
• HOA: −$187
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $-242

Break-even live

Break-even rent $2,413

Max offer price $202,271

Occupancy floor —

Sensitivity live

Price	-10% $-103	-5% $-173	+0% $-242	+5% $-311	+10% $-381
Rent	-10% $-408	-5% $-325	+0% $-242	+5% $-159	+10% $-75
Rate	-1.0pp $-118	-0.5pp $-180	base $-242	+0.5pp $-305	+1.0pp $-370

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1575 Megan Bay Cir Daytona Beach, FL	3.0	2.0	1232	$1,800	$1.46	25d	1	0.19mi
1559 Hammock Dr Unit B Holly Hill, FL	2.0	1.5	1100	$1,375	$1.25	16d	1	0.31mi
1235 Alcazar St Daytona Beach, FL	3.0	2.0	1498	$2,100	$1.40	25d	1	0.47mi
1767 Valencia Ave Ormond Beach, FL	4.0	2.0	1216	$2,100	$1.73	25d	1	0.59mi
1512 Richmond Ave Unit 1546284P Daytona Beach, FL	3.0	2.0	1173	$3,226	$2.75	16d	1	0.63mi
1435 Atlanta Dr Daytona Beach, FL	3.0	1.0	1200	$1,800	$1.50	25d	1	0.65mi
1420 Alabama Ave Daytona Beach, FL	4.0	2.0	1367	$1,824	$1.33	21d	1	0.66mi
559 Cameo Dr Ormond Beach, FL	3.0	2.5	1668	$2,310	$1.38	25d	1	0.89mi
108 San Mardeen Ct Daytona Beach, FL	3.0	2.0	1500	$2,650	$1.77	25d	1	0.91mi
638 LPGA Blvd Unit B Daytona Beach, FL	3.0	2.0	1111	$2,490	$2.24	25d	1	0.93mi
1953 Nelson Ave Ormond Beach, FL	4.0	1.5	1600	$2,000	$1.25	25d	1	0.95mi
1014 Indian Oaks E Daytona Beach, FL	3.0	2.0	1500	$2,650	$1.77	25d	1	1.07mi
100 Windflower LN Daytona Beach, FL	1.0–3.0	1.0–2.0	1021	$2,516	$2.46	13d	63	1.14mi
101 Claysburg LN Holly Hill, FL	1.0–3.0	1.0–2.0	1163	$2,800	$2.41	16d	25	1.14mi
402 Fleming Ave Ormond Beach, FL	3.0	2.0	1495	$2,560	$1.71	23d	1	1.14mi
1224 10th St Daytona Beach, FL	3.0	1.0	1284	$1,550	$1.21	16d	1	1.18mi
1600 Lpga Blvd Daytona Beach, FL	1.0–3.0	1.0–2.0	1045	$2,622	$2.51	13d	21	1.42mi
733 Buena Vista Ave Ormond Beach, FL	3.0	2.0	1485	$2,400	$1.62	25d	1	1.46mi

HOA detail

• Monthly dues: $187 · $2,244/yr

Listing history 7 events

1. 2026-06-22
   days on market $245,000 Active 9 DOM
2. 2026-06-18
   days on market $245,000 Active 6 DOM
3. 2026-06-17
   days on market $245,000 Active 5 DOM
4. 2026-06-16
   days on market $245,000 Active 4 DOM
5. 2026-06-15
   days on market $245,000 Active 3 DOM
6. 2026-06-14
   remarks 699-char remark
7. 2026-06-14
   listed $245,000 Active 1 DOM

ⓘ 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: $3,991 · $333/mo
• Projected year-2 tax: $3,991 · $333/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 · 13% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 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: $25,285
• − Mortgage interest: −$13,724
• − Property taxes: −$3,991
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,023
• − Management: −$2,023
• − HOA: −$2,244
• − Depreciation: −$7,127
• Taxable loss: −$7,072
• Est. tax savings @ 24.0%: +$1,697
• After-tax cash flow: $-1,205/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

-24.6% since first listed

21 events — show timeline

• 2026-06-12 Listed $245,000 Daytona MLS
• 2026-06-12 Listed $245,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-12 Listing Removed — Daytona MLS
• 2025-09-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-08 Price Changed $255,000 Daytona MLS
• 2025-07-08 Price Changed $255,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-04 Listed $265,000 Daytona MLS
• 2025-06-03 Listed $265,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-01 Listing Removed — Daytona MLS
• 2025-06-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-22 Listed $275,000 Daytona MLS
• 2025-04-18 Listed $275,000 Stellar MLS as Distributed by MLS Grid
• 2023-02-01 Sold (Public Records) $240,000 Public Records
• 2022-05-05 Sold (Public Records) $240,000 Public Records
• 2022-04-15 Sold (MLS) $240,000 MARMLS
• 2022-04-03 Pending — MARMLS
• 2022-04-01 Relisted — MARMLS
• 2022-03-02 Contingent — MARMLS
• 2022-02-20 Listed $250,000 MARMLS
• 2018-08-31 Sold (Public Records) $561,000 Public Records
• 2014-04-09 Sold (Public Records) $325,050 Public Records

Property tax history

+32.9%/yr

Latest (2025): $3,991 · -6.0% YoY. Source: county tax records.