1528 Valencia Ave · Holly Hill, FL 32117

$264,900

3 bd · 2.0 ba · 1,188 sqft · SingleFamily public records · 28 Days on market

Built 1974 8,712 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 +14.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HANDY MAN special. This is a fixer upper home. The house is Concrete Block with a 2 car garage. Needs an overhaul with repairs and remodeled. Bring your tools and make this your flip it project. Needs new Roof & AC. Design it the way you want. Owner entertaining all offers, ready to sell.

Key facts

• Solid concrete block
• Open lot
• Central location

Tags

• SOLID CONCRETE BLOCK
• FULLY FENCED YARD
• MATURE TREES
• OPEN LOT
• CENTRAL LOCATION

Property features AI

Exterior

• Parking: Attached garage; Off-street parking; 2 garage spaces
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Cable available
• Home design: Single-family residence; Updated/remodeled condition; One level, entry on level 1
• Construction: Block, cement siding, and concrete construction; Shingle roof; Concrete perimeter foundation and slab; Built on one level
• Exterior features: Deck; Back yard fencing; Has a view; Cleared lot with some and many trees; wooded; Asphalt road access

Interior

• Kitchen: Refrigerator; Electric range, oven, and cooktop; Disposal
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Ceiling fans; Eat-in kitchen; Open floorplan; 6 total rooms
• Laundry & utility: Electric dryer hookup in garage; Gas and electric water heaters

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $34 ($410/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (22.8% below list).
• Recommended offer: $205k (22.8% 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; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 44% 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 28 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $129k; list at $265k implies a 105% 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 $204,534 (22.8% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.77% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.55%
• DSCR: 1.02
• GRM: 10.8

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: -17.4%
• Equity multiple: 0.39×
• Total profit: $-44,889
• Equity at exit: $39,497

10-year hold

• IRR: -13.2%
• Equity multiple: 0.29×
• Total profit: $-52,618
• Equity at exit: $22,904

Cash invested: $74,172 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,045 high
• Mortgage (P&I): −$1,389
• Tax from tax record: −$82 /mo · $986/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $34

Break-even live

Break-even rent $2,002

Max offer price $264,900

Occupancy floor 93%

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1512 Richmond Ave Unit 1546284P Daytona Beach, FL	3.0	2.0	1173	$3,226	$2.75	14d	1	0.22mi
1615 Derbyshire Rd Daytona Beach, FL	3.0	1.5	1000	$1,950	$1.95	14d	1	0.27mi
1235 Alcazar St Daytona Beach, FL	3.0	2.0	1498	$2,100	$1.40	23d	1	0.32mi
1559 Hammock Dr Unit B Holly Hill, FL	2.0	1.5	1100	$1,375	$1.25	14d	1	0.39mi
1435 Atlanta Dr Daytona Beach, FL	3.0	1.0	1200	$1,800	$1.50	23d	1	0.45mi
108 San Mardeen Ct Daytona Beach, FL	3.0	2.0	1500	$2,650	$1.77	23d	1	0.48mi
1575 Megan Bay Cir Daytona Beach, FL	3.0	2.0	1232	$1,800	$1.46	23d	1	0.50mi
1420 Alabama Ave Daytona Beach, FL	4.0	2.0	1367	$1,824	$1.33	19d	1	0.54mi
1707 Evergreen St Ormond Beach, FL	2.0	1.0	868	$1,750	$2.02	23d	1	0.63mi
1563 Hancock Ln Daytona Beach, FL	2.0	2.0	912	$1,475	$1.62	11d	1	0.63mi
100 Windflower LN Daytona Beach, FL	1.0–3.0	1.0–2.0	1021	$2,516	$2.46	11d	63	0.64mi
101 Claysburg LN Holly Hill, FL	1.0–3.0	1.0–2.0	1163	$2,800	$2.41	14d	25	0.64mi
946 15th St Daytona Beach, FL	2.0	2.0	1010	$1,500	$1.49	23d	1	0.66mi
1767 Valencia Ave Ormond Beach, FL	4.0	2.0	1216	$2,100	$1.73	23d	1	0.69mi
900 LPGA Blvd Daytona Beach, FL	1.0–2.0	1.0–2.0	885	$1,495	$1.69	14d	14	0.73mi
1224 10th St Daytona Beach, FL	3.0	1.0	1284	$1,550	$1.21	14d	1	0.78mi
1600 Lpga Blvd Daytona Beach, FL	1.0–3.0	1.0–2.0	1045	$2,622	$2.51	11d	21	0.86mi
638 LPGA Blvd Unit B Daytona Beach, FL	3.0	2.0	1111	$2,490	$2.24	23d	1	1.05mi
1262 Essex Rd Daytona Beach, FL	3.0	2.0	1500	$1,900	$1.27	23d	1	1.10mi
1014 Indian Oaks E Daytona Beach, FL	3.0	2.0	1500	$2,650	$1.77	23d	1	1.11mi
1851 Lpga Blvd Daytona Beach, FL	1.0–3.0	1.0–3.0	966	$2,516	$2.60	11d	49	1.20mi
1500 Alexis AVE Daytona Beach, FL	1.0–3.0	1.0–2.0	1003	$2,205	$2.20	11d	32	1.25mi
100 Integra Shores Dr Daytona Beach, FL	2.0–3.0	2.0	1126	$1,725	$1.53	11d	6	1.25mi
660 8th St Daytona Beach, FL	2.0	1.0	900	$1,375	$1.53	23d	1	1.33mi
840 Center Ave Apt 75 Holly Hill, FL	2.0	1.0	900	$1,250	$1.39	23d	1	1.33mi
1229 Kennedy Rd Daytona Beach, FL	2.0	1.0	800	$950	$1.19	14d	1	1.36mi
1216 Kennedy Rd Unit 4 Daytona Beach, FL	2.0	1.0	900	$975	$1.08	14d	1	1.39mi
1216 Kennedy Rd Unit 10 Daytona Beach, FL	2.0	1.0	900	$975	$1.08	23d	1	1.39mi
1225 Kennedy Rd Daytona Beach, FL	2.0	1.0	800	$825	$1.03	11d	1	1.40mi
1217 Kennedy Rd Unit 56 Daytona Beach, FL	2.0	1.0	800	$1,000	$1.25	23d	1	1.43mi
875 Derbyshire Rd Daytona Beach, FL	3.0	1.0–2.0	835	$1,299	$1.56	11d	11	1.48mi

Listing history 21 events

1. 2026-06-18
   days on market $264,900 Active 28 DOM
2. 2026-06-17
   days on market $264,900 Active 27 DOM
3. 2026-06-16
   days on market $264,900 Active 26 DOM
4. 2026-06-15
   days on market $264,900 Active 25 DOM
5. 2026-06-14
   days on market $264,900 Active 23 DOM
6. 2026-06-10
   days on market $264,900 Active 20 DOM
7. 2026-06-09
   days on market $264,900 Active 19 DOM
8. 2026-06-08
   days on market $264,900 Active 18 DOM
9. 2026-06-07
   days on market $264,900 Active 17 DOM
10. 2026-06-05
    days on market $264,900 Active 14 DOM
11. 2026-06-03
    pricedays on market $264,900 Active 13 DOM
12. 2026-06-03
    days on market $275,000 Active 12 DOM
13. 2026-06-01
    days on market $275,000 Active 11 DOM
14. 2026-05-31
    days on market $275,000 Active 10 DOM
15. 2026-05-31
    days on market $275,000 Active 9 DOM
16. 2026-05-21
    listed $275,000 Active
17. 2025-08-28
    soldstatus $129,000
18. 2025-08-08
    soldstatus $129,000 Closed 295-char remark

    Show marketing remark (295 chars)

    HANDY MAN special. This is a fixer upper home. The house is Concrete Block with a 2 car garage. Needs an overhaul with repairs and remodeled. Bring your tools and make this your flip it project. Needs new Roof & AC. Design it the way you want. Owner entertaining all offers, ready to sell.

19. 2025-06-28
    status Pending 295-char remark

    Show marketing remark (295 chars)

    HANDY MAN special. This is a fixer upper home. The house is Concrete Block with a 2 car garage. Needs an overhaul with repairs and remodeled. Bring your tools and make this your flip it project. Needs new Roof & AC. Design it the way you want. Owner entertaining all offers, ready to sell.

20. 2025-06-22
    listed $174,900 Active 295-char remark

    Show marketing remark (295 chars)

    HANDY MAN special. This is a fixer upper home. The house is Concrete Block with a 2 car garage. Needs an overhaul with repairs and remodeled. Bring your tools and make this your flip it project. Needs new Roof & AC. Design it the way you want. Owner entertaining all offers, ready to sell.

21. 1974-04-01
    soldstatus $30,000

ⓘ 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: $986 · $82/mo
• Projected year-2 tax: $2,199 · $183/mo
• Expected delta: +$1,213/yr (+$101/mo · 123.1%)

ⓘ 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: $24,544
• − Mortgage interest: −$14,839
• − Property taxes: −$986
• − Insurance: −$1,324
• − Repairs & maintenance: −$1,964
• − Management: −$1,964
• − Depreciation: −$7,706
• Taxable loss: −$4,238
• Est. tax savings @ 24.0%: +$1,017
• After-tax cash flow: $1,427/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

+816.7% since first listed

6 events — show timeline

• 2026-05-21 Listed $275,000 Daytona MLS
• 2025-08-28 Sold (Public Records) $129,000 Public Records
• 2025-08-08 Sold (MLS) $129,000 Daytona MLS
• 2025-06-28 Pending — Daytona MLS
• 2025-06-22 Listed $174,900 Daytona MLS
• 1974-04-01 Sold (Public Records) $30,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $986 · +3.2% YoY. Source: county tax records.