1129 Holly Ave · Holly Hill, FL 32117

$242,000

2 bd · 2.0 ba · 1,896 sqft · SingleFamily public records · 111 Days on market

Built 1947 0.53 ac 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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• 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

Investor special with incredible potential in Daytona Beach! This solid block 3-bedroom, 2-bath single-family home sits on a rare oversized double lot with the possibility to split. Whether you're looking for your next flip, rental investment, or a property to customize and make your own, this one offers endless opportunity. The flexible floor plan allows for an easy conversion to a 4-bedroom layout and expansion to create a larger, more open kitchen design. The home features a back deck perfect for relaxing or entertaining, plus two large storage sheds — one fully finished with electric, ideal for a workshop, studio, or additional workspace. Located within walking distance to Sunrise Park on the Intracoastal Waterway and just minutes from the beach, shopping, and dining. Prime location with strong upside potential. Bring your vision and unlock the value!

Key facts

• Oversized double lot
• Back deck
• 0.53 acre lot

Tags

• OVERSIZED DOUBLE LOT
• BACK DECK
• TWO LARGE STORAGE SHEDS
• FULLY FINISHED WITH ELECTRIC
• MINUTES FROM THE BEACH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $242k.

Deal economics

• At list price, monthly cash flow is $670 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $242k).
• Recommended offer: $220k (9.0% 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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• At $2,706/mo this rent would consume 58% of the median local household income ($56k/yr) (locally 1781% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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

• It's been on market 111 days — a 9% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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 $170k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• 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 $220,220 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.12% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.87%
• DSCR: 1.53
• GRM: 7.5

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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,915
• Equity at exit: $36,083

10-year hold

• IRR: 6.9%
• Equity multiple: 1.47×
• Total profit: $32,018
• Equity at exit: $20,924

Cash invested: $67,760 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,706 high
• Mortgage (P&I): −$1,269
• Tax from tax record: −$98 /mo · $1,172/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$568
• Net cashflow: $670

Break-even live

Break-even rent $1,858

Max offer price $242,000

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: $60,500
• Closing costs: $7,260
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1014 Indian Oaks E Daytona Beach, FL	3.0	2.0	1500	$2,650	$1.77	23d	1	0.79mi
100 Navigator DR Daytona Beach, FL	1.0–3.0	1.0–2.0	1029	$1,458	$1.42	11d	25	1.05mi
288 Boylston Ave Daytona Beach, FL	3.0	2.0	1320	$2,200	$1.67	23d	1	1.13mi
331 Clifton Ave Daytona Beach, FL	3.0	2.0	1355	$2,050	$1.51	23d	1	1.19mi
520 Zinfandel Dr Unit 1 Daytona Beach, FL	3.0	2.5	1463	$2,500	$1.71	23d	1	1.22mi
241 Riverside Dr Unit 1546408P Holly Hill, FL	3.0	3.0	1915	$4,994	$2.61	14d	1	1.27mi
241 Riverside Dr #904 Daytona Beach, FL	2.0	2.0	1557	$2,700	$1.73	23d	1	1.28mi
241 Riverside Dr #1710 Daytona Beach, FL	3.0	3.0	1922	$3,000	$1.56	23d	1	1.28mi
241 Riverside Dr #808 Daytona Beach, FL	2.0	2.0	1537	$2,650	$1.72	23d	1	1.28mi
241 Riverside Dr #1006 Daytona Beach, FL	2.0	2.0	1660	$2,600	$1.57	23d	1	1.28mi
241 Riverside Dr #2610 Daytona Beach, FL	3.0	3.0	1922	$3,295	$1.71	21d	1	1.28mi
241 Riverside Dr #2204 Daytona Beach, FL	2.0	2.0	1689	$3,000	$1.78	23d	1	1.28mi
241 Riverside Dr #208 Daytona Beach, FL	2.0	2.0	1689	$2,800	$1.66	23d	1	1.28mi
241 Riverside Dr #410 Daytona Beach, FL	3.0	3.0	1922	$4,500	$2.34	23d	1	1.28mi
231 Riverside Dr Unit 5th Fl Holly Hill, FL	2.0	2.0	1539	$2,800	$1.82	11d	1	1.30mi
231 Riverside Dr Unit 503 Holly Hill, FL	2.0	2.0	1721	$2,800	$1.63	23d	1	1.30mi
231 Riverside Dr Unit 1509-1 Daytona Beach, FL	3.0	3.0	1922	$3,300	$1.72	18d	1	1.30mi
231 Riverside Dr #1210 Holly Hill, FL	3.0	3.0	2079	$4,200	$2.02	23d	1	1.30mi
231 Riverside Dr #1208 Holly Hill, FL	2.0	2.0	1660	$2,200	$1.33	23d	1	1.30mi
1575 Megan Bay Cir Daytona Beach, FL	3.0	2.0	1232	$1,800	$1.46	23d	1	1.31mi
2300 N Atlantic Ave #502 Daytona Beach, FL	3.0	2.0	2000	$4,000	$2.00	23d	1	1.37mi
733 Buena Vista Ave Ormond Beach, FL	3.0	2.0	1485	$2,400	$1.62	23d	1	1.40mi
1216 N Atlantic Ave Daytona Beach, FL	1.0–3.0	1.0–2.0	1112	$2,985	$2.68	18d	99	1.44mi
1216 N Atlantic Ave Daytona Beach, FL	1.0–2.0	1.0–2.0	973	$3,159	$3.25	11d	10	1.44mi
218 Center St Daytona Beach, FL	3.0	2.0	1234	$2,190	$1.77	21d	1	1.45mi
595 Brentwood Dr Daytona Beach, FL	3.0	2.0	1869	$2,100	$1.12	14d	1	1.48mi
94 Ivanhoe Dr Ormond Beach, FL	3.0	2.0	2074	$4,500	$2.17	23d	1	1.50mi

Listing history 25 events

1. 2026-06-18
   days on market $242,000 Active 111 DOM
2. 2026-06-17
   days on market $242,000 Active 110 DOM
3. 2026-06-16
   days on market $242,000 Active 109 DOM
4. 2026-06-15
   days on market $242,000 Active 108 DOM
5. 2026-06-14
   days on market $242,000 Active 106 DOM
6. 2026-06-10
   days on market $242,000 Active 103 DOM
7. 2026-06-09
   days on market $242,000 Active 102 DOM
8. 2026-06-08
   days on market $242,000 Active 101 DOM
9. 2026-06-07
   days on market $242,000 Active 100 DOM
10. 2026-06-05
    days on market $242,000 Active 97 DOM
11. 2026-06-03
    days on market $242,000 Active 96 DOM
12. 2026-06-03
    days on market $242,000 Active 95 DOM
13. 2026-06-01
    days on market $242,000 Active 94 DOM
14. 2026-05-31
    days on market $242,000 Active 93 DOM
15. 2026-05-31
    days on market $242,000 Active 92 DOM
16. 2026-04-10
    price $242,000 873-char remark

    Show marketing remark (873 chars)

    Investor special with incredible potential in Daytona Beach! This solid block 3-bedroom, 2-bath single-family home sits on a rare oversized double lot with the possibility to split. Whether you're looking for your next flip, rental investment, or a property to customize and make your own, this one offers endless opportunity. The flexible floor plan allows for an easy conversion to a 4-bedroom layout and expansion to create a larger, more open kitchen design. The home features a back deck perfect for relaxing or entertaining, plus two large storage sheds — one fully finished with electric, ideal for a workshop, studio, or additional workspace. Located within walking distance to Sunrise Park on the Intracoastal Waterway and just minutes from the beach, shopping, and dining. Prime location with strong upside potential. Bring your vision and unlock the value!

17. 2026-03-24
    price $244,900 873-char remark

    Show marketing remark (873 chars)

    Investor special with incredible potential in Daytona Beach! This solid block 3-bedroom, 2-bath single-family home sits on a rare oversized double lot with the possibility to split. Whether you're looking for your next flip, rental investment, or a property to customize and make your own, this one offers endless opportunity. The flexible floor plan allows for an easy conversion to a 4-bedroom layout and expansion to create a larger, more open kitchen design. The home features a back deck perfect for relaxing or entertaining, plus two large storage sheds — one fully finished with electric, ideal for a workshop, studio, or additional workspace. Located within walking distance to Sunrise Park on the Intracoastal Waterway and just minutes from the beach, shopping, and dining. Prime location with strong upside potential. Bring your vision and unlock the value!

18. 2026-03-09
    soldstatus $170,000
19. 2026-02-27
    listed $249,000 Active 873-char remark

    Show marketing remark (873 chars)

    Investor special with incredible potential in Daytona Beach! This solid block 3-bedroom, 2-bath single-family home sits on a rare oversized double lot with the possibility to split. Whether you're looking for your next flip, rental investment, or a property to customize and make your own, this one offers endless opportunity. The flexible floor plan allows for an easy conversion to a 4-bedroom layout and expansion to create a larger, more open kitchen design. The home features a back deck perfect for relaxing or entertaining, plus two large storage sheds — one fully finished with electric, ideal for a workshop, studio, or additional workspace. Located within walking distance to Sunrise Park on the Intracoastal Waterway and just minutes from the beach, shopping, and dining. Prime location with strong upside potential. Bring your vision and unlock the value!

20. 2026-02-23
    soldstatus $170,000 Closed 252-char remark

    Show marketing remark (252 chars)

    Cash only. Investor special! 3-bedroom, 2-bath home with carport offering strong upside potential. Ideal for renovation, rental, or flip. Property needs repairs and is priced accordingly. Sold as-is with right to inspect. No financing or contingencies.

21. 2026-02-05
    status Pending 252-char remark

    Show marketing remark (252 chars)

    Cash only. Investor special! 3-bedroom, 2-bath home with carport offering strong upside potential. Ideal for renovation, rental, or flip. Property needs repairs and is priced accordingly. Sold as-is with right to inspect. No financing or contingencies.

22. 2026-02-05
    listed $200,000 Active 252-char remark

    Show marketing remark (252 chars)

    Cash only. Investor special! 3-bedroom, 2-bath home with carport offering strong upside potential. Ideal for renovation, rental, or flip. Property needs repairs and is priced accordingly. Sold as-is with right to inspect. No financing or contingencies.

23. 2013-01-29
    soldstatus $72,000
24. 2013-01-25
    soldstatus $72,000
25. 2012-07-07
    listed $76,000

ⓘ 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: $1,172 · $98/mo
• Projected year-2 tax: $2,009 · $167/mo
• Expected delta: +$836/yr (+$70/mo · 71.3%)

ⓘ 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 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: $32,476
• − Mortgage interest: −$13,556
• − Property taxes: −$1,172
• − Insurance: −$1,210
• − Repairs & maintenance: −$2,598
• − Management: −$2,598
• − Depreciation: −$7,040
• Taxable income: $4,302
• Est. tax owed @ 24.0%: −$1,032
• After-tax cash flow: $7,012/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

+218.4% since first listed

10 events — show timeline

• 2026-04-10 Price Changed $242,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-24 Price Changed $244,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-09 Sold (Public Records) $170,000 Public Records
• 2026-02-27 Listed $249,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-23 Sold (MLS) $170,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-05 Listed $200,000 Stellar MLS as Distributed by MLS Grid
• 2013-01-29 Sold (Public Records) $72,000 Public Records
• 2013-01-25 Sold (MLS) $72,000 Daytona MLS
• 2012-07-07 Listed $76,000 Daytona MLS

Property tax history

+1.3%/yr

Latest (2025): $1,172 · +3.5% YoY. Source: county tax records.