1239 Old Kings Rd · Holly Hill, FL 32117

$100,000

3 bd · 1.0 ba · 894 sqft · SingleFamily public records · 8 Days on market

Built 1958 7,500 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

MOVE IN READY! Exterior very recently painted. new air conditioner in 2014 and new roof in 2012,Beautiful wood floors, huge screened in back porch, 1 car attached garage and a 2nd concrete driveway on the south side of the property large enough to park several autos Daytona Beach City Water Garage cabinets, washer, dryer, refrigerators in kitchen & back porch do not convey with property

Key facts

• Fenced backyard
• 7,500 sq ft lot
• Garage

Tags

• FENCED BACKYARD
• PLENTY OF CABINET SPACE
• PLENTY OF COUNTERTOP SPACE

Property features AI

Finance

• Other: Located in the Tropical Park development; No lease restrictions; Unfurnished
• HOA & community: No HOA/association

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single-family residence; One story; Faces west; Homesteaded
• Construction: Block construction; Shingle roof; Slab foundation; Built on a lot of about 0.17 acres
• Exterior features: Other exterior features; Paved road access; Lot dimensions approximately 75 x 100

Interior

• Kitchen: Convection oven; Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Terrazzo; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features
• Laundry & utility: Laundry in garage

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).

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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 37% 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 1.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

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

• Watch-outs: property tax is 3.7% of price; built in 1958 — 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 $100,000

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.75% ✓
• Cap rate: 12.39%
• Cash-on-cash: 21.76%
• DSCR: 1.97
• GRM: 4.8

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: 11.9%
• Equity multiple: 1.46×
• Total profit: $12,838
• Equity at exit: $14,910

10-year hold

• IRR: 19.0%
• Equity multiple: 2.42×
• Total profit: $39,846
• Equity at exit: $8,646

Cash invested: $28,000 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,748 high
• Mortgage (P&I): −$524
• Tax from tax record: −$307 /mo · $3,688/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $508

Break-even live

Break-even rent $1,106

Max offer price $100,000

Occupancy floor 66%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
900 LPGA Blvd Daytona Beach, FL	1.0–2.0	1.0–2.0	885	$1,495	$1.69	14d	14	0.41mi
1559 Hammock Dr Unit B Holly Hill, FL	2.0	1.5	1100	$1,375	$1.25	14d	1	0.45mi
101 Claysburg LN Holly Hill, FL	1.0–3.0	1.0–2.0	1163	$2,800	$2.41	14d	25	0.47mi
100 Windflower LN Daytona Beach, FL	1.0–3.0	1.0–2.0	1021	$2,516	$2.46	11d	63	0.47mi
946 15th St Daytona Beach, FL	2.0	2.0	1010	$1,500	$1.49	23d	1	0.63mi
1563 Hancock Ln Daytona Beach, FL	2.0	2.0	912	$1,475	$1.62	11d	1	0.65mi
638 LPGA Blvd Unit B Daytona Beach, FL	3.0	2.0	1111	$2,490	$2.24	23d	1	0.71mi
1615 Derbyshire Rd Daytona Beach, FL	3.0	1.5	1000	$1,950	$1.95	14d	1	0.72mi
660 8th St Daytona Beach, FL	2.0	1.0	900	$1,375	$1.53	23d	1	0.90mi
840 Center Ave Apt 75 Holly Hill, FL	2.0	1.0	900	$1,250	$1.39	23d	1	0.91mi
1229 Kennedy Rd Daytona Beach, FL	2.0	1.0	800	$950	$1.19	14d	1	0.92mi
1707 Evergreen St Ormond Beach, FL	2.0	1.0	868	$1,750	$2.02	23d	1	0.93mi
1600 Lpga Blvd Daytona Beach, FL	1.0–3.0	1.0–2.0	1045	$2,622	$2.51	11d	21	0.94mi
1216 Kennedy Rd Unit 4 Daytona Beach, FL	2.0	1.0	900	$975	$1.08	14d	1	0.95mi
1216 Kennedy Rd Unit 10 Daytona Beach, FL	2.0	1.0	900	$975	$1.08	23d	1	0.95mi
1225 Kennedy Rd Daytona Beach, FL	2.0	1.0	800	$825	$1.03	11d	1	0.96mi
1217 Kennedy Rd Unit 56 Daytona Beach, FL	2.0	1.0	800	$1,000	$1.25	23d	1	0.99mi
875 Derbyshire Rd Daytona Beach, FL	3.0	1.0–2.0	835	$1,299	$1.56	11d	11	1.09mi
1851 Lpga Blvd Daytona Beach, FL	1.0–3.0	1.0–3.0	966	$2,516	$2.60	11d	49	1.26mi
1500 Alexis AVE Daytona Beach, FL	1.0–3.0	1.0–2.0	1003	$2,205	$2.20	11d	32	1.36mi
851 State Ave Daytona Beach, FL	2.0	1.0	682	$1,495	$2.19	23d	1	1.39mi
922 Lewis Dr Daytona Beach, FL	3.0	1.0	1034	$1,750	$1.69	23d	1	1.39mi
820 State Ave Unit 2 Daytona Beach, FL	2.0	1.0	690	$1,250	$1.81	23d	1	1.40mi
820 State Ave Apt 1 Daytona Beach, FL	2.0	2.0	841	$1,470	$1.75	23d	1	1.40mi
820 State Ave Unit 3 Daytona Beach, FL	2.0	1.0	841	$1,370	$1.63	23d	1	1.40mi
430 Dorothy Ave Daytona Beach, FL	3.0	1.0	1103	$1,700	$1.54	14d	1	1.40mi

Listing history 12 events

1. 2026-05-08
   listed $100,000 Active
2. 2021-10-04
   historical
3. 2021-08-27
   status Active
4. 2021-08-27
   price $185,000
5. 2021-07-15
   listed $200,000 Active
6. 2017-10-11
   soldstatus $135,000
7. 2017-10-05
   soldstatus $135,000 Closed

   Show marketing remark (395 chars)

   MOVE IN READY! Exterior very recently painted. new air conditioner in 2014 and new roof in 2012,Beautiful wood floors, huge screened in back porch, 1 car attached garage and a 2nd concrete driveway on the south side of the property large enough to park several autos Daytona Beach City Water Garage cabinets, washer, dryer, refrigerators in kitchen & back porch do not convey with property

8. 2017-09-15
   status Pending

   Show marketing remark (395 chars)

   MOVE IN READY! Exterior very recently painted. new air conditioner in 2014 and new roof in 2012,Beautiful wood floors, huge screened in back porch, 1 car attached garage and a 2nd concrete driveway on the south side of the property large enough to park several autos Daytona Beach City Water Garage cabinets, washer, dryer, refrigerators in kitchen & back porch do not convey with property

9. 2017-07-20
   price $135,000

   Show marketing remark (395 chars)

   MOVE IN READY! Exterior very recently painted. new air conditioner in 2014 and new roof in 2012,Beautiful wood floors, huge screened in back porch, 1 car attached garage and a 2nd concrete driveway on the south side of the property large enough to park several autos Daytona Beach City Water Garage cabinets, washer, dryer, refrigerators in kitchen & back porch do not convey with property

10. 2017-05-03
    listed $139,900 Active

    Show marketing remark (395 chars)

    MOVE IN READY! Exterior very recently painted. new air conditioner in 2014 and new roof in 2012,Beautiful wood floors, huge screened in back porch, 1 car attached garage and a 2nd concrete driveway on the south side of the property large enough to park several autos Daytona Beach City Water Garage cabinets, washer, dryer, refrigerators in kitchen & back porch do not convey with property

11. 1989-05-01
    soldstatus $52,500
12. 1981-03-01
    soldstatus $38,500

ⓘ 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: $3,688 · $307/mo
• Projected year-2 tax: $3,688 · $307/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 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: $20,980
• − Mortgage interest: −$5,602
• − Property taxes: −$3,688
• − Insurance: −$500
• − Repairs & maintenance: −$1,678
• − Management: −$1,678
• − Depreciation: −$2,909
• Taxable income: $4,924
• Est. tax owed @ 24.0%: −$1,182
• After-tax cash flow: $4,911/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

+159.7% since first listed

13 events — show timeline

• 2026-05-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-08 Listed $100,000 Stellar MLS as Distributed by MLS Grid
• 2021-10-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2021-08-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-08-27 Price Changed $185,000 Stellar MLS as Distributed by MLS Grid
• 2021-07-15 Listed $200,000 Stellar MLS as Distributed by MLS Grid
• 2017-10-11 Sold (Public Records) $135,000 Public Records
• 2017-10-05 Sold (MLS) $135,000 Daytona MLS
• 2017-09-15 Pending — Daytona MLS
• 2017-07-20 Price Changed $135,000 Daytona MLS
• 2017-05-03 Listed $139,900 Daytona MLS
• 1989-05-01 Sold (Public Records) $52,500 Public Records
• 1981-03-01 Sold (Public Records) $38,500 Public Records

Property tax history

+20.4%/yr

Latest (2025): $3,688 · +6.8% YoY. Source: county tax records.