448 Dorothy Ave · Holly Hill, FL 32117

$197,000

2 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 249 Days on market

Built 1955 7,560 sqft lot ↓ 5% since listing

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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 +13.1/30.0
• ARV discount +7.5/15.0
• DSCR +3.9/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Centralized in Holly Hill-Daytona Beach area. Close to hospitals, mall, groceries, and only about two miles to the beaches. Home owned by only 1 family !!! Well built concrete block home with beautiful inside with some dark wood partial ceilings. Ceramic tile throughout the entire house. Spacious green yard with clotheslines and lots of room for toys or a pool. Lots of light and a cool cross breeze. New refrigerator & stove installed. MOVE IN READY. PLENTY OF PARKING. FENCED YARD. MOVE IN READY!! EXTRA ROOM OFF MASTER BEDROOM.

Key facts

• Close to hospitals
• Close to groceries
• Close to mall

Tags

• HOLLY HILL-DAYTONA BEACH AREA
• CLOSE TO HOSPITALS
• CLOSE TO MALL
• CLOSE TO GROCERIES
• TWO MILES TO THE BEACHES
• WELL BUILT CONCRETE BLOCK HOME

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $197k.

Deal economics

• At list price, monthly cash flow is $-9 ($-105/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (17.5% below list).
• Recommended offer: $163k (17.5% 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: 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 35% 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 $1k of loan paydown is wiped out by about $6k 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 249 days — a 12% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $23k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $162,523 (17.5% 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 249 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.19%
• DSCR: 0.99
• GRM: 10.1

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: -18.8%
• Equity multiple: 0.35×
• Total profit: $-35,688
• Equity at exit: $29,373

10-year hold

• IRR: -15.6%
• Equity multiple: 0.19×
• Total profit: $-44,447
• Equity at exit: $17,033

Cash invested: $55,160 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,625 high
• Mortgage (P&I): −$1,033
• Tax from tax record: −$178 /mo · $2,130/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $-9

Break-even live

Break-even rent $1,636

Max offer price $195,455

Occupancy floor 96%

Sensitivity live

Price	-10% $103	-5% $47	+0% $-9	+5% $-65	+10% $-120
Rent	-10% $-137	-5% $-73	+0% $-9	+5% $55	+10% $120
Rate	-1.0pp $90	-0.5pp $41	base $-9	+0.5pp $-60	+1.0pp $-112

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: $49,250
• Closing costs: $5,910
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
430 Dorothy Ave Daytona Beach, FL	3.0	1.0	1103	$1,700	$1.54	16d	1	0.05mi
331 Clifton Ave Daytona Beach, FL	3.0	2.0	1355	$2,050	$1.51	25d	1	0.17mi
520 Zinfandel Dr Unit 1 Daytona Beach, FL	3.0	2.5	1463	$2,500	$1.71	25d	1	0.29mi
100 Navigator DR Daytona Beach, FL	1.0–3.0	1.0–2.0	1029	$1,458	$1.42	12d	25	0.34mi
464 Brentwood Dr Daytona Beach, FL	1.0–2.0	1.0	850	$1,365	$1.61	12d	8	0.41mi
218 Center St Daytona Beach, FL	3.0	2.0	1234	$2,190	$1.77	22d	1	0.41mi
660 8th St Daytona Beach, FL	2.0	1.0	900	$1,375	$1.53	25d	1	0.48mi
840 Center Ave Apt 75 Holly Hill, FL	2.0	1.0	900	$1,250	$1.39	25d	1	0.49mi
820 State Ave Unit 3 Daytona Beach, FL	2.0	1.0	841	$1,370	$1.63	25d	1	0.51mi
820 State Ave Apt 1 Daytona Beach, FL	2.0	2.0	841	$1,470	$1.75	25d	1	0.51mi
119 Thomasson Ave Daytona Beach, FL	2.0	1.0	851	$1,199	$1.41	12d	2	0.58mi
155 5th St Unit B Daytona Beach, FL	1.0	1.0	798	$1,200	$1.50	25d	1	0.59mi
171 Daytona Ave Daytona Beach, FL	2.0	2.0	835	$1,650	$1.98	25d	1	0.73mi
1014 Indian Oaks E Daytona Beach, FL	3.0	2.0	1500	$2,650	$1.77	25d	1	0.75mi
1221 Kennedy Rd Unit 48 Daytona Beach, FL	1.0	1.0	800	$775	$0.97	16d	1	0.77mi
1217 Kennedy Rd Unit 44 Daytona Beach, FL	1.0	1.0	800	$775	$0.97	12d	1	0.77mi
1217 Kennedy Rd Unit 56 Daytona Beach, FL	2.0	1.0	800	$1,000	$1.25	25d	1	0.77mi
1225 Kennedy Rd Daytona Beach, FL	2.0	1.0	800	$825	$1.03	12d	1	0.77mi
1229 Kennedy Rd Daytona Beach, FL	2.0	1.0	800	$950	$1.19	16d	1	0.77mi
921 Daytona Ave Unit A Daytona Beach, FL	2.0	1.0	1100	$1,775	$1.61	25d	1	0.79mi
1216 Kennedy Rd Unit 4 Daytona Beach, FL	2.0	1.0	900	$975	$1.08	16d	1	0.80mi
1216 Kennedy Rd Unit 10 Daytona Beach, FL	2.0	1.0	900	$975	$1.08	25d	1	0.81mi
638 LPGA Blvd Unit B Daytona Beach, FL	3.0	2.0	1111	$2,490	$2.24	25d	1	0.90mi
138 Kingston Ave Daytona Beach, FL	3.0	2.0	996	$1,900	$1.91	25d	1	0.97mi
601 Vera St Unit 601 Daytona Beach, FL	2.0	1.0	1113	$1,700	$1.53	25d	1	1.00mi
625 Holmes Ave Daytona Beach, FL	2.0	1.0	768	$995	$1.30	22d	1	1.06mi
550 Ruth St Daytona Beach, FL	3.0	2.0	1114	$1,995	$1.79	12d	1	1.08mi
875 Derbyshire Rd Daytona Beach, FL	3.0	1.0–2.0	835	$1,141	$1.37	12d	11	1.12mi
900 LPGA Blvd Daytona Beach, FL	1.0–2.0	1.0–2.0	885	$1,495	$1.69	16d	14	1.13mi
512 Fulton St Daytona Beach, FL	2.0	1.0	963	$1,600	$1.66	25d	1	1.14mi
209 Taylor Ave Unit 2 Daytona Beach, FL	3.0	1.0	970	$2,490	$2.57	25d	1	1.15mi
422 N Lincoln St Daytona Beach, FL	3.0	2.0	1354	$2,150	$1.59	25d	1	1.20mi
507 N Ridgewood Ave Unit 4 Daytona Beach, FL	1.0	1.0	800	$900	$1.12	25d	1	1.21mi
417 Jefferson St #1 Daytona Beach, FL	2.0	1.0	700	$1,890	$2.70	25d	1	1.22mi
326 Hobart Ave Daytona Beach, FL	3.0	1.0	979	$2,150	$2.20	25d	1	1.27mi
935 N Halifax Ave #404 Daytona Beach, FL	1.0	1.5	822	$1,550	$1.89	25d	1	1.27mi
935 N Halifax Ave #410 Daytona Beach, FL	1.0	1.5	822	$1,695	$2.06	25d	1	1.27mi
935 N Halifax Ave Daytona Beach, FL	2.0	2.0	1210	$1,700	$1.40	25d	1	1.27mi
1224 10th St Daytona Beach, FL	3.0	1.0	1284	$1,550	$1.21	16d	1	1.29mi
244 Lexington Dr Daytona Beach, FL	3.0	1.0	1099	$2,550	$2.32	16d	1	1.29mi

Listing history 20 events

1. 2026-06-22
   days on market $197,000 Active 249 DOM
2. 2026-06-18
   days on market $197,000 Active 246 DOM
3. 2026-06-17
   days on market $197,000 Active 245 DOM
4. 2026-06-16
   days on market $197,000 Active 244 DOM
5. 2026-06-15
   days on market $197,000 Active 243 DOM
6. 2026-06-14
   days on market $197,000 Active 241 DOM
7. 2026-06-10
   days on market $197,000 Active 238 DOM
8. 2026-06-09
   days on market $197,000 Active 237 DOM
9. 2026-06-08
   days on market $197,000 Active 236 DOM
10. 2026-06-07
    days on market $197,000 Active 235 DOM
11. 2026-06-05
    pricedays on market $197,000 Active 232 DOM
12. 2026-06-03
    days on market $210,000 Active 231 DOM
13. 2026-06-03
    days on market $210,000 Active 230 DOM
14. 2026-06-01
    days on market $210,000 Active 229 DOM
15. 2026-05-31
    days on market $210,000 Active 228 DOM
16. 2026-05-31
    days on market $210,000 Active 227 DOM
17. 2026-03-04
    price $210,000 538-char remark

    Show marketing remark (519 chars)

    Centralized in Holly Hill-Daytona Beach area. Close to hospitals, mall, groceries, and only about two miles to the beaches. Home owned by only 1 family !!! Well built concrete block home that's beautiful on the inside with some dark wood partial ceilings. Ceramic tile throughout the entire house. Spacious green yard with clotheslines and lots of room for toys or a pool. Lots of light and a cool cross breeze. New refrigerator and stove! MOVE IN READY. PLENTY OF PARKING. FENCED YARD. BONUS ROOM OFF MASTER BEDROOM.

18. 2026-03-04
    price $210,000 519-char remark

    Show marketing remark (519 chars)

    Centralized in Holly Hill-Daytona Beach area. Close to hospitals, mall, groceries, and only about two miles to the beaches. Home owned by only 1 family !!! Well built concrete block home that's beautiful on the inside with some dark wood partial ceilings. Ceramic tile throughout the entire house. Spacious green yard with clotheslines and lots of room for toys or a pool. Lots of light and a cool cross breeze. New refrigerator and stove! MOVE IN READY. PLENTY OF PARKING. FENCED YARD. BONUS ROOM OFF MASTER BEDROOM.

19. 2025-10-15
    listed $220,000 Active 538-char remark

    Show marketing remark (538 chars)

    Centralized in Holly Hill-Daytona Beach area. Close to hospitals, mall, groceries, and only about two miles to the beaches. Home owned by only 1 family !!! Well built concrete block home with beautiful inside with some dark wood partial ceilings. Ceramic tile throughout the entire house. Spacious green yard with clotheslines and lots of room for toys or a pool. Lots of light and a cool cross breeze. New refrigerator & stove installed. MOVE IN READY. PLENTY OF PARKING. FENCED YARD. MOVE IN READY!! EXTRA ROOM OFF MASTER BEDROOM.

20. 2025-10-14
    listed $220,000 Active 519-char remark

    Show marketing remark (519 chars)

    Centralized in Holly Hill-Daytona Beach area. Close to hospitals, mall, groceries, and only about two miles to the beaches. Home owned by only 1 family !!! Well built concrete block home that's beautiful on the inside with some dark wood partial ceilings. Ceramic tile throughout the entire house. Spacious green yard with clotheslines and lots of room for toys or a pool. Lots of light and a cool cross breeze. New refrigerator and stove! MOVE IN READY. PLENTY OF PARKING. FENCED YARD. BONUS ROOM OFF MASTER BEDROOM.

ⓘ 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: $2,130 · $178/mo
• Projected year-2 tax: $2,130 · $178/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) · 52% 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: $19,503
• − Mortgage interest: −$11,035
• − Property taxes: −$2,130
• − Insurance: −$985
• − Repairs & maintenance: −$1,560
• − Management: −$1,560
• − Depreciation: −$5,731
• Taxable loss: −$3,499
• Est. tax savings @ 24.0%: +$840
• After-tax cash flow: $735/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

-4.5% since first listed

4 events — show timeline

• 2026-03-04 Price Changed $210,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-04 Price Changed $210,000 Daytona MLS
• 2025-10-15 Listed $220,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-14 Listed $220,000 Daytona MLS

Property tax history

+7.3%/yr

Latest (2025): $2,130 · +5.3% YoY. Source: county tax records.