1502 Tuscaloosa Ave · Holly Hill, FL 32117

$149,900

2 bd · 1.5 ba · 912 sqft · SingleFamily public records · 137 Days on market

Built 1972 9,583 sqft 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 +19.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.7/10.0
• 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

Great location in the heart of Holly Hill, nice corner lot on a quiet street close to shopping, recreation and local Colleges. This is a true 3 bedroom that the county assessor mislabeled as a 2. 1/2 bath is off the primary bedroom. Split floor plan with a screened Florida room that runs the length of the house provides additional space. Needs work to pass a 4 point inspection for insurance, cash or rehab loans only. Solar system is inoperable.

Key facts

• Quiet street
• Corner lot
• 9,583 sq ft lot

Tags

• CORNER LOT
• QUIET STREET
• SCREENED FLORIDA ROOM

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; 150 Amp electrical service; Electricity connected; Water available; Sewer connected
• Home design: Single-family residence; One story; Faces south; Listed as fixer condition
• Construction: Shingle roof; Block foundation; Built with standard residential construction
• Exterior features: Screened rear porch; Corner lot; Asphalt city street frontage; Publicly maintained road

Interior

• Kitchen: Electric range
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fan(s)
• Interior features: Ceiling fans
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% 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; 25 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).
• This rent runs 34% 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 $4k 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 137 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $150k implies a 186% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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: 1.07% ✓
• Cap rate: 7.67%
• Cash-on-cash: 4.91%
• DSCR: 1.22
• GRM: 7.8

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: -11.0%
• Equity multiple: 0.61×
• Total profit: $-16,422
• Equity at exit: $22,351

10-year hold

• IRR: -4.9%
• Equity multiple: 0.71×
• Total profit: $-12,332
• Equity at exit: $12,961

Cash invested: $41,972 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,597 high
• Mortgage (P&I): −$786
• Tax from tax record: −$241 /mo · $2,890/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $172

Break-even live

Break-even rent $1,379

Max offer price $149,900

Occupancy floor 84%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1540 Espanola Ave Unit 9 Daytona Beach, FL	1.0	1.0	600	$900	$1.50	23d	1	0.40mi
946 15th St Daytona Beach, FL	2.0	2.0	1010	$1,500	$1.49	23d	1	0.47mi
1563 Hancock Ln Daytona Beach, FL	2.0	2.0	912	$1,475	$1.62	11d	1	0.52mi
638 LPGA Blvd Unit B Daytona Beach, FL	3.0	2.0	1111	$2,490	$2.24	23d	1	0.56mi
1355 Hiawatha Ave Daytona Beach, FL	2.0	1.0	780	$1,675	$2.15	14d	1	0.61mi
900 LPGA Blvd Daytona Beach, FL	1.0–2.0	1.0–2.0	885	$1,495	$1.69	14d	14	0.65mi
1521 Moravia Ave Daytona Beach, FL	2.0	2.0	700	$2,000	$2.86	19d	1	0.72mi
1559 Hammock Dr Unit B Holly Hill, FL	2.0	1.5	1100	$1,375	$1.25	14d	1	0.75mi
1707 Evergreen St Ormond Beach, FL	2.0	1.0	868	$1,750	$2.02	23d	1	0.94mi
840 Center Ave Apt 75 Holly Hill, FL	2.0	1.0	900	$1,250	$1.39	23d	1	0.96mi
851 State Ave Daytona Beach, FL	2.0	1.0	682	$1,495	$2.19	23d	1	0.98mi
660 8th St Daytona Beach, FL	2.0	1.0	900	$1,375	$1.53	23d	1	1.01mi
921 Daytona Ave Unit A Daytona Beach, FL	2.0	1.0	1100	$1,775	$1.61	23d	1	1.03mi
820 State Ave Unit 2 Daytona Beach, FL	2.0	1.0	690	$1,250	$1.81	23d	1	1.05mi
820 State Ave Apt 1 Daytona Beach, FL	2.0	2.0	841	$1,470	$1.75	23d	1	1.05mi
820 State Ave Unit 3 Daytona Beach, FL	2.0	1.0	841	$1,370	$1.63	23d	1	1.05mi
1615 Derbyshire Rd Daytona Beach, FL	3.0	1.5	1000	$1,950	$1.95	14d	1	1.22mi
2711 N Halifax Ave Daytona Beach, FL	1.0–2.0	1.0	785	$1,675	$2.13	23d	2	1.35mi
2711 N Halifax Ave Daytona Beach, FL	1.0–2.0	1.0	785	$1,675	$2.13	14d	3	1.35mi
3009 N Halifax Ave #2 Daytona Beach, FL	1.0	1.0	612	$1,250	$2.04	23d	1	1.38mi
3009 N Halifax Ave #1 Daytona Beach, FL	2.0	1.5	816	$1,650	$2.02	23d	1	1.38mi
410 Sauls St Ormond Beach, FL	3.0	1.0	990	$1,500	$1.52	23d	1	1.39mi
430 Dorothy Ave Daytona Beach, FL	3.0	1.0	1103	$1,700	$1.54	14d	1	1.42mi
100 Windflower LN Daytona Beach, FL	1.0–3.0	1.0–2.0	1021	$2,014	$1.97	11d	63	1.48mi
101 Claysburg LN Holly Hill, FL	1.0–3.0	1.0–2.0	1163	$2,322	$2.00	14d	25	1.48mi

Listing history 31 events

1. 2026-06-18
   days on market $149,900 Active 137 DOM
2. 2026-06-17
   remarks 448-char remark
3. 2026-06-17
   price $149,900 Active 136 DOM
4. 2026-06-17
   days on market $154,900 Active 136 DOM
5. 2026-06-16
   days on market $154,900 Active 135 DOM
6. 2026-06-15
   days on market $154,900 Active 134 DOM
7. 2026-06-14
   days on market $154,900 Active 132 DOM
8. 2026-06-10
   days on market $154,900 Active 129 DOM
9. 2026-06-09
   days on market $154,900 Active 128 DOM
10. 2026-06-08
    days on market $154,900 Active 127 DOM
11. 2026-06-07
    days on market $154,900 Active 126 DOM
12. 2026-06-05
    days on market $154,900 Active 123 DOM
13. 2026-06-03
    days on market $154,900 Active 122 DOM
14. 2026-06-03
    days on market $154,900 Active 121 DOM
15. 2026-06-01
    days on market $154,900 Active 120 DOM
16. 2026-05-31
    days on market $154,900 Active 119 DOM
17. 2026-05-31
    days on market $154,900 Active 118 DOM
18. 2026-05-19
    status Active
19. 2026-05-08
    historical Active Under Contract
20. 2026-04-10
    price $154,900
21. 2026-03-25
    status Active
22. 2026-03-11
    historical Active Under Contract
23. 2026-03-05
    price $159,900
24. 2026-02-01
    listed $169,900 Active
25. 2026-01-15
    listed $5,000 Active
26. 2019-10-30
    historical
27. 2019-10-08
    listed $175,000 Active
28. 1996-11-03
    soldstatus $52,500
29. 1988-11-01
    soldstatus $55,000
30. 1986-12-01
    soldstatus $49,000
31. 1981-12-01
    soldstatus $39,000

ⓘ 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: $2,890 · $241/mo
• Projected year-2 tax: $2,890 · $241/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) · 51% 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,158
• − Mortgage interest: −$8,397
• − Property taxes: −$2,890
• − Insurance: −$750
• − Repairs & maintenance: −$1,533
• − Management: −$1,533
• − Depreciation: −$4,361
• Taxable loss: −$304
• Est. tax savings @ 24.0%: +$73
• After-tax cash flow: $2,135/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

+297.2% since first listed

14 events — show timeline

• 2026-05-19 Relisted — Daytona MLS
• 2026-05-08 Contingent — Daytona MLS
• 2026-04-10 Price Changed $154,900 Daytona MLS
• 2026-03-25 Relisted — Daytona MLS
• 2026-03-11 Contingent — Daytona MLS
• 2026-03-05 Price Changed $159,900 Daytona MLS
• 2026-02-01 Listed $169,900 Daytona MLS
• 2026-01-15 Listed $5,000 NFMLS
• 2019-10-30 Listing Removed — Daytona MLS
• 2019-10-08 Listed $175,000 Daytona MLS
• 1996-11-03 Sold (Public Records) $52,500 Public Records
• 1988-11-01 Sold (Public Records) $55,000 Public Records
• 1986-12-01 Sold (Public Records) $49,000 Public Records
• 1981-12-01 Sold (Public Records) $39,000 Public Records

Property tax history

+30.8%/yr

Latest (2025): $2,890 · -7.0% YoY. Source: county tax records.