215 2nd St · Holly Hill, FL 32117

$290,000

3 bd · 1.5 ba · 1,771 sqft · SingleFamily public records · 166 Days on market

Built 1925 0.35 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 +19.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +4.6/10.0
• 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

Lots of S P A C E here . .. inside & out! 3 bedrooms and bonus room could be used as a 4th! Formal living has brick fireplace, dining room has built-in corner cabinet, 19' eat-in kitchen has bathroom/laundry room. Whirlpool stainless refrigerator, GE self-cleaning stove. This 1925 built home has lots of charm! 22' Front porch! Master bedroom has 2 closets, 2nd bedroom has 3 closets. Upstairs bath has updated tub & sink. 6.5'' baseboards, lots of 5 paneled wood doors! Bright & open with lots of windows! Huge corner lot, storage shed. Cellar. One block to river near the MG condo, just 5 minutes to the beach & sparkling Atlantic Ocean! Lot is 140x115, room for pool! Carport. Lots of potential here!

Key facts

• Huge front porch
• Triple corner lot
• 0.35 acre lot

Tags

• TRIPLE CORNER LOT
• HUGE FRONT PORCH
• ORIGINAL HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/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 $279k (3.7% below list).
• Recommended offer: $255k (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: 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); Campbell Middle School (math 28% / reading 30%, grade F, #479 of 571 statewide, top 84%, 855 students, 80% FRL); Seabreeze High School (math 31% / reading 56%, grade F, #248 of 667 statewide, top 38%, 1,654 students, 41% FRL) — zoned schools average 66% FRL vs 51% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 46% district-wide (-12 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); 332 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).
• At $2,794/mo this rent would consume 59% 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 $9k 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 166 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $60k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $250k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $255,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 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 1925 — 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: 0.96% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.77%
• DSCR: 1.21
• GRM: 8.6

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: $-31,971
• Equity at exit: $43,240

10-year hold

• IRR: -4.7%
• Equity multiple: 0.71×
• Total profit: $-23,148
• Equity at exit: $25,074

Cash invested: $81,200 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,794 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$243 /mo · $2,918/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $322

Break-even live

Break-even rent $2,386

Max offer price $290,000

Occupancy floor 83%

Sensitivity live

Price	-10% $487	-5% $405	+0% $322	+5% $240	+10% $158
Rent	-10% $102	-5% $212	+0% $322	+5% $433	+10% $543
Rate	-1.0pp $469	-0.5pp $396	base $322	+0.5pp $247	+1.0pp $171

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
241 Riverside Dr #2610 Daytona Beach, FL	3.0	3.0	1922	$3,295	$1.71	22d	1	0.22mi
241 Riverside Dr #1006 Daytona Beach, FL	2.0	2.0	1660	$2,600	$1.57	24d	1	0.22mi
241 Riverside Dr #904 Daytona Beach, FL	2.0	2.0	1557	$2,700	$1.73	24d	1	0.22mi
241 Riverside Dr #808 Daytona Beach, FL	2.0	2.0	1537	$2,650	$1.72	24d	1	0.22mi
241 Riverside Dr #1710 Daytona Beach, FL	3.0	3.0	1922	$3,000	$1.56	24d	1	0.22mi
241 Riverside Dr #2204 Daytona Beach, FL	2.0	2.0	1689	$3,000	$1.78	24d	1	0.22mi
241 Riverside Dr #208 Daytona Beach, FL	2.0	2.0	1689	$2,800	$1.66	24d	1	0.22mi
241 Riverside Dr #410 Daytona Beach, FL	3.0	3.0	1922	$4,500	$2.34	24d	1	0.22mi
231 Riverside Dr #1208 Holly Hill, FL	2.0	2.0	1660	$2,200	$1.33	24d	1	0.27mi
231 Riverside Dr #1210 Holly Hill, FL	3.0	3.0	2079	$4,200	$2.02	24d	1	0.27mi
231 Riverside Dr Unit 1509-1 Daytona Beach, FL	3.0	3.0	1922	$3,300	$1.72	19d	1	0.27mi
231 Riverside Dr Unit 5th Fl Holly Hill, FL	2.0	2.0	1539	$2,800	$1.82	12d	1	0.27mi
231 Riverside Dr Unit 503 Holly Hill, FL	2.0	2.0	1721	$2,800	$1.63	24d	1	0.27mi
241 Riverside Dr Unit 1546408P Holly Hill, FL	3.0	3.0	1915	$4,994	$2.61	15d	1	0.28mi
100 Navigator DR Daytona Beach, FL	1.0–3.0	1.0–2.0	1029	$1,808	$1.76	12d	25	0.36mi
331 Clifton Ave Daytona Beach, FL	3.0	2.0	1355	$2,050	$1.51	24d	1	0.61mi
595 Brentwood Dr Daytona Beach, FL	3.0	2.0	1869	$2,100	$1.12	15d	1	0.65mi
218 Center St Daytona Beach, FL	3.0	2.0	1234	$2,190	$1.77	22d	1	0.70mi
502 Rio Vista Ave Daytona Beach, FL	4.0	3.0	2031	$2,195	$1.08	24d	1	0.77mi
625 N Halifax Ave Daytona Beach, FL	2.0	1.5–2.0	1153	$1,488	$1.29	19d	2	0.80mi
628 N Halifax Ave Daytona Beach, FL	4.0	3.0	2480	$2,250	$0.91	15d	1	0.83mi
520 Zinfandel Dr Unit 1 Daytona Beach, FL	3.0	2.5	1463	$2,500	$1.71	24d	1	0.92mi
422 N Lincoln St Daytona Beach, FL	3.0	2.0	1354	$2,150	$1.59	24d	1	1.04mi
122 S Peninsula Dr Daytona Beach, FL	4.0	2.0	1900	$1,695	$0.89	22d	1	1.27mi
30 S Grandview Ave #3 Daytona Beach, FL	2.0	1.5	1400	$1,350	$0.96	24d	1	1.36mi
1014 Indian Oaks E Daytona Beach, FL	3.0	2.0	1500	$2,650	$1.77	24d	1	1.37mi
217 Zelda Blvd Daytona Beach, FL	4.0	2.0	2196	$2,500	$1.14	15d	1	1.38mi
1216 N Atlantic Ave Daytona Beach, FL	1.0–3.0	1.0–2.0	1112	$4,400	$3.96	19d	99	1.43mi
1216 N Atlantic Ave Daytona Beach, FL	1.0–2.0	1.0–2.0	973	$3,159	$3.25	12d	10	1.43mi

Listing history 20 events

1. 2026-06-18
   days on market $290,000 Active 166 DOM
2. 2026-06-17
   days on market $290,000 Active 165 DOM
3. 2026-06-16
   days on market $290,000 Active 164 DOM
4. 2026-06-15
   price $290,000 Active 163 DOM
5. 2026-06-15
   days on market $299,990 Active 163 DOM
6. 2026-06-14
   days on market $299,990 Active 161 DOM
7. 2026-06-10
   days on market $299,990 Active 158 DOM
8. 2026-06-09
   days on market $299,990 Active 157 DOM
9. 2026-06-08
   days on market $299,990 Active 156 DOM
10. 2026-06-07
    days on market $299,990 Active 155 DOM
11. 2026-06-05
    status $299,990 Active 152 DOM
12. 2026-04-25
    status Pending
13. 2026-03-23
    price $299,990
14. 2026-02-26
    price $320,000
15. 2026-02-05
    price $339,000
16. 2025-11-20
    listed $350,000 Active
17. 2022-05-26
    soldstatus $250,000
18. 2022-05-20
    soldstatus $250,000 Closed 729-char remark

    Show marketing remark (729 chars)

    Lots of S P A C E here . .. inside & out! 3 bedrooms and bonus room could be used as a 4th! Formal living has brick fireplace, dining room has built-in corner cabinet, 19' eat-in kitchen has bathroom/laundry room. Whirlpool stainless refrigerator, GE self-cleaning stove. This 1925 built home has lots of charm! 22' Front porch! Master bedroom has 2 closets, 2nd bedroom has 3 closets. Upstairs bath has updated tub & sink. 6.5'' baseboards, lots of 5 paneled wood doors! Bright & open with lots of windows! Huge corner lot, storage shed. Cellar. One block to river near the MG condo, just 5 minutes to the beach & sparkling Atlantic Ocean! Lot is 140x115, room for pool! Carport. Lots of potential here!

19. 2022-04-09
    status Pending 729-char remark

    Show marketing remark (729 chars)

    Lots of S P A C E here . .. inside & out! 3 bedrooms and bonus room could be used as a 4th! Formal living has brick fireplace, dining room has built-in corner cabinet, 19' eat-in kitchen has bathroom/laundry room. Whirlpool stainless refrigerator, GE self-cleaning stove. This 1925 built home has lots of charm! 22' Front porch! Master bedroom has 2 closets, 2nd bedroom has 3 closets. Upstairs bath has updated tub & sink. 6.5'' baseboards, lots of 5 paneled wood doors! Bright & open with lots of windows! Huge corner lot, storage shed. Cellar. One block to river near the MG condo, just 5 minutes to the beach & sparkling Atlantic Ocean! Lot is 140x115, room for pool! Carport. Lots of potential here!

20. 2022-04-04
    listed $239,900 Active 729-char remark

    Show marketing remark (729 chars)

    Lots of S P A C E here . .. inside & out! 3 bedrooms and bonus room could be used as a 4th! Formal living has brick fireplace, dining room has built-in corner cabinet, 19' eat-in kitchen has bathroom/laundry room. Whirlpool stainless refrigerator, GE self-cleaning stove. This 1925 built home has lots of charm! 22' Front porch! Master bedroom has 2 closets, 2nd bedroom has 3 closets. Upstairs bath has updated tub & sink. 6.5'' baseboards, lots of 5 paneled wood doors! Bright & open with lots of windows! Huge corner lot, storage shed. Cellar. One block to river near the MG condo, just 5 minutes to the beach & sparkling Atlantic Ocean! Lot is 140x115, room for pool! Carport. Lots of potential here!

ⓘ 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: $2,918 · $243/mo
• Projected year-2 tax: $2,918 · $243/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 (unshaded) · 70% 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: $33,528
• − Mortgage interest: −$16,245
• − Property taxes: −$2,918
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,682
• − Management: −$2,682
• − Depreciation: −$8,436
• Taxable loss: −$885
• Est. tax savings @ 24.0%: +$212
• After-tax cash flow: $4,082/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

+25.0% since first listed

9 events — show timeline

• 2026-04-25 Pending — Daytona MLS
• 2026-03-23 Price Changed $299,990 Daytona MLS
• 2026-02-26 Price Changed $320,000 Daytona MLS
• 2026-02-05 Price Changed $339,000 Daytona MLS
• 2025-11-20 Listed $350,000 Daytona MLS
• 2022-05-26 Sold (Public Records) $250,000 Public Records
• 2022-05-20 Sold (MLS) $250,000 Daytona MLS
• 2022-04-09 Pending — Daytona MLS
• 2022-04-04 Listed $239,900 Daytona MLS

Property tax history

+12.4%/yr

Latest (2025): $2,918 · +2.9% YoY. Source: county tax records.