840 Center Ave #88 · Holly Hill, FL 32117

$119,000

2 bd · 2.0 ba · 952 sqft · Condo · 48 Days on market

Built 1983 $350/mo HOA · 25% of rent

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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 +10.6/30.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• DSCR +3.1/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bright and Airy 2/2 Condo in Well Maintained and Managed Holly Square Condominiums. Snowbird Owners have kept impeccable care of Unit. Clean as a whistle and ready for Starting out, Students or Snowbirds. Enjoy the Huge Pool, Clubhouse, Tennis and more. Entire Complex has new roofs and looks great. Pets under 20 Lb. are ok. Shows Well, Won't last.

Key facts

• $350 HOA
• Community pool
• Built 1983

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $119k.

Deal economics

• At list price, monthly cash flow is $-59 ($-710/yr) — negative.
• To cash-flow at today's rent, offer at most $110k (7.2% below list).
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $110k (7.2% below list) — sets the bar for cash-flow.

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); 332 active listings in the ZIP; 40 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 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 48 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y ago; this cycle's ask is 8400% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $66k; list at $119k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: moderate 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 $110,439 (7.2% 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 48 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.18% ✓
• Cap rate: 5.70%
• Cash-on-cash: -2.13%
• DSCR: 0.91
• GRM: 7.0

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: -22.9%
• Equity multiple: 0.23×
• Total profit: $-25,581
• Equity at exit: $17,743

10-year hold

• IRR: -26.5%
• Equity multiple: -0.11×
• Total profit: $-37,076
• Equity at exit: $10,289

Cash invested: $33,320 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,409 high
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$350
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $-59

Break-even live

Break-even rent $1,484

Max offer price $110,439

Occupancy floor 99%

Sensitivity live

Price	-10% $23	-5% $-18	+0% $-59	+5% $-100	+10% $-141
Rent	-10% $-170	-5% $-115	+0% $-59	+5% $-4	+10% $52
Rate	-1.0pp $1	-0.5pp $-29	base $-59	+0.5pp $-90	+1.0pp $-121

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
840 Center Ave Apt 75 Holly Hill, FL	2.0	1.0	900	$1,250	$1.39	24d	1	0.04mi
660 8th St Daytona Beach, FL	2.0	1.0	900	$1,375	$1.53	24d	1	0.05mi
638 LPGA Blvd Unit B Daytona Beach, FL	3.0	2.0	1111	$2,490	$2.24	24d	1	0.46mi
430 Dorothy Ave Daytona Beach, FL	3.0	1.0	1103	$1,700	$1.54	15d	1	0.50mi
820 State Ave Apt 1 Daytona Beach, FL	2.0	2.0	841	$1,470	$1.75	24d	1	0.54mi
820 State Ave Unit 2 Daytona Beach, FL	2.0	1.0	690	$1,250	$1.81	24d	1	0.54mi
820 State Ave Unit 3 Daytona Beach, FL	2.0	1.0	841	$1,370	$1.63	24d	1	0.54mi
851 State Ave Daytona Beach, FL	2.0	1.0	682	$1,495	$2.19	24d	1	0.57mi
1229 Kennedy Rd Daytona Beach, FL	2.0	1.0	800	$950	$1.19	15d	1	0.65mi
1229 Kennedy Rd #43 Daytona Beach, FL	1.0	1.0	625	$900	$1.44	24d	1	0.65mi
1225 Kennedy Rd Daytona Beach, FL	2.0	1.0	800	$825	$1.03	12d	1	0.67mi
1221 Kennedy Rd Unit 48 Daytona Beach, FL	1.0	1.0	800	$775	$0.97	15d	1	0.67mi
900 LPGA Blvd Daytona Beach, FL	1.0–2.0	1.0–2.0	885	$1,495	$1.69	15d	14	0.67mi
1221 Kennedy Rd Unit 43 Daytona Beach, FL	1.0	1.0	625	$775	$1.24	12d	1	0.67mi
1217 Kennedy Rd Unit 44 Daytona Beach, FL	1.0	1.0	800	$775	$0.97	12d	1	0.68mi
1217 Kennedy Rd Unit 56 Daytona Beach, FL	2.0	1.0	800	$1,000	$1.25	24d	1	0.68mi
1216 Kennedy Rd Unit 4 Daytona Beach, FL	2.0	1.0	900	$975	$1.08	15d	1	0.70mi
1216 Kennedy Rd Unit 10 Daytona Beach, FL	2.0	1.0	900	$975	$1.08	24d	1	0.70mi
100 Navigator DR Daytona Beach, FL	1.0–3.0	1.0–2.0	1029	$1,458	$1.42	12d	25	0.75mi
921 Daytona Ave Unit A Daytona Beach, FL	2.0	1.0	1100	$1,775	$1.61	24d	1	0.80mi
464 Brentwood Dr Daytona Beach, FL	1.0–2.0	1.0	850	$1,365	$1.61	12d	8	0.86mi
155 5th St Unit B Daytona Beach, FL	1.0	1.0	798	$1,200	$1.50	24d	1	0.92mi
1290 9th St #106 Daytona Beach, FL	1.0	1.0	608	$1,195	$1.97	15d	1	0.98mi
1290 9th St Daytona Beach, FL	1.0	1.0	608	$1,060	$1.74	24d	3	0.99mi
875 Derbyshire Rd Daytona Beach, FL	3.0	1.0–2.0	835	$1,141	$1.37	12d	11	1.03mi
119 Thomasson Ave Daytona Beach, FL	2.0	1.0	851	$1,199	$1.41	12d	2	1.04mi
946 15th St Daytona Beach, FL	2.0	2.0	1010	$1,500	$1.49	24d	1	1.05mi
1563 Hancock Ln Daytona Beach, FL	2.0	2.0	912	$1,475	$1.62	12d	1	1.12mi
1559 Hammock Dr Unit B Holly Hill, FL	2.0	1.5	1100	$1,375	$1.25	15d	1	1.13mi
1355 Hiawatha Ave Daytona Beach, FL	2.0	1.0	780	$1,675	$2.15	15d	1	1.15mi
171 Daytona Ave Daytona Beach, FL	2.0	2.0	835	$1,650	$1.98	24d	1	1.16mi
100 Windflower LN Daytona Beach, FL	1.0–3.0	1.0–2.0	1021	$2,014	$1.97	12d	63	1.22mi
101 Claysburg LN Holly Hill, FL	1.0–3.0	1.0–2.0	1163	$2,322	$2.00	15d	25	1.22mi
1540 Espanola Ave Unit 9 Daytona Beach, FL	1.0	1.0	600	$900	$1.50	24d	1	1.27mi
922 Lewis Dr Daytona Beach, FL	3.0	1.0	1034	$1,750	$1.69	24d	1	1.35mi
1521 Moravia Ave Daytona Beach, FL	2.0	2.0	700	$2,000	$2.86	20d	1	1.35mi
625 Holmes Ave Daytona Beach, FL	2.0	1.0	768	$995	$1.30	22d	1	1.35mi
601 Vera St Unit 601 Daytona Beach, FL	2.0	1.0	1113	$1,700	$1.53	24d	1	1.37mi
138 Kingston Ave Daytona Beach, FL	3.0	2.0	996	$1,900	$1.91	24d	1	1.41mi
550 Ruth St Daytona Beach, FL	3.0	2.0	1114	$1,995	$1.79	12d	1	1.42mi

HOA detail condo

• Monthly dues: $350 · $4,200/yr
• Likely covers: cablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $119,000 Active 48 DOM
2. 2026-06-17
   days on market $119,000 Active 47 DOM
3. 2026-06-16
   days on market $119,000 Active 46 DOM
4. 2026-06-15
   days on market $119,000 Active 45 DOM
5. 2026-06-14
   days on market $119,000 Active 43 DOM
6. 2026-06-10
   days on market $119,000 Active 40 DOM
7. 2026-06-09
   days on market $119,000 Active 39 DOM
8. 2026-06-08
   days on market $119,000 Active 38 DOM
9. 2026-06-07
   days on market $119,000 Active 37 DOM
10. 2026-06-05
    days on market $119,000 Active 34 DOM
11. 2026-06-03
    days on market $119,000 Active 33 DOM
12. 2026-06-03
    days on market $119,000 Active 32 DOM
13. 2026-06-01
    pricedays on market $119,000 Active 31 DOM
14. 2026-05-31
    days on market $124,999 Active 30 DOM
15. 2026-05-31
    days on market $124,999 Active 29 DOM
16. 2026-05-01
    listed $124,999 Active 993-char remark
17. 2026-04-09
    historical
18. 2026-03-11
    price $124,900
19. 2025-11-12
    price $129,500
20. 2025-10-10
    listed $134,500 Active
21. 2018-03-16
    soldstatus $66,000 Closed

    Show marketing remark (349 chars)

    Bright and Airy 2/2 Condo in Well Maintained and Managed Holly Square Condominiums. Snowbird Owners have kept impeccable care of Unit. Clean as a whistle and ready for Starting out, Students or Snowbirds. Enjoy the Huge Pool, Clubhouse, Tennis and more. Entire Complex has new roofs and looks great. Pets under 20 Lb. are ok. Shows Well, Won't last.

22. 2018-01-31
    historical Contingent

    Show marketing remark (349 chars)

    Bright and Airy 2/2 Condo in Well Maintained and Managed Holly Square Condominiums. Snowbird Owners have kept impeccable care of Unit. Clean as a whistle and ready for Starting out, Students or Snowbirds. Enjoy the Huge Pool, Clubhouse, Tennis and more. Entire Complex has new roofs and looks great. Pets under 20 Lb. are ok. Shows Well, Won't last.

23. 2018-01-03
    listed $68,900 Active

    Show marketing remark (349 chars)

    Bright and Airy 2/2 Condo in Well Maintained and Managed Holly Square Condominiums. Snowbird Owners have kept impeccable care of Unit. Clean as a whistle and ready for Starting out, Students or Snowbirds. Enjoy the Huge Pool, Clubhouse, Tennis and more. Entire Complex has new roofs and looks great. Pets under 20 Lb. are ok. Shows Well, Won't last.

24. 2000-02-29
    soldstatus $34,100
25. 1999-10-26
    listed $36,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 26% 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: $16,910
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − HOA: −$4,200
• − Depreciation: −$3,462
• Taxable loss: −$2,504
• Est. tax savings @ 24.0%: +$601
• After-tax cash flow: $-109/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

+222.5% since first listed

12 events — show timeline

• 2026-06-01 Price Changed $119,000 Daytona MLS
• 2026-05-28 Listed for Rent $1,400 DMLS
• 2026-05-01 Listed $124,999 Daytona MLS
• 2026-04-09 Listing Removed — Daytona MLS
• 2026-03-11 Price Changed $124,900 Daytona MLS
• 2025-11-12 Price Changed $129,500 Daytona MLS
• 2025-10-10 Listed $134,500 Daytona MLS
• 2018-03-16 Sold (MLS) $66,000 Daytona MLS
• 2018-01-31 Contingent — Daytona MLS
• 2018-01-03 Listed $68,900 Daytona MLS
• 2000-02-29 Sold (MLS) $34,100 Daytona MLS
• 1999-10-26 Listed $36,900 Daytona MLS