1000 Walker St #160 · Holly Hill, FL 32117

$50,000

3 bd · 2.0 ba · 1,838 sqft · Manufactured · 205 Days on market

Built 1978 Good condition $706/mo HOA · 32% of rent ↓ 33% 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.9/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Holly Forest Estates, a vibrant 55+ land-lease community offering resort-style amenities just minutes from the Florida east coast. One of the nicest homes available in this 55+ community, this spacious 3-bedroom, 2-bath residence features a bright, open layout with a generous living room, separate dining area, and a versatile bonus room—perfect for a den, office, hobby space, or additional sitting room. The updated kitchen offers rich cabinetry, ample counter space, and an open flow ideal for everyday living or entertaining. The primary bedroom features its own walk-in closet, offering excellent storage and convenience. Large windows fill the home with natural light, while the neutral finishes and thoughtful layout make it easy to move right in and add your personal touch. Durable metal siding and a metal roof provide peace of mind and low-maintenance living. A covered carport and charming front awning offer shade and convenient parking. Residents enjoy an incredible list of amenities, including a heated swimming pool, recreation hall, library, computer center with free WiFi, sundeck, pavilion, bingo, horseshoes, darts, shuffleboard, laundry facilities, meeting rooms, crafting areas, planned activities, and pet-friendly walking spaces. Whether you prefer relaxing by the pond or joining the active social calendar, there’s something for everyone in this welcoming community. Conveniently located near beaches, Tanger Outlets, new development with medical facilities, shopping and dining—this home offers affordable coastal living in one of Holly Hill’s most desirable 55+ neighborhoods. Call Hollie Gondera for more details on incentives.

Key facts

• Metal roof
• Walk-in closet
• Metal siding

Tags

• RESORT-STYLE AMENITIES
• UPDATED KITCHEN
• WALK-IN CLOSET
• METAL SIDING
• METAL ROOF
• COVERED CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $50k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $671 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $44k (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; 15 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).
• At $2,181/mo this rent would consume 46% 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 $346 of loan paydown is wiped out by about $2k 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 205 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.

Recommended offer $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 205 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 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 4.36% ✓
• Cap rate: 22.40%
• Cash-on-cash: 57.54%
• DSCR: 3.56
• GRM: 1.9

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: 52.6%
• Equity multiple: 3.20×
• Total profit: $30,835
• Equity at exit: $7,455

10-year hold

• IRR: 56.6%
• Equity multiple: 5.78×
• Total profit: $66,917
• Equity at exit: $4,323

Cash invested: $14,000 (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: 1.9×

Monthly cashflow live

• Estimated rent: $2,181 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$706
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $671

Break-even live

Break-even rent $1,331

Max offer price $50,000

Occupancy floor 64%

Sensitivity live

Price	-10% $706	-5% $689	+0% $671	+5% $654	+10% $637
Rent	-10% $499	-5% $585	+0% $671	+5% $757	+10% $844
Rate	-1.0pp $696	-0.5pp $684	base $671	+0.5pp $658	+1.0pp $645

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1575 Megan Bay Cir Daytona Beach, FL	3.0	2.0	1232	$1,800	$1.46	24d	1	0.33mi
1014 Indian Oaks E Daytona Beach, FL	3.0	2.0	1500	$2,650	$1.77	24d	1	0.57mi
1235 Alcazar St Daytona Beach, FL	3.0	2.0	1498	$2,100	$1.40	24d	1	0.81mi
1224 10th St Daytona Beach, FL	3.0	1.0	1284	$1,550	$1.21	15d	1	0.89mi
101 Claysburg LN Holly Hill, FL	1.0–3.0	1.0–2.0	1163	$2,800	$2.41	15d	25	0.98mi
100 Windflower LN Daytona Beach, FL	1.0–3.0	1.0–2.0	1021	$2,516	$2.46	12d	63	0.98mi
1420 Alabama Ave Daytona Beach, FL	4.0	2.0	1367	$1,824	$1.33	20d	1	1.05mi
108 San Mardeen Ct Daytona Beach, FL	3.0	2.0	1500	$2,650	$1.77	24d	1	1.15mi
1262 Essex Rd Daytona Beach, FL	3.0	2.0	1500	$1,900	$1.27	24d	1	1.22mi
520 Zinfandel Dr Unit 1 Daytona Beach, FL	3.0	2.5	1463	$2,500	$1.71	24d	1	1.26mi
559 Cameo Dr Ormond Beach, FL	3.0	2.5	1668	$2,310	$1.38	24d	1	1.38mi
1600 Lpga Blvd Daytona Beach, FL	1.0–3.0	1.0–2.0	1045	$2,622	$2.51	12d	21	1.42mi
1953 Nelson Ave Ormond Beach, FL	4.0	1.5	1600	$2,000	$1.25	24d	1	1.45mi
402 Fleming Ave Ormond Beach, FL	3.0	2.0	1495	$2,560	$1.71	22d	1	1.46mi
331 Clifton Ave Daytona Beach, FL	3.0	2.0	1355	$2,050	$1.51	24d	1	1.47mi

HOA detail

• Monthly dues: $706 · $8,472/yr
• Likely covers: internetpool

Listing history 17 events

1. 2026-06-18
   days on market $50,000 Active 205 DOM
2. 2026-06-17
   days on market $50,000 Active 204 DOM
3. 2026-06-16
   days on market $50,000 Active 203 DOM
4. 2026-06-15
   days on market $50,000 Active 202 DOM
5. 2026-06-14
   days on market $50,000 Active 200 DOM
6. 2026-06-10
   days on market $50,000 Active 197 DOM
7. 2026-06-09
   days on market $50,000 Active 196 DOM
8. 2026-06-08
   days on market $50,000 Active 195 DOM
9. 2026-06-07
   days on market $50,000 Active 194 DOM
10. 2026-06-05
    days on market $50,000 Active 191 DOM
11. 2026-06-03
    days on market $50,000 Active 190 DOM
12. 2026-06-03
    days on market $50,000 Active 189 DOM
13. 2026-06-01
    days on market $50,000 Active 188 DOM
14. 2026-05-31
    days on market $50,000 Active 187 DOM
15. 2026-05-31
    days on market $50,000 Active 186 DOM
16. 2026-03-10
    price $50,000 1693-char remark

    Show marketing remark (1693 chars)

    Welcome to Holly Forest Estates, a vibrant 55+ land-lease community offering resort-style amenities just minutes from the Florida east coast. One of the nicest homes available in this 55+ community, this spacious 3-bedroom, 2-bath residence features a bright, open layout with a generous living room, separate dining area, and a versatile bonus room—perfect for a den, office, hobby space, or additional sitting room. The updated kitchen offers rich cabinetry, ample counter space, and an open flow ideal for everyday living or entertaining. The primary bedroom features its own walk-in closet, offering excellent storage and convenience. Large windows fill the home with natural light, while the neutral finishes and thoughtful layout make it easy to move right in and add your personal touch. Durable metal siding and a metal roof provide peace of mind and low-maintenance living. A covered carport and charming front awning offer shade and convenient parking. Residents enjoy an incredible list of amenities, including a heated swimming pool, recreation hall, library, computer center with free WiFi, sundeck, pavilion, bingo, horseshoes, darts, shuffleboard, laundry facilities, meeting rooms, crafting areas, planned activities, and pet-friendly walking spaces. Whether you prefer relaxing by the pond or joining the active social calendar, there’s something for everyone in this welcoming community. Conveniently located near beaches, Tanger Outlets, new development with medical facilities, shopping and dining—this home offers affordable coastal living in one of Holly Hill’s most desirable 55+ neighborhoods. Call Hollie Gondera for more details on incentives.

17. 2025-11-25
    listed $75,000 Active 1693-char remark

    Show marketing remark (1693 chars)

    Welcome to Holly Forest Estates, a vibrant 55+ land-lease community offering resort-style amenities just minutes from the Florida east coast. One of the nicest homes available in this 55+ community, this spacious 3-bedroom, 2-bath residence features a bright, open layout with a generous living room, separate dining area, and a versatile bonus room—perfect for a den, office, hobby space, or additional sitting room. The updated kitchen offers rich cabinetry, ample counter space, and an open flow ideal for everyday living or entertaining. The primary bedroom features its own walk-in closet, offering excellent storage and convenience. Large windows fill the home with natural light, while the neutral finishes and thoughtful layout make it easy to move right in and add your personal touch. Durable metal siding and a metal roof provide peace of mind and low-maintenance living. A covered carport and charming front awning offer shade and convenient parking. Residents enjoy an incredible list of amenities, including a heated swimming pool, recreation hall, library, computer center with free WiFi, sundeck, pavilion, bingo, horseshoes, darts, shuffleboard, laundry facilities, meeting rooms, crafting areas, planned activities, and pet-friendly walking spaces. Whether you prefer relaxing by the pond or joining the active social calendar, there’s something for everyone in this welcoming community. Conveniently located near beaches, Tanger Outlets, new development with medical facilities, shopping and dining—this home offers affordable coastal living in one of Holly Hill’s most desirable 55+ neighborhoods. Call Hollie Gondera for more details on incentives.

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

Taxation est. · year 1

• Rental income: $26,169
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$2,094
• − Management: −$2,094
• − HOA: −$8,472
• − Depreciation: −$1,455
• Taxable income: $8,255
• Est. tax owed @ 24.0%: −$1,981
• After-tax cash flow: $6,074/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This 3-bedroom, 2-bath home in Holly Forest Estates is in good condition with a good ROI for both resale and rental due to its updated kitchen, spacious layout, and resort-style amenities.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Rental replace ceiling fan — improves energy efficiency and comfort

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Rental replace ceiling fan — improves energy efficiency and comfort ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-33.3% since first listed

2 events — show timeline

• 2026-03-10 Price Changed $50,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-25 Listed $75,000 Stellar MLS as Distributed by MLS Grid