1575 Carmen Ave · Holly Hill, FL 32117

$194,900

4 bd · 2.0 ba · 1,848 sqft · SingleFamily public records · 100 Days on market

Built 1958 7,840 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 +22.2/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +6.8/10.0
• 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

Welcome to your ideal coastal retreat in Daytona Beach! This charming 3-bedroom, 2-bath home offers comfortable living with a versatile in-law suite--perfect for guests, extended family, or rental potential. Recently upgraded with a brand-new roof and completely updated electrical throughout, HVAC newer, the home provides peace of mind along with modern convenience. Ideally located just minutes from the beach and close to both Embry-Riddle Aeronautical University and Daytona State College, it's perfect for students, faculty, or anyone wanting easy access to local amenities. Enjoy the ultimate Florida lifestyle with restaurants, shops, and entertainment all within walking distance while the ocean breeze is only moments away. Possible for FHA. VA.

Key facts

• Private in-law suite
• Brand-new roof
• Short walk to shops

Tags

• PRIVATE IN-LAW SUITE
• BRAND-NEW ROOF
• UPDATED ELECTRICAL SYSTEM
• SHORT WALK TO SHOPS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $177k (9.0% 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; 18 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).
• At $2,296/mo this rent would consume 49% 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 $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 100 days — a 9% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $162k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $177,359 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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: 1.18% ✓
• Cap rate: 8.25%
• Cash-on-cash: 6.97%
• DSCR: 1.31
• GRM: 7.1

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: -8.0%
• Equity multiple: 0.71×
• Total profit: $-15,766
• Equity at exit: $29,060

10-year hold

• IRR: -1.5%
• Equity multiple: 0.91×
• Total profit: $-4,979
• Equity at exit: $16,851

Cash invested: $54,572 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,296 high
• Mortgage (P&I): −$1,022
• Tax from tax record: −$393 /mo · $4,719/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $317

Break-even live

Break-even rent $1,894

Max offer price $194,900

Occupancy floor 81%

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1235 Alcazar St Daytona Beach, FL	3.0	2.0	1498	$2,100	$1.40	23d	1	0.23mi
108 San Mardeen Ct Daytona Beach, FL	3.0	2.0	1500	$2,650	$1.77	23d	1	0.43mi
1420 Alabama Ave Daytona Beach, FL	4.0	2.0	1367	$1,824	$1.33	19d	1	0.45mi
1575 Megan Bay Cir Daytona Beach, FL	3.0	2.0	1232	$1,800	$1.46	23d	1	0.51mi
100 Windflower LN Daytona Beach, FL	1.0–3.0	1.0–2.0	1021	$2,516	$2.46	11d	63	0.71mi
101 Claysburg LN Holly Hill, FL	1.0–3.0	1.0–2.0	1163	$2,800	$2.41	14d	25	0.71mi
1224 10th St Daytona Beach, FL	3.0	1.0	1284	$1,550	$1.21	14d	1	0.87mi
1600 Lpga Blvd Daytona Beach, FL	1.0–3.0	1.0–2.0	1045	$2,622	$2.51	11d	21	0.89mi
1953 Nelson Ave Ormond Beach, FL	4.0	1.5	1600	$2,000	$1.25	23d	1	1.06mi
559 Cameo Dr Ormond Beach, FL	3.0	2.5	1668	$2,310	$1.38	23d	1	1.16mi
1262 Essex Rd Daytona Beach, FL	3.0	2.0	1500	$1,900	$1.27	23d	1	1.18mi
1014 Indian Oaks E Daytona Beach, FL	3.0	2.0	1500	$2,650	$1.77	23d	1	1.19mi
1851 Lpga Blvd Daytona Beach, FL	1.0–3.0	1.0–3.0	966	$2,516	$2.60	11d	49	1.23mi
149 Reena Dr Daytona Beach, FL	3.0	2.5	1656	$2,100	$1.27	23d	1	1.24mi
1500 Alexis AVE Daytona Beach, FL	1.0–3.0	1.0–2.0	1003	$2,205	$2.20	11d	32	1.27mi
110 Reena Dr Daytona Beach, FL	3.0	2.5	1673	$2,100	$1.26	21d	1	1.33mi
188 Birch Tree Pl Daytona Beach, FL	4.0	2.0	1846	$2,700	$1.46	23d	1	1.44mi
75 Trailmark Ct Ormond Beach, FL	4.0	3.0	2308	$3,500	$1.52	23d	1	1.49mi

Listing history 37 events

1. 2026-05-31
   statusdays on market $194,900 Pending 100 DOM
2. 2026-05-14
   price $194,900 755-char remark

   Show marketing remark (755 chars)

   Welcome to your ideal coastal retreat in Daytona Beach! This charming 3-bedroom, 2-bath home offers comfortable living with a versatile in-law suite--perfect for guests, extended family, or rental potential. Recently upgraded with a brand-new roof and completely updated electrical throughout, HVAC newer, the home provides peace of mind along with modern convenience. Ideally located just minutes from the beach and close to both Embry-Riddle Aeronautical University and Daytona State College, it's perfect for students, faculty, or anyone wanting easy access to local amenities. Enjoy the ultimate Florida lifestyle with restaurants, shops, and entertainment all within walking distance while the ocean breeze is only moments away. Possible for FHA. VA.

3. 2026-02-19
   listed $199,900 Active 755-char remark

   Show marketing remark (755 chars)

   Welcome to your ideal coastal retreat in Daytona Beach! This charming 3-bedroom, 2-bath home offers comfortable living with a versatile in-law suite--perfect for guests, extended family, or rental potential. Recently upgraded with a brand-new roof and completely updated electrical throughout, HVAC newer, the home provides peace of mind along with modern convenience. Ideally located just minutes from the beach and close to both Embry-Riddle Aeronautical University and Daytona State College, it's perfect for students, faculty, or anyone wanting easy access to local amenities. Enjoy the ultimate Florida lifestyle with restaurants, shops, and entertainment all within walking distance while the ocean breeze is only moments away. Possible for FHA. VA.

4. 2026-02-15
   historical
5. 2025-11-24
   price $199,900
6. 2025-10-22
   price $209,900
7. 2025-09-05
   listed $219,900 Active
8. 2024-12-03
   historical
9. 2024-08-22
   listed $219,900 Active
10. 2024-07-27
    historical
11. 2024-05-14
    listed $235,000 Active
12. 2024-05-01
    historical
13. 2024-04-25
    price $220,000
14. 2024-04-18
    price $225,000
15. 2024-04-11
    listed $240,000 Active
16. 2024-02-04
    historical
17. 2024-01-26
    status Active
18. 2024-01-18
    status Pending
19. 2024-01-15
    price $287,700
20. 2023-12-19
    listed $290,000 Active
21. 2023-12-15
    historical
22. 2023-11-21
    price $298,000
23. 2023-11-20
    price $309,000
24. 2023-10-31
    price $334,900
25. 2023-10-18
    price $344,999
26. 2023-10-12
    listed $365,000 Active
27. 2023-07-19
    soldstatus $162,500 Closed
28. 2023-07-18
    status Pending
29. 2023-07-14
    status Active
30. 2023-06-06
    status Pending
31. 2023-05-16
    price $170,000
32. 2023-05-07
    listed $180,000 Active
33. 2022-09-01
    soldstatus $135,000
34. 2000-06-26
    soldstatus $45,000
35. 1997-10-30
    soldstatus $45,500
36. 1996-04-01
    soldstatus $45,500
37. 1995-09-01
    soldstatus $50,000

ⓘ 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: $4,719 · $393/mo
• Projected year-2 tax: $4,719 · $393/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°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: $27,550
• − Mortgage interest: −$10,917
• − Property taxes: −$4,719
• − Insurance: −$974
• − Repairs & maintenance: −$2,204
• − Management: −$2,204
• − Depreciation: −$5,670
• Taxable income: $861
• Est. tax owed @ 24.0%: −$207
• After-tax cash flow: $3,599/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

• 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

+289.8% since first listed

36 events — show timeline

• 2026-05-14 Price Changed $194,900 Daytona MLS
• 2026-02-19 Listed $199,900 Daytona MLS
• 2026-02-15 Listing Removed — Daytona MLS
• 2025-11-24 Price Changed $199,900 Daytona MLS
• 2025-10-22 Price Changed $209,900 Daytona MLS
• 2025-09-05 Listed $219,900 Daytona MLS
• 2024-12-03 Listing Removed — Daytona MLS
• 2024-08-22 Listed $219,900 Daytona MLS
• 2024-07-27 Listing Removed — Daytona MLS
• 2024-05-14 Listed $235,000 Daytona MLS
• 2024-05-01 Listing Removed — Daytona MLS
• 2024-04-25 Price Changed $220,000 Daytona MLS
• 2024-04-18 Price Changed $225,000 Daytona MLS
• 2024-04-11 Listed $240,000 Daytona MLS
• 2024-02-04 Listing Removed — Daytona MLS
• 2024-01-26 Relisted — Daytona MLS
• 2024-01-18 Pending — Daytona MLS
• 2024-01-15 Price Changed $287,700 Daytona MLS
• 2023-12-19 Listed $290,000 Daytona MLS
• 2023-12-15 Listing Removed — Daytona MLS
• 2023-11-21 Price Changed $298,000 Daytona MLS
• 2023-11-20 Price Changed $309,000 Daytona MLS
• 2023-10-31 Price Changed $334,900 Daytona MLS
• 2023-10-18 Price Changed $344,999 Daytona MLS
• 2023-10-12 Listed $365,000 Daytona MLS
• 2023-07-19 Sold (MLS) $162,500 Daytona MLS
• 2023-07-18 Pending — Daytona MLS
• 2023-07-14 Relisted — Daytona MLS
• 2023-06-06 Pending — Daytona MLS
• 2023-05-16 Price Changed $170,000 Daytona MLS
• 2023-05-07 Listed $180,000 Daytona MLS
• 2022-09-01 Sold (Public Records) $135,000 Public Records
• 2000-06-26 Sold (Public Records) $45,000 Public Records
• 1997-10-30 Sold (Public Records) $45,500 Public Records
• 1996-04-01 Sold (Public Records) $45,500 Public Records
• 1995-09-01 Sold (Public Records) $50,000 Public Records

Property tax history

+18.6%/yr

Latest (2025): $4,719 · -4.5% YoY. Source: county tax records.