812 Oleander Ave · Holly Hill, FL 32117

$250,000

2 bd · 2.0 ba · 1,156 sqft · SingleFamily public records · 4 Days on market

Built 1981 5,400 sqft lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity ! With a little TLC and designer touches you can turn this concrete block house into a charming home. Great for a first time home buyer or rental portfolio. New Hot water heater May 2024, New roof June 2018 & Newer AC. All information recorded in MLS intended to be accurate but not guaranteed.

Key facts

• New floors
• Boat dock rental
• New kitchen

Tags

• NEW FLOORS
• NEW BATHS
• NEW KITCHEN
• BOAT DOCK RENTAL
• SOLAR SYSTEM LEASED

Property features AI

Finance

• Other: Living area: 2,496 (per public records); Building area: 1,768 (per public records); Lot approximately 0.49 acres (50 x 108); Homestead exemption: Yes
• Financial info: No lease restrictions; Home warranty: None
• HOA & community: No association fees; Senior community; Pets allowed; Development: Sherville Park

Exterior

• Parking: Attached garage with garage door opener; Garage dimensions approximately 20 x 21; 1 garage space
• Security: Fire alarm
• Utilities: Public water; Public sewer; Electricity connected; Phone available; Sewer connected
• Home design: Single family residence; One story; Entry level: 1; Faces northeast; Property condition: Completed
• Construction: Stucco construction; Shingle roof; Slab foundation; Built on one level
• Exterior features: Enclosed, screened rear porch; Patio; Dog run; Trees and landscaped grounds; Paved, publicly maintained road access

Interior

• Kitchen: Convection oven; Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Solar heating; Central air conditioning
• Interior features: Ceiling fans; Kitchen/family room combo; Open floorplan; Split bedroom layout; Thermostat; Walk-in closets; Window treatments (blinds)
• Laundry & utility: Washer and dryer included; Laundry inside; Inside utility / storage rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-337 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (23.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (36.3% below list).
• Recommended offer: $159k (36.3% below list) — sets the bar for 1% rule.

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; 40 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).
• 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 $2k of loan paydown is wiped out by about $8k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 17y 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 $160k; list at $250k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $159,189 (36.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.64% ✗
• Cap rate: 4.67%
• Cash-on-cash: -5.78%
• DSCR: 0.74
• GRM: 13.1

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: -28.3%
• Equity multiple: 0.07×
• Total profit: $-65,180
• Equity at exit: $37,276

10-year hold

• IRR: -36.2%
• Equity multiple: -0.39×
• Total profit: $-96,981
• Equity at exit: $21,615

Cash invested: $70,000 (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: 13.1×

Monthly cashflow live

• Estimated rent: $1,592 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$180 /mo · $2,157/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $-337

Break-even live

Break-even rent $2,019

Max offer price $190,405

Occupancy floor —

Sensitivity live

Price	-10% $-196	-5% $-267	+0% $-337	+5% $-408	+10% $-479
Rent	-10% $-463	-5% $-400	+0% $-337	+5% $-274	+10% $-212
Rate	-1.0pp $-211	-0.5pp $-274	base $-337	+0.5pp $-402	+1.0pp $-468

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: $62,500
• Closing costs: $7,500
• 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	0.20mi
660 8th St Daytona Beach, FL	2.0	1.0	900	$1,375	$1.53	24d	1	0.24mi
820 State Ave Apt 1 Daytona Beach, FL	2.0	2.0	841	$1,470	$1.75	24d	1	0.34mi
820 State Ave Unit 3 Daytona Beach, FL	2.0	1.0	841	$1,370	$1.63	24d	1	0.34mi
1014 Indian Oaks E Daytona Beach, FL	3.0	2.0	1500	$2,650	$1.77	24d	1	0.40mi
430 Dorothy Ave Daytona Beach, FL	3.0	1.0	1103	$1,700	$1.54	15d	1	0.43mi
520 Zinfandel Dr Unit 1 Daytona Beach, FL	3.0	2.5	1463	$2,500	$1.71	24d	1	0.49mi
638 LPGA Blvd Unit B Daytona Beach, FL	3.0	2.0	1111	$2,490	$2.24	24d	1	0.53mi
331 Clifton Ave Daytona Beach, FL	3.0	2.0	1355	$2,050	$1.51	24d	1	0.55mi
100 Navigator DR Daytona Beach, FL	1.0–3.0	1.0–2.0	1029	$1,458	$1.42	12d	25	0.61mi
921 Daytona Ave Unit A Daytona Beach, FL	2.0	1.0	1100	$1,775	$1.61	24d	1	0.61mi
155 5th St Unit B Daytona Beach, FL	1.0	1.0	798	$1,200	$1.50	24d	1	0.74mi
218 Center St Daytona Beach, FL	3.0	2.0	1234	$2,190	$1.77	22d	1	0.78mi
464 Brentwood Dr Daytona Beach, FL	1.0–2.0	1.0	850	$1,365	$1.61	12d	8	0.79mi
900 LPGA Blvd Daytona Beach, FL	1.0–2.0	1.0–2.0	885	$1,495	$1.69	15d	14	0.79mi
1229 Kennedy Rd Daytona Beach, FL	2.0	1.0	800	$950	$1.19	15d	1	0.82mi
1225 Kennedy Rd Daytona Beach, FL	2.0	1.0	800	$825	$1.03	12d	1	0.83mi
1221 Kennedy Rd Unit 48 Daytona Beach, FL	1.0	1.0	800	$775	$0.97	15d	1	0.83mi
1217 Kennedy Rd Unit 44 Daytona Beach, FL	1.0	1.0	800	$775	$0.97	12d	1	0.84mi
1217 Kennedy Rd Unit 56 Daytona Beach, FL	2.0	1.0	800	$1,000	$1.25	24d	1	0.84mi
1216 Kennedy Rd Unit 4 Daytona Beach, FL	2.0	1.0	900	$975	$1.08	15d	1	0.86mi
1216 Kennedy Rd Unit 10 Daytona Beach, FL	2.0	1.0	900	$975	$1.08	24d	1	0.87mi
119 Thomasson Ave Daytona Beach, FL	2.0	1.0	851	$1,199	$1.41	12d	2	0.96mi
171 Daytona Ave Daytona Beach, FL	2.0	2.0	835	$1,650	$1.98	24d	1	1.03mi
1355 Hiawatha Ave Daytona Beach, FL	2.0	1.0	780	$1,675	$2.15	15d	1	1.04mi
946 15th St Daytona Beach, FL	2.0	2.0	1010	$1,500	$1.49	24d	1	1.13mi
1224 10th St Daytona Beach, FL	3.0	1.0	1284	$1,550	$1.21	15d	1	1.14mi
875 Derbyshire Rd Daytona Beach, FL	3.0	1.0–2.0	835	$1,141	$1.37	12d	11	1.20mi
1563 Hancock Ln Daytona Beach, FL	2.0	2.0	912	$1,475	$1.62	12d	1	1.21mi
1521 Moravia Ave Daytona Beach, FL	2.0	2.0	700	$2,000	$2.86	20d	1	1.24mi
1559 Hammock Dr Unit B Holly Hill, FL	2.0	1.5	1100	$1,375	$1.25	15d	1	1.25mi
1262 Essex Rd Daytona Beach, FL	3.0	2.0	1500	$1,900	$1.27	24d	1	1.26mi
1575 Megan Bay Cir Daytona Beach, FL	3.0	2.0	1232	$1,800	$1.46	24d	1	1.29mi
138 Kingston Ave Daytona Beach, FL	3.0	2.0	996	$1,900	$1.91	24d	1	1.29mi
935 N Halifax Ave #410 Daytona Beach, FL	1.0	1.5	822	$1,695	$2.06	24d	1	1.37mi
935 N Halifax Ave Daytona Beach, FL	2.0	2.0	1210	$1,700	$1.40	24d	1	1.37mi
935 N Halifax Ave #404 Daytona Beach, FL	1.0	1.5	822	$1,550	$1.89	24d	1	1.37mi
601 Vera St Unit 601 Daytona Beach, FL	2.0	1.0	1113	$1,700	$1.53	24d	1	1.37mi
625 Holmes Ave Daytona Beach, FL	2.0	1.0	768	$995	$1.30	22d	1	1.40mi
101 Claysburg LN Holly Hill, FL	1.0–3.0	1.0–2.0	1163	$2,322	$2.00	15d	25	1.41mi

Listing history 5 events

1. 2026-06-18
   days on market $250,000 Active 4 DOM
2. 2026-06-17
   days on market $250,000 Active 3 DOM
3. 2026-06-16
   days on market $250,000 Active 2 DOM
4. 2026-06-15
   remarks 427-char remark
5. 2026-06-15
   listed $250,000 Active 1 DOM

ⓘ 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: $2,157 · $180/mo
• Projected year-2 tax: $2,157 · $180/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 4/10 Moderate FEMA zone X (unshaded) · 13% 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: $19,103
• − Mortgage interest: −$14,004
• − Property taxes: −$2,157
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,528
• − Management: −$1,528
• − Depreciation: −$7,273
• Taxable loss: −$8,637
• Est. tax savings @ 24.0%: +$2,073
• After-tax cash flow: $-1,975/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

+180.9% since first listed

10 events — show timeline

• 2026-06-14 Listed $250,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-07 Sold (Public Records) $160,000 Public Records
• 2024-10-04 Sold (MLS) $160,000 Daytona MLS
• 2024-10-01 Pending — Daytona MLS
• 2024-09-15 Listed $180,000 Daytona MLS
• 2012-02-29 Sold (Public Records) $57,000 Public Records
• 2012-02-29 Sold (MLS) $57,000 Daytona MLS
• 2011-11-08 Listed $63,900 Daytona MLS
• 2011-11-08 Listed $63,900 Daytona MLS
• 2009-09-15 Listed $89,000 Daytona MLS

Property tax history

+11.6%/yr

Latest (2025): $2,157 · +38.7% YoY. Source: county tax records.