1154 Buena Vista Dr · Holly Hill, FL 32117

$150,000

3 bd · 2.0 ba · 1,268 sqft · SingleFamily public records · 21 Days on market

Built 1984 9,000 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 +27.0/30.0
• DSCR +9.3/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• 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

This 3-bedroom, 2-bath ranch offers a functional 1,236 sq. ft floor plan, a 2-car garage, and it sits on a deep . 20-acre lot with plenty of room to create an ideal outdoor space. Inside, the family room features a striking coquina fireplace which is an incredible design element ready to be transformed into a stunning focal point. The split-bedroom layout provides added privacy for the primary suite, and all bedrooms offer generous closet space. With its unique architectural features, this home presents a fantastic rehab opportunity to customize and design a space that truly reflects your own style. Conveniently located with quick access to public transportation and major highways, commuting and daily errands are a breeze. If you've been searching for a home where you can bring your vision to life, this is one you won't want to miss. Best suited for cash or rehab financing, schedule your showing today and explore the possibilities. There are no warranties expressed or implied. All measurements are approximate. Sq. footage received from the tax rolls. All information recorded in the MLS is intended to be accurate but can not be guaranteed. Buyer should check zoning for rental restriction. Subject to seller addendum and All offers are subject to OFAC clearance. - This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. All offers can be submitted during the First Look period.

Key facts

• Split-bedroom layout
• Rehab opportunity
• Deep lot

Tags

• COQUINA FIREPLACE
• SPLIT-BEDROOM LAYOUT
• DEEP LOT
• REHAB OPPORTUNITY

Property features AI

Finance

• Other: Lot dimensions approximately 60 x 150 (about 0.21 acres); Zoned R-4; Living area reported as approximately 1268 (public records); Property has lease restrictions
• HOA & community: No association indicated; Development: Shotwells Jungle Garden

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Septic tank sewer; Cable available; Electricity available; Water connected
• Home design: Single-family residence; One story; Faces east; Property is listed as a fixer
• Construction: Block construction; Shingle roof; Built on slab foundation; Building area approximately 1864 total square feet
• Exterior features: Private mailbox; Asphalt road access

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Slab foundation
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Fireplace in family room (wood burning); Other interior features
• Laundry & utility: Laundry area located in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% 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: Champion Elementary School (math 39% / reading 44%, grade F, #1,437 of 2,144 statewide, top 68%, 584 students, 70% FRL); Mainland High School (math 30% / reading 37%, grade F, #400 of 667 statewide, top 61%, 1,855 students, 64% FRL) — zoned schools average 67% FRL vs 51% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.0%/yr); 332 active listings in the ZIP; 32 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).
• This rent runs 42% 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 $1k 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 21 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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 $130k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $147,750 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.31% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.95%
• DSCR: 1.53
• GRM: 6.4

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: -0.9%
• Equity multiple: 0.97×
• Total profit: $-1,435
• Equity at exit: $22,365

10-year hold

• IRR: 6.4%
• Equity multiple: 1.43×
• Total profit: $18,197
• Equity at exit: $12,969

Cash invested: $42,000 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,967 high
• Mortgage (P&I): −$787
• Tax from tax record: −$287 /mo · $3,440/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $418

Break-even live

Break-even rent $1,438

Max offer price $150,000

Occupancy floor 74%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
900 LPGA Blvd Daytona Beach, FL	1.0–2.0	1.0–2.0	885	$1,495	$1.69	14d	14	0.32mi
1559 Hammock Dr Unit B Holly Hill, FL	2.0	1.5	1100	$1,375	$1.25	14d	1	0.39mi
1224 10th St Daytona Beach, FL	3.0	1.0	1284	$1,550	$1.21	14d	1	0.50mi
1575 Megan Bay Cir Daytona Beach, FL	3.0	2.0	1232	$1,800	$1.46	23d	1	0.53mi
946 15th St Daytona Beach, FL	2.0	2.0	1010	$1,500	$1.49	23d	1	0.54mi
101 Claysburg LN Holly Hill, FL	1.0–3.0	1.0–2.0	1163	$2,800	$2.41	14d	25	0.56mi
100 Windflower LN Daytona Beach, FL	1.0–3.0	1.0–2.0	1021	$2,516	$2.46	11d	63	0.56mi
1563 Hancock Ln Daytona Beach, FL	2.0	2.0	912	$1,475	$1.62	11d	1	0.57mi
638 LPGA Blvd Unit B Daytona Beach, FL	3.0	2.0	1111	$2,490	$2.24	23d	1	0.64mi
1014 Indian Oaks E Daytona Beach, FL	3.0	2.0	1500	$2,650	$1.77	23d	1	0.67mi
1512 Richmond Ave Unit 1546284P Daytona Beach, FL	3.0	2.0	1173	$3,226	$2.75	14d	1	0.69mi
1615 Derbyshire Rd Daytona Beach, FL	3.0	1.5	1000	$1,950	$1.95	14d	1	0.73mi
1235 Alcazar St Daytona Beach, FL	3.0	2.0	1498	$2,100	$1.40	23d	1	0.75mi
1262 Essex Rd Daytona Beach, FL	3.0	2.0	1500	$1,900	$1.27	23d	1	0.84mi
660 8th St Daytona Beach, FL	2.0	1.0	900	$1,375	$1.53	23d	1	0.86mi
840 Center Ave Apt 75 Holly Hill, FL	2.0	1.0	900	$1,250	$1.39	23d	1	0.86mi
1435 Atlanta Dr Daytona Beach, FL	3.0	1.0	1200	$1,800	$1.50	23d	1	0.91mi
108 San Mardeen Ct Daytona Beach, FL	3.0	2.0	1500	$2,650	$1.77	23d	1	0.93mi
1216 Kennedy Rd Unit 4 Daytona Beach, FL	2.0	1.0	900	$975	$1.08	14d	1	0.98mi
1216 Kennedy Rd Unit 10 Daytona Beach, FL	2.0	1.0	900	$975	$1.08	23d	1	0.98mi
1420 Alabama Ave Daytona Beach, FL	4.0	2.0	1367	$1,824	$1.33	18d	1	0.99mi
1600 Lpga Blvd Daytona Beach, FL	1.0–3.0	1.0–2.0	1045	$2,622	$2.51	11d	21	1.02mi
1767 Valencia Ave Ormond Beach, FL	4.0	2.0	1216	$2,100	$1.73	23d	1	1.09mi
875 Derbyshire Rd Daytona Beach, FL	3.0	1.0–2.0	835	$1,299	$1.56	11d	11	1.14mi
520 Zinfandel Dr Unit 1 Daytona Beach, FL	3.0	2.5	1463	$2,500	$1.71	23d	1	1.18mi
1012 Cadillac Dr Daytona Beach, FL	3.0	2.0	1353	$1,650	$1.22	23d	1	1.30mi
1013 Lewis Dr Daytona Beach, FL	3.0	1.5	1475	$1,850	$1.25	23d	1	1.30mi
1851 Lpga Blvd Daytona Beach, FL	1.0–3.0	1.0–3.0	966	$2,516	$2.60	11d	49	1.35mi
430 Dorothy Ave Daytona Beach, FL	3.0	1.0	1103	$1,700	$1.54	14d	1	1.37mi
1500 Alexis AVE Daytona Beach, FL	1.0–3.0	1.0–2.0	1003	$2,205	$2.20	11d	32	1.44mi
331 Clifton Ave Daytona Beach, FL	3.0	2.0	1355	$2,050	$1.51	23d	1	1.45mi
922 Lewis Dr Daytona Beach, FL	3.0	1.0	1034	$1,750	$1.69	23d	1	1.45mi

Listing history 10 events

1. 2026-05-04
   status Pending 1528-char remark

   Show marketing remark (1528 chars)

   This 3-bedroom, 2-bath ranch offers a functional 1,236 sq. ft floor plan, a 2-car garage, and it sits on a deep . 20-acre lot with plenty of room to create an ideal outdoor space. Inside, the family room features a striking coquina fireplace which is an incredible design element ready to be transformed into a stunning focal point. The split-bedroom layout provides added privacy for the primary suite, and all bedrooms offer generous closet space. With its unique architectural features, this home presents a fantastic rehab opportunity to customize and design a space that truly reflects your own style. Conveniently located with quick access to public transportation and major highways, commuting and daily errands are a breeze. If you've been searching for a home where you can bring your vision to life, this is one you won't want to miss. Best suited for cash or rehab financing, schedule your showing today and explore the possibilities. There are no warranties expressed or implied. All measurements are approximate. Sq. footage received from the tax rolls. All information recorded in the MLS is intended to be accurate but can not be guaranteed. Buyer should check zoning for rental restriction. Subject to seller addendum and All offers are subject to OFAC clearance. - This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. All offers can be submitted during the First Look period.

2. 2026-05-04
   status Pending

   Show marketing remark (1528 chars)

   This 3-bedroom, 2-bath ranch offers a functional 1,236 sq. ft floor plan, a 2-car garage, and it sits on a deep . 20-acre lot with plenty of room to create an ideal outdoor space. Inside, the family room features a striking coquina fireplace which is an incredible design element ready to be transformed into a stunning focal point. The split-bedroom layout provides added privacy for the primary suite, and all bedrooms offer generous closet space. With its unique architectural features, this home presents a fantastic rehab opportunity to customize and design a space that truly reflects your own style. Conveniently located with quick access to public transportation and major highways, commuting and daily errands are a breeze. If you've been searching for a home where you can bring your vision to life, this is one you won't want to miss. Best suited for cash or rehab financing, schedule your showing today and explore the possibilities. There are no warranties expressed or implied. All measurements are approximate. Sq. footage received from the tax rolls. All information recorded in the MLS is intended to be accurate but can not be guaranteed. Buyer should check zoning for rental restriction. Subject to seller addendum and All offers are subject to OFAC clearance. - This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. All offers can be submitted during the First Look period.

3. 2026-04-13
   listed $150,000 Active 1528-char remark

   Show marketing remark (1528 chars)

   This 3-bedroom, 2-bath ranch offers a functional 1,236 sq. ft floor plan, a 2-car garage, and it sits on a deep . 20-acre lot with plenty of room to create an ideal outdoor space. Inside, the family room features a striking coquina fireplace which is an incredible design element ready to be transformed into a stunning focal point. The split-bedroom layout provides added privacy for the primary suite, and all bedrooms offer generous closet space. With its unique architectural features, this home presents a fantastic rehab opportunity to customize and design a space that truly reflects your own style. Conveniently located with quick access to public transportation and major highways, commuting and daily errands are a breeze. If you've been searching for a home where you can bring your vision to life, this is one you won't want to miss. Best suited for cash or rehab financing, schedule your showing today and explore the possibilities. There are no warranties expressed or implied. All measurements are approximate. Sq. footage received from the tax rolls. All information recorded in the MLS is intended to be accurate but can not be guaranteed. Buyer should check zoning for rental restriction. Subject to seller addendum and All offers are subject to OFAC clearance. - This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. All offers can be submitted during the First Look period.

4. 2026-04-13
   listed $150,000 Active

   Show marketing remark (1528 chars)

   This 3-bedroom, 2-bath ranch offers a functional 1,236 sq. ft floor plan, a 2-car garage, and it sits on a deep . 20-acre lot with plenty of room to create an ideal outdoor space. Inside, the family room features a striking coquina fireplace which is an incredible design element ready to be transformed into a stunning focal point. The split-bedroom layout provides added privacy for the primary suite, and all bedrooms offer generous closet space. With its unique architectural features, this home presents a fantastic rehab opportunity to customize and design a space that truly reflects your own style. Conveniently located with quick access to public transportation and major highways, commuting and daily errands are a breeze. If you've been searching for a home where you can bring your vision to life, this is one you won't want to miss. Best suited for cash or rehab financing, schedule your showing today and explore the possibilities. There are no warranties expressed or implied. All measurements are approximate. Sq. footage received from the tax rolls. All information recorded in the MLS is intended to be accurate but can not be guaranteed. Buyer should check zoning for rental restriction. Subject to seller addendum and All offers are subject to OFAC clearance. - This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. All offers can be submitted during the First Look period.

5. 2025-08-25
   listed $219,000 Active
6. 2004-07-13
   soldstatus $129,900
7. 2004-07-09
   soldstatus $129,900
8. 2004-04-13
   listed $129,900
9. 1998-08-27
   soldstatus $50,800
10. 1987-10-01
    soldstatus $59,000

ⓘ 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: $3,440 · $287/mo
• Projected year-2 tax: $3,440 · $287/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 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 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: $23,607
• − Mortgage interest: −$8,402
• − Property taxes: −$3,440
• − Insurance: −$750
• − Repairs & maintenance: −$1,889
• − Management: −$1,889
• − Depreciation: −$4,364
• Taxable income: $2,874
• Est. tax owed @ 24.0%: −$690
• After-tax cash flow: $4,330/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

+154.2% since first listed

10 events — show timeline

• 2026-05-04 Pending — Daytona MLS
• 2026-05-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-13 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-13 Listed $150,000 Daytona MLS
• 2025-08-25 Listed $219,000 Stellar MLS as Distributed by MLS Grid
• 2004-07-13 Sold (Public Records) $129,900 Public Records
• 2004-07-09 Sold (MLS) $129,900 Daytona MLS
• 2004-04-13 Listed $129,900 Daytona MLS
• 1998-08-27 Sold (Public Records) $50,800 Public Records
• 1987-10-01 Sold (Public Records) $59,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $3,440 · +7.2% YoY. Source: county tax records.