815 8th St · Holly Hill, FL 32117

$239,000

2 bd · 2.0 ba · 1,120 sqft · Other public records · 248 Days on market

Built 1958 9,147 sqft lot ↓ 20% since listing

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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 +6.7/30.0
• 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 +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTMENT OPPORTUNITY! DUPLEX WITH 2, 1 BED/1 BATH UNITS. BRAND ROOF! Centrally located in a great neighborhood close to shopping and beaches. Open floor concept with plenty of natural light, an open kitchen, and a separate laundry area. Both sides are vacant. All information in the MLS is intended to be accurate, but is not guaranteed.

Key facts

• Open floor concept
• Natural light
• Brand roof

Tags

• DUPLEX
• BRAND ROOF
• OPEN FLOOR CONCEPT
• NATURAL LIGHT
• OPEN KITCHEN
• SEPARATE LAUNDRY AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $239k.

Deal economics

• At list price, monthly cash flow is $-509 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (37.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (35.9% below list).
• Recommended offer: $149k (37.6% 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); 333 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 33% 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 $7k 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 248 days — a 12% lower offer ($210k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $149,052 (37.6% 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 248 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 4.37%
• Cash-on-cash: -6.89%
• DSCR: 0.69
• GRM: 13.0

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: -34.8%
• Equity multiple: -0.11×
• Total profit: $-74,101
• Equity at exit: $35,636

10-year hold

• IRR: -60.7%
• Equity multiple: -0.76×
• Total profit: $-117,879
• Equity at exit: $20,664

Cash invested: $66,920 (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: 333
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $1,532 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$241 /mo · $2,893/yr
• Insurance: −$100
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $-509

Break-even live

Break-even rent $2,176

Max offer price $149,052

Occupancy floor —

Sensitivity live

Price	-10% $-374	-5% $-442	+0% $-509	+5% $-577	+10% $-644
Rent	-10% $-630	-5% $-570	+0% $-509	+5% $-449	+10% $-388
Rate	-1.0pp $-389	-0.5pp $-448	base $-509	+0.5pp $-571	+1.0pp $-634

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
660 8th St Daytona Beach, FL	2.0	1.0	900	$1,375	$1.53	25d	1	0.27mi
840 Center Ave Apt 75 Holly Hill, FL	2.0	1.0	900	$1,250	$1.39	25d	1	0.33mi
1229 Kennedy Rd Daytona Beach, FL	2.0	1.0	800	$950	$1.19	16d	1	0.36mi
1225 Kennedy Rd Daytona Beach, FL	2.0	1.0	800	$825	$1.03	13d	1	0.38mi
1221 Kennedy Rd Unit 48 Daytona Beach, FL	1.0	1.0	800	$775	$0.97	16d	1	0.38mi
1217 Kennedy Rd Unit 56 Daytona Beach, FL	2.0	1.0	800	$1,000	$1.25	25d	1	0.40mi
1217 Kennedy Rd Unit 44 Daytona Beach, FL	1.0	1.0	800	$775	$0.97	13d	1	0.40mi
1216 Kennedy Rd Unit 4 Daytona Beach, FL	2.0	1.0	900	$975	$1.08	16d	1	0.41mi
520 Zinfandel Dr Unit 1 Daytona Beach, FL	3.0	2.5	1463	$2,500	$1.71	25d	1	0.41mi
1216 Kennedy Rd Unit 10 Daytona Beach, FL	2.0	1.0	900	$975	$1.08	25d	1	0.41mi
1014 Indian Oaks E Daytona Beach, FL	3.0	2.0	1500	$2,650	$1.77	25d	1	0.46mi
638 LPGA Blvd Unit B Daytona Beach, FL	3.0	2.0	1111	$2,490	$2.24	25d	1	0.61mi
430 Dorothy Ave Daytona Beach, FL	3.0	1.0	1103	$1,700	$1.54	16d	1	0.65mi
900 LPGA Blvd Daytona Beach, FL	1.0–2.0	1.0–2.0	885	$1,495	$1.69	16d	14	0.67mi
1224 10th St Daytona Beach, FL	3.0	1.0	1284	$1,550	$1.21	16d	1	0.68mi
331 Clifton Ave Daytona Beach, FL	3.0	2.0	1355	$2,050	$1.51	25d	1	0.70mi
875 Derbyshire Rd Daytona Beach, FL	3.0	1.0–2.0	835	$1,141	$1.37	13d	11	0.73mi
1262 Essex Rd Daytona Beach, FL	3.0	2.0	1500	$1,900	$1.27	25d	1	0.76mi
218 Center St Daytona Beach, FL	3.0	2.0	1234	$2,190	$1.77	23d	1	0.79mi
820 State Ave Unit 3 Daytona Beach, FL	2.0	1.0	841	$1,370	$1.63	25d	1	0.85mi
820 State Ave Apt 1 Daytona Beach, FL	2.0	2.0	841	$1,470	$1.75	25d	1	0.85mi
1013 Lewis Dr Daytona Beach, FL	3.0	1.5	1475	$1,850	$1.25	25d	1	0.94mi
100 Navigator DR Daytona Beach, FL	1.0–3.0	1.0–2.0	1029	$1,458	$1.42	13d	25	0.94mi
464 Brentwood Dr Daytona Beach, FL	1.0–2.0	1.0	850	$1,365	$1.61	13d	8	0.94mi
100 Windflower LN Daytona Beach, FL	1.0–3.0	1.0–2.0	1021	$2,014	$1.97	13d	63	0.97mi
101 Claysburg LN Holly Hill, FL	1.0–3.0	1.0–2.0	1163	$2,322	$2.00	16d	25	0.97mi
922 Lewis Dr Daytona Beach, FL	3.0	1.0	1034	$1,750	$1.69	25d	1	1.05mi
1012 Cadillac Dr Daytona Beach, FL	3.0	2.0	1353	$1,650	$1.22	25d	1	1.09mi
946 15th St Daytona Beach, FL	2.0	2.0	1010	$1,500	$1.49	25d	1	1.09mi
1559 Hammock Dr Unit B Holly Hill, FL	2.0	1.5	1100	$1,375	$1.25	16d	1	1.10mi
921 Daytona Ave Unit A Daytona Beach, FL	2.0	1.0	1100	$1,775	$1.61	25d	1	1.12mi
119 Thomasson Ave Daytona Beach, FL	2.0	1.0	851	$1,199	$1.41	13d	2	1.13mi
1563 Hancock Ln Daytona Beach, FL	2.0	2.0	912	$1,475	$1.62	13d	1	1.16mi
155 5th St Unit B Daytona Beach, FL	1.0	1.0	798	$1,200	$1.50	25d	1	1.16mi
1575 Megan Bay Cir Daytona Beach, FL	3.0	2.0	1232	$1,800	$1.46	25d	1	1.19mi
736 White St Daytona Beach, FL	3.0	2.0	1092	$1,799	$1.65	25d	1	1.20mi
802 Lewis Dr Daytona Beach, FL	3.0	1.0	1223	$1,700	$1.39	25d	1	1.22mi
625 Holmes Ave Daytona Beach, FL	2.0	1.0	768	$995	$1.30	23d	1	1.22mi
601 Vera St Unit 601 Daytona Beach, FL	2.0	1.0	1113	$1,700	$1.53	25d	1	1.31mi
550 Ruth St Daytona Beach, FL	3.0	2.0	1114	$1,995	$1.79	13d	1	1.32mi

Listing history 26 events

1. 2026-02-08
   status Active 339-char remark

   Show marketing remark (316 chars)

   INVESTMENT OPPORTUNITY! DUPLEX WITH 2, 1 BED/1 BATH UNITS. BRAND ROOF! Centrally located in a great neighborhood close to shopping and beaches. Open floor concept with plenty of natural light, an open kitchen, and a separate laundry area. All information in the MLS is intended to be accurate, but is not guaranteed.

2. 2026-02-08
   status Active 316-char remark

   Show marketing remark (316 chars)

   INVESTMENT OPPORTUNITY! DUPLEX WITH 2, 1 BED/1 BATH UNITS. BRAND ROOF! Centrally located in a great neighborhood close to shopping and beaches. Open floor concept with plenty of natural light, an open kitchen, and a separate laundry area. All information in the MLS is intended to be accurate, but is not guaranteed.

3. 2026-01-14
   status Pending 316-char remark

   Show marketing remark (339 chars)

   INVESTMENT OPPORTUNITY! DUPLEX WITH 2, 1 BED/1 BATH UNITS. BRAND ROOF! Centrally located in a great neighborhood close to shopping and beaches. Open floor concept with plenty of natural light, an open kitchen, and a separate laundry area. Both sides are vacant. All information in the MLS is intended to be accurate, but is not guaranteed.

4. 2026-01-14
   status Pending 339-char remark

   Show marketing remark (339 chars)

   INVESTMENT OPPORTUNITY! DUPLEX WITH 2, 1 BED/1 BATH UNITS. BRAND ROOF! Centrally located in a great neighborhood close to shopping and beaches. Open floor concept with plenty of natural light, an open kitchen, and a separate laundry area. Both sides are vacant. All information in the MLS is intended to be accurate, but is not guaranteed.

5. 2025-10-30
   listed $239,000 Active 339-char remark

   Show marketing remark (339 chars)

   INVESTMENT OPPORTUNITY! DUPLEX WITH 2, 1 BED/1 BATH UNITS. BRAND ROOF! Centrally located in a great neighborhood close to shopping and beaches. Open floor concept with plenty of natural light, an open kitchen, and a separate laundry area. Both sides are vacant. All information in the MLS is intended to be accurate, but is not guaranteed.

6. 2025-10-30
   historical

   Show marketing remark (339 chars)

   INVESTMENT OPPORTUNITY! DUPLEX WITH 2, 1 BED/1 BATH UNITS. BRAND ROOF! Centrally located in a great neighborhood close to shopping and beaches. Open floor concept with plenty of natural light, an open kitchen, and a separate laundry area. Both sides are vacant. All information in the MLS is intended to be accurate, but is not guaranteed.

7. 2025-10-10
   price $239,000

   Show marketing remark (316 chars)

   INVESTMENT OPPORTUNITY! DUPLEX WITH 2, 1 BED/1 BATH UNITS. BRAND ROOF! Centrally located in a great neighborhood close to shopping and beaches. Open floor concept with plenty of natural light, an open kitchen, and a separate laundry area. All information in the MLS is intended to be accurate, but is not guaranteed.

8. 2025-10-10
   price $239,000 316-char remark

   Show marketing remark (316 chars)

   INVESTMENT OPPORTUNITY! DUPLEX WITH 2, 1 BED/1 BATH UNITS. BRAND ROOF! Centrally located in a great neighborhood close to shopping and beaches. Open floor concept with plenty of natural light, an open kitchen, and a separate laundry area. All information in the MLS is intended to be accurate, but is not guaranteed.

9. 2025-08-25
   listed $249,000 Active 316-char remark

   Show marketing remark (316 chars)

   INVESTMENT OPPORTUNITY! DUPLEX WITH 2, 1 BED/1 BATH UNITS. BRAND ROOF! Centrally located in a great neighborhood close to shopping and beaches. Open floor concept with plenty of natural light, an open kitchen, and a separate laundry area. All information in the MLS is intended to be accurate, but is not guaranteed.

10. 2025-08-25
    listed $249,000 Active

    Show marketing remark (316 chars)

    INVESTMENT OPPORTUNITY! DUPLEX WITH 2, 1 BED/1 BATH UNITS. BRAND ROOF! Centrally located in a great neighborhood close to shopping and beaches. Open floor concept with plenty of natural light, an open kitchen, and a separate laundry area. All information in the MLS is intended to be accurate, but is not guaranteed.

11. 2024-09-01
    status Active
12. 2024-08-26
    status Pending
13. 2024-08-26
    historical Active Under Contract
14. 2024-08-26
    historical
15. 2024-07-31
    listed $239,900 Active
16. 2024-02-25
    historical
17. 2024-01-15
    price $244,900
18. 2024-01-15
    status Active
19. 2024-01-05
    historical Contingent
20. 2023-11-06
    price $239,900
21. 2023-11-06
    status Active
22. 2023-07-10
    historical
23. 2023-06-06
    listed $240,000 Active
24. 2022-08-29
    historical
25. 2022-08-10
    price $292,000
26. 2022-05-26
    listed $299,900 Active

ⓘ 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: $2,893 · $241/mo
• Projected year-2 tax: $2,893 · $241/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 6/10 Major FEMA zone A · 72% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,380
• − Mortgage interest: −$13,388
• − Property taxes: −$2,893
• − Insurance: −$2,698
• − Repairs & maintenance: −$1,470
• − Management: −$1,470
• − Depreciation: −$6,953
• Taxable loss: −$10,491
• Est. tax savings @ 24.0%: +$2,518
• After-tax cash flow: $-3,592/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
• City population: 67,539
• 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

-20.3% since first listed

26 events — show timeline

• 2026-02-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-08 Relisted — Daytona MLS
• 2026-01-14 Pending — Daytona MLS
• 2026-01-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-10-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-30 Listed $239,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-10 Price Changed $239,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-10 Price Changed $239,000 Daytona MLS
• 2025-08-25 Listed $249,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-25 Listed $249,000 Daytona MLS
• 2024-09-01 Relisted — Daytona MLS
• 2024-08-26 Pending — Daytona MLS
• 2024-08-26 Contingent — Daytona MLS
• 2024-08-26 Listing Removed — Daytona MLS
• 2024-07-31 Listed $239,900 Daytona MLS
• 2024-02-25 Listing Removed — Daytona MLS
• 2024-01-15 Price Changed $244,900 Daytona MLS
• 2024-01-15 Relisted — Daytona MLS
• 2024-01-05 Contingent — Daytona MLS
• 2023-11-06 Price Changed $239,900 Daytona MLS
• 2023-11-06 Relisted — Daytona MLS
• 2023-07-10 Listing Removed — Daytona MLS
• 2023-06-06 Listed $240,000 Daytona MLS
• 2022-08-29 Listing Removed — Daytona MLS
• 2022-08-10 Price Changed $292,000 Daytona MLS
• 2022-05-26 Listed $299,900 Daytona MLS

Property tax history

+8.3%/yr

Latest (2025): $2,893 · +8.5% YoY. Source: county tax records.