356 Dorothy Ave · Holly Hill, FL 32117

$194,500

3 bd · 1.5 ba · 1,311 sqft · SingleFamily public records · 61 Days on market

Built 1955 7,405 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 +18.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.3/10.0
• 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

Beautifully updated 3 bedroom home, nice rear fenced yard with a sturdy concrete block storage building for all the toys! The living area of 1311 does not include the enclosed porch entry that could be a living room and is finished off like the rest of the house. Great, concrete block, sturdy house, ready to move in! Even has a newer roof, installed in 2021! New Range and New Refrigerator were just installed too!

Key facts

• Updated baths
• Solid block shed
• Tiled throughout

Tags

• UPDATED KITCHEN
• UPDATED BATHS
• TILED THROUGHOUT
• SOLID BLOCK SHED
• GREAT WORKSHOP
• ADDITIONAL STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $194k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $194k).
• Recommended offer: $183k (6.0% 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; 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 43% 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 $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 61 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y ago; this cycle's ask has dropped $22k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $182,830 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 1.03% ✓
• Cap rate: 7.49%
• Cash-on-cash: 4.28%
• DSCR: 1.19
• GRM: 8.1

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: -11.9%
• Equity multiple: 0.58×
• Total profit: $-23,035
• Equity at exit: $29,001

10-year hold

• IRR: -6.1%
• Equity multiple: 0.64×
• Total profit: $-19,450
• Equity at exit: $16,817

Cash invested: $54,460 (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: 8.1×

Monthly cashflow live

• Estimated rent: $2,011 high
• Mortgage (P&I): −$1,020
• Tax from tax record: −$294 /mo · $3,525/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $194

Break-even live

Break-even rent $1,766

Max offer price $194,500

Occupancy floor 85%

Sensitivity live

Price	-10% $304	-5% $249	+0% $194	+5% $139	+10% $84
Rent	-10% $35	-5% $115	+0% $194	+5% $274	+10% $353
Rate	-1.0pp $292	-0.5pp $244	base $194	+0.5pp $144	+1.0pp $93

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: $48,625
• Closing costs: $5,835
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
430 Dorothy Ave Daytona Beach, FL	3.0	1.0	1103	$1,700	$1.54	15d	1	0.05mi
331 Clifton Ave Daytona Beach, FL	3.0	2.0	1355	$2,050	$1.51	24d	1	0.09mi
100 Navigator DR Daytona Beach, FL	1.0–3.0	1.0–2.0	1029	$1,808	$1.76	12d	25	0.29mi
464 Brentwood Dr Daytona Beach, FL	1.0–2.0	1.0	850	$1,365	$1.61	12d	8	0.32mi
520 Zinfandel Dr Unit 1 Daytona Beach, FL	3.0	2.5	1463	$2,500	$1.71	24d	1	0.33mi
218 Center St Daytona Beach, FL	3.0	2.0	1234	$2,190	$1.77	22d	1	0.35mi
595 Brentwood Dr Daytona Beach, FL	3.0	2.0	1869	$2,100	$1.12	15d	1	0.38mi
660 8th St Daytona Beach, FL	2.0	1.0	900	$1,375	$1.53	24d	1	0.56mi
840 Center Ave Apt 75 Holly Hill, FL	2.0	1.0	900	$1,250	$1.39	24d	1	0.58mi
241 Riverside Dr #904 Daytona Beach, FL	2.0	2.0	1557	$2,700	$1.73	24d	1	0.77mi
241 Riverside Dr #2204 Daytona Beach, FL	2.0	2.0	1689	$3,000	$1.78	24d	1	0.77mi
241 Riverside Dr #808 Daytona Beach, FL	2.0	2.0	1537	$2,650	$1.72	24d	1	0.77mi
241 Riverside Dr #1006 Daytona Beach, FL	2.0	2.0	1660	$2,600	$1.57	24d	1	0.77mi
241 Riverside Dr #208 Daytona Beach, FL	2.0	2.0	1689	$2,800	$1.66	24d	1	0.77mi
231 Riverside Dr #1208 Holly Hill, FL	2.0	2.0	1660	$2,200	$1.33	24d	1	0.83mi
231 Riverside Dr Unit 5th Fl Holly Hill, FL	2.0	2.0	1539	$2,800	$1.82	12d	1	0.83mi
231 Riverside Dr Unit 503 Holly Hill, FL	2.0	2.0	1721	$2,800	$1.63	24d	1	0.83mi
921 Daytona Ave Unit A Daytona Beach, FL	2.0	1.0	1100	$1,775	$1.61	24d	1	0.83mi
1216 Kennedy Rd Unit 4 Daytona Beach, FL	2.0	1.0	900	$975	$1.08	15d	1	0.84mi
1216 Kennedy Rd Unit 10 Daytona Beach, FL	2.0	1.0	900	$975	$1.08	24d	1	0.84mi
1014 Indian Oaks E Daytona Beach, FL	3.0	2.0	1500	$2,650	$1.77	24d	1	0.84mi
138 Kingston Ave Daytona Beach, FL	3.0	2.0	996	$1,900	$1.91	24d	1	0.88mi
601 Vera St Unit 601 Daytona Beach, FL	2.0	1.0	1113	$1,700	$1.53	24d	1	0.92mi
638 LPGA Blvd Unit B Daytona Beach, FL	3.0	2.0	1111	$2,490	$2.24	24d	1	0.99mi
550 Ruth St Daytona Beach, FL	3.0	2.0	1114	$1,995	$1.79	12d	1	1.01mi
209 Taylor Ave Unit 2 Daytona Beach, FL	3.0	1.0	970	$2,490	$2.57	24d	1	1.06mi
512 Fulton St Daytona Beach, FL	2.0	1.0	963	$1,600	$1.66	24d	1	1.07mi
422 N Lincoln St Daytona Beach, FL	3.0	2.0	1354	$2,150	$1.59	24d	1	1.12mi
875 Derbyshire Rd Daytona Beach, FL	3.0	1.0–2.0	835	$1,299	$1.56	12d	11	1.14mi
326 Hobart Ave Daytona Beach, FL	3.0	1.0	979	$2,150	$2.20	24d	1	1.18mi
244 Lexington Dr Daytona Beach, FL	3.0	1.0	1099	$2,550	$2.32	15d	1	1.21mi
900 LPGA Blvd Daytona Beach, FL	1.0–2.0	1.0–2.0	885	$1,495	$1.69	15d	14	1.22mi
935 N Halifax Ave Daytona Beach, FL	2.0	2.0	1210	$1,700	$1.40	24d	1	1.25mi
736 White St Daytona Beach, FL	3.0	2.0	1092	$1,799	$1.65	24d	1	1.31mi
925 N Halifax Ave Daytona Beach, FL	2.0	2.0	1210	$2,000	$1.65	24d	1	1.31mi
1013 Lewis Dr Daytona Beach, FL	3.0	1.5	1475	$1,850	$1.25	24d	1	1.32mi
1224 10th St Daytona Beach, FL	3.0	1.0	1284	$1,550	$1.21	15d	1	1.35mi
1262 Essex Rd Daytona Beach, FL	3.0	2.0	1500	$1,900	$1.27	24d	1	1.36mi
625 N Halifax Ave Daytona Beach, FL	2.0	1.5–2.0	1153	$1,488	$1.29	20d	2	1.36mi
922 Lewis Dr Daytona Beach, FL	3.0	1.0	1034	$1,750	$1.69	24d	1	1.37mi

Listing history 15 events

1. 2026-04-11
   status Pending
2. 2026-04-04
   price $194,500
3. 2026-02-27
   price $199,950
4. 2026-02-09
   listed $217,000 Active
5. 2022-03-03
   soldstatus $177,500
6. 2022-03-01
   soldstatus $177,500 Closed 416-char remark

   Show marketing remark (416 chars)

   Beautifully updated 3 bedroom home, nice rear fenced yard with a sturdy concrete block storage building for all the toys! The living area of 1311 does not include the enclosed porch entry that could be a living room and is finished off like the rest of the house. Great, concrete block, sturdy house, ready to move in! Even has a newer roof, installed in 2021! New Range and New Refrigerator were just installed too!

7. 2022-02-15
   historical Contingent 416-char remark

   Show marketing remark (416 chars)

   Beautifully updated 3 bedroom home, nice rear fenced yard with a sturdy concrete block storage building for all the toys! The living area of 1311 does not include the enclosed porch entry that could be a living room and is finished off like the rest of the house. Great, concrete block, sturdy house, ready to move in! Even has a newer roof, installed in 2021! New Range and New Refrigerator were just installed too!

8. 2022-02-12
   listed $189,900 Active 416-char remark

   Show marketing remark (416 chars)

   Beautifully updated 3 bedroom home, nice rear fenced yard with a sturdy concrete block storage building for all the toys! The living area of 1311 does not include the enclosed porch entry that could be a living room and is finished off like the rest of the house. Great, concrete block, sturdy house, ready to move in! Even has a newer roof, installed in 2021! New Range and New Refrigerator were just installed too!

9. 2012-03-02
   soldstatus $34,000 389-char remark

   Show marketing remark (389 chars)

   SHORT SALE The Listing price may not be sufficient to cover all encumbrances, closing costs, or other seller charges and sale of Property at full listing price may be conditioned upon approval of 3rd parties. SHORT SALE 3/2 home. Being sold ''as is''. CASH only Square footage received by tax rolls. All information recorded in the MLS is intended to be accurate but can not be guaranteed.

10. 2012-03-02
    soldstatus $34,000

    Show marketing remark (389 chars)

    SHORT SALE The Listing price may not be sufficient to cover all encumbrances, closing costs, or other seller charges and sale of Property at full listing price may be conditioned upon approval of 3rd parties. SHORT SALE 3/2 home. Being sold ''as is''. CASH only Square footage received by tax rolls. All information recorded in the MLS is intended to be accurate but can not be guaranteed.

11. 2012-03-02
    soldstatus $34,000

    Show marketing remark (389 chars)

    SHORT SALE The Listing price may not be sufficient to cover all encumbrances, closing costs, or other seller charges and sale of Property at full listing price may be conditioned upon approval of 3rd parties. SHORT SALE 3/2 home. Being sold ''as is''. CASH only Square footage received by tax rolls. All information recorded in the MLS is intended to be accurate but can not be guaranteed.

12. 2011-10-28
    listed $49,000 389-char remark

    Show marketing remark (389 chars)

    SHORT SALE The Listing price may not be sufficient to cover all encumbrances, closing costs, or other seller charges and sale of Property at full listing price may be conditioned upon approval of 3rd parties. SHORT SALE 3/2 home. Being sold ''as is''. CASH only Square footage received by tax rolls. All information recorded in the MLS is intended to be accurate but can not be guaranteed.

13. 2011-10-28
    listed $49,000

    Show marketing remark (389 chars)

    SHORT SALE The Listing price may not be sufficient to cover all encumbrances, closing costs, or other seller charges and sale of Property at full listing price may be conditioned upon approval of 3rd parties. SHORT SALE 3/2 home. Being sold ''as is''. CASH only Square footage received by tax rolls. All information recorded in the MLS is intended to be accurate but can not be guaranteed.

14. 2011-10-28
    listed $49,000

    Show marketing remark (389 chars)

    SHORT SALE The Listing price may not be sufficient to cover all encumbrances, closing costs, or other seller charges and sale of Property at full listing price may be conditioned upon approval of 3rd parties. SHORT SALE 3/2 home. Being sold ''as is''. CASH only Square footage received by tax rolls. All information recorded in the MLS is intended to be accurate but can not be guaranteed.

15. 1976-08-01
    soldstatus $21,500

ⓘ 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: $3,525 · $294/mo
• Projected year-2 tax: $3,525 · $294/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 X (shaded) · 56% 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: $24,136
• − Mortgage interest: −$10,895
• − Property taxes: −$3,525
• − Insurance: −$972
• − Repairs & maintenance: −$1,931
• − Management: −$1,931
• − Depreciation: −$5,658
• Taxable loss: −$776
• Est. tax savings @ 24.0%: +$186
• After-tax cash flow: $2,517/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

+804.7% since first listed

15 events — show timeline

• 2026-04-11 Pending — Daytona MLS
• 2026-04-04 Price Changed $194,500 Daytona MLS
• 2026-02-27 Price Changed $199,950 Daytona MLS
• 2026-02-09 Listed $217,000 Daytona MLS
• 2022-03-03 Sold (Public Records) $177,500 Public Records
• 2022-03-01 Sold (MLS) $177,500 Daytona MLS
• 2022-02-15 Contingent — Daytona MLS
• 2022-02-12 Listed $189,900 Daytona MLS
• 2012-03-02 Sold (MLS) $34,000 NSBMLS
• 2012-03-02 Sold (MLS) $34,000 Stellar MLS as Distributed by MLS Grid
• 2012-03-02 Sold (MLS) $34,000 Daytona MLS
• 2011-10-28 Listed $49,000 NSBMLS
• 2011-10-28 Listed $49,000 Stellar MLS as Distributed by MLS Grid
• 2011-10-28 Listed $49,000 Daytona MLS
• 1976-08-01 Sold (Public Records) $21,500 Public Records

Property tax history

+11.7%/yr

Latest (2025): $3,525 · -0.9% YoY. Source: county tax records.