1620 E Espanola Ave Unit C · Holly Hill, FL 32117

$119,932

2 bd · 2.0 ba · 1,025 sqft · SingleFamily public records

Built 1981

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

COZY, CHARMING AND RENOVATED HOME WITH 2 BEDROOMS 1 BATHROOM. This beautiful renovated home is ideal for a first time home buyer or an investor seeking for a rental property with high returns. This house will not last, great location in a quiet neighborhood. It has been recently updated, all new stainless steel appliances, fresh paint, new vanities and mirrors, new toilets. Don't miss your chance to see your future home before its somebody else's home. ''SOLD AS IS''

Key facts

• Built 1981

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $654 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).

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; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 40% 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 $829 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.
• At projected returns (-3.0% appreciation + 1.0% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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

• 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 $119,932

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: 1.57% ✓
• Cap rate: 12.84%
• Cash-on-cash: 23.38%
• DSCR: 2.04
• GRM: 5.3

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: 14.2%
• Equity multiple: 1.55×
• Total profit: $18,585
• Equity at exit: $17,882

10-year hold

• IRR: 21.4%
• Equity multiple: 2.65×
• Total profit: $55,431
• Equity at exit: $10,370

Cash invested: $33,581 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,877 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,799/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $654

Break-even live

Break-even rent $1,049

Max offer price $119,932

Occupancy floor 60%

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: $29,983
• Closing costs: $3,598
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1521 Moravia Ave Daytona Beach, FL	2.0	2.0	700	$2,000	$2.86	19d	1	0.49mi
1355 Hiawatha Ave Daytona Beach, FL	2.0	1.0	780	$1,675	$2.15	14d	1	0.54mi
733 Buena Vista Ave Ormond Beach, FL	3.0	2.0	1485	$2,400	$1.62	23d	1	0.64mi
402 Fleming Ave Ormond Beach, FL	3.0	2.0	1495	$2,560	$1.71	21d	1	0.90mi
946 15th St Daytona Beach, FL	2.0	2.0	1010	$1,500	$1.49	23d	1	0.90mi
1563 Hancock Ln Daytona Beach, FL	2.0	2.0	912	$1,475	$1.62	11d	1	0.92mi
3009 N Halifax Ave #1 Daytona Beach, FL	2.0	1.5	816	$1,650	$2.02	23d	1	0.93mi
2711 N Halifax Ave Daytona Beach, FL	1.0–2.0	1.0	785	$1,675	$2.13	23d	2	0.94mi
2711 N Halifax Ave Daytona Beach, FL	1.0–2.0	1.0	785	$1,675	$2.13	14d	3	0.94mi
1575 Megan Bay Cir Daytona Beach, FL	3.0	2.0	1232	$1,800	$1.46	23d	1	1.05mi
638 LPGA Blvd Unit B Daytona Beach, FL	3.0	2.0	1111	$2,490	$2.24	23d	1	1.05mi
410 Sauls St Ormond Beach, FL	3.0	1.0	990	$1,500	$1.52	23d	1	1.09mi
900 LPGA Blvd Daytona Beach, FL	1.0–2.0	1.0–2.0	885	$1,495	$1.69	14d	14	1.16mi
1707 Evergreen St Ormond Beach, FL	2.0	1.0	868	$1,750	$2.02	23d	1	1.16mi
1559 Hammock Dr Unit B Holly Hill, FL	2.0	1.5	1100	$1,375	$1.25	14d	1	1.17mi
1014 Indian Oaks E Daytona Beach, FL	3.0	2.0	1500	$2,650	$1.77	23d	1	1.21mi
288 Boylston Ave Daytona Beach, FL	3.0	2.0	1320	$2,200	$1.67	23d	1	1.22mi
2609 N Oleander Ave Unit 17 Daytona Beach, FL	2.0	1.5	950	$1,180	$1.24	14d	1	1.22mi
921 Daytona Ave Unit A Daytona Beach, FL	2.0	1.0	1100	$1,775	$1.61	23d	1	1.22mi
2417 N Oleander Ave Unit 5 Daytona Beach, FL	2.0	1.0	850	$1,450	$1.71	23d	1	1.24mi
400 Auburn Dr #3 Daytona Beach, FL	2.0	1.0	945	$1,350	$1.43	23d	1	1.29mi
820 State Ave Apt 1 Daytona Beach, FL	2.0	2.0	841	$1,470	$1.75	23d	1	1.35mi
820 State Ave Unit 3 Daytona Beach, FL	2.0	1.0	841	$1,370	$1.63	23d	1	1.35mi
501 Plaza Blvd Unit A Daytona Beach, FL	2.0	1.0	800	$1,500	$1.88	23d	1	1.37mi
840 Center Ave Apt 75 Holly Hill, FL	2.0	1.0	900	$1,250	$1.39	23d	1	1.41mi
432 Auburn Dr #204 Daytona Beach, FL	2.0	1.0	992	$1,350	$1.36	23d	1	1.42mi
2900 N Atlantic Ave Apt 702 Daytona Beach, FL	2.0	2.0	1360	$3,300	$2.43	21d	1	1.46mi
660 8th St Daytona Beach, FL	2.0	1.0	900	$1,375	$1.53	23d	1	1.47mi
2828 N Atlantic Ave #1504 Daytona Beach, FL	2.0	2.0	1240	$2,800	$2.26	11d	1	1.48mi
2828 N Atlantic Ave #1601 Daytona Beach, FL	2.0	2.0	1295	$4,350	$3.36	23d	1	1.48mi
2828 N Atlantic Ave #1104 Daytona Beach, FL	2.0	2.0	1178	$2,500	$2.12	23d	1	1.48mi
2900 N Atlantic Ave #1401 Daytona Beach, FL	2.0	2.0	1360	$3,500	$2.57	23d	1	1.49mi
2900 N Atlantic Ave #1805 Daytona Beach, FL	2.0	2.0	1360	$3,000	$2.21	23d	1	1.49mi
2900 N Atlantic Ave Unit 703 Daytona Beach, FL	2.0	2.0	1274	$3,150	$2.47	23d	1	1.49mi
1235 Alcazar St Daytona Beach, FL	3.0	2.0	1498	$2,100	$1.40	23d	1	1.50mi

Listing history 11 events

1. 2019-05-28
   soldstatus $115,000 Sold 471-char remark

   Show marketing remark (471 chars)

   COZY, CHARMING AND RENOVATED HOME WITH 2 BEDROOMS 1 BATHROOM. This beautiful renovated home is ideal for a first time home buyer or an investor seeking for a rental property with high returns. This house will not last, great location in a quiet neighborhood. It has been recently updated, all new stainless steel appliances, fresh paint, new vanities and mirrors, new toilets. Don't miss your chance to see your future home before its somebody else's home. ''SOLD AS IS''

2. 2019-05-28
   soldstatus $115,000

   Show marketing remark (471 chars)

   COZY, CHARMING AND RENOVATED HOME WITH 2 BEDROOMS 1 BATHROOM. This beautiful renovated home is ideal for a first time home buyer or an investor seeking for a rental property with high returns. This house will not last, great location in a quiet neighborhood. It has been recently updated, all new stainless steel appliances, fresh paint, new vanities and mirrors, new toilets. Don't miss your chance to see your future home before its somebody else's home. ''SOLD AS IS''

3. 2019-04-26
   historical
4. 2019-04-22
   status Pending 471-char remark

   Show marketing remark (471 chars)

   COZY, CHARMING AND RENOVATED HOME WITH 2 BEDROOMS 1 BATHROOM. This beautiful renovated home is ideal for a first time home buyer or an investor seeking for a rental property with high returns. This house will not last, great location in a quiet neighborhood. It has been recently updated, all new stainless steel appliances, fresh paint, new vanities and mirrors, new toilets. Don't miss your chance to see your future home before its somebody else's home. ''SOLD AS IS''

5. 2019-04-13
   listed $119,932 Active 471-char remark

   Show marketing remark (471 chars)

   COZY, CHARMING AND RENOVATED HOME WITH 2 BEDROOMS 1 BATHROOM. This beautiful renovated home is ideal for a first time home buyer or an investor seeking for a rental property with high returns. This house will not last, great location in a quiet neighborhood. It has been recently updated, all new stainless steel appliances, fresh paint, new vanities and mirrors, new toilets. Don't miss your chance to see your future home before its somebody else's home. ''SOLD AS IS''

6. 2019-04-12
   listed $119,932
7. 2018-11-30
   soldstatus $59,000
8. 1999-11-29
   soldstatus $38,000
9. 1997-06-23
   soldstatus $30,000
10. 1988-03-01
    soldstatus $39,500
11. 1983-08-01
    soldstatus $37,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 50% 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,530
• − Mortgage interest: −$6,718
• − Property taxes: −$1,799
• − Insurance: −$600
• − Repairs & maintenance: −$1,802
• − Management: −$1,802
• − Depreciation: −$3,489
• Taxable income: $6,319
• Est. tax owed @ 24.0%: −$1,517
• After-tax cash flow: $6,336/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

+210.8% since first listed

11 events — show timeline

• 2019-05-28 Sold (Public Records) $115,000 Public Records
• 2019-05-28 Sold (MLS) $115,000 Stellar MLS as Distributed by MLS Grid
• 2019-04-26 Listing Removed — Daytona MLS
• 2019-04-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-04-13 Listed $119,932 Stellar MLS as Distributed by MLS Grid
• 2019-04-12 Listed $119,932 Daytona MLS
• 2018-11-30 Sold (Public Records) $59,000 Public Records
• 1999-11-29 Sold (Public Records) $38,000 Public Records
• 1997-06-23 Sold (Public Records) $30,000 Public Records
• 1988-03-01 Sold (Public Records) $39,500 Public Records
• 1983-08-01 Sold (Public Records) $37,000 Public Records

Property tax history

-14.2%/yr

Latest (2025): $96 · +0.0% YoY. Source: county tax records.