1585 Tuscaloosa Ave · Holly Hill, FL 32117

$154,500

3 bd · 2.0 ba · 1,066 sqft · Manufactured public records · 254 Days on market

Built 1986 6,250 sqft lot

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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 +29.4/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• 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

Look at this Low Priced Home! Not in a Flood Zone, New Roof, New Soffits, the exterior is newly painted, new kitchen, New 2 full Bathrooms, New flooring, New Plumbing. Updated the central AC. Large shed for extra storage. All Appliances are included including the washer and dryer. Built in 1985. Great for financing FHA or VA. This manufactured home is not in a manufactured home development. It is in the very desirable Holly Hill Heights Neighborhood! Priced Perfect for Quick Sale!!

Key facts

• New kitchen
• New flooring
• New soffits

Tags

• NEW ROOF
• NEW SOFFITS
• NEW FLOORING
• EXTERIOR COMPLETELY PAINTED
• NEW KITCHEN
• LARGE SHED FOR STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $154k.

Deal economics

• At list price, monthly cash flow is $547 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $154k).
• Recommended offer: $136k (12.0% 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: 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; 28 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 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 $1k of loan paydown is wiped out by about $5k 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 $43k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 254 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 29y ago; this cycle's ask has dropped $30k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $135,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 254 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.21% ✓
• Cap rate: 10.54%
• Cash-on-cash: 15.18%
• DSCR: 1.68
• GRM: 6.9

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: 3.7%
• Equity multiple: 1.14×
• Total profit: $6,097
• Equity at exit: $23,036

10-year hold

• IRR: 11.4%
• Equity multiple: 1.82×
• Total profit: $35,516
• Equity at exit: $13,358

Cash invested: $43,260 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,864 high
• Mortgage (P&I): −$810
• Tax from tax record: −$51 /mo · $611/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $547

Break-even live

Break-even rent $1,171

Max offer price $154,500

Occupancy floor 66%

Sensitivity live

Price	-10% $635	-5% $591	+0% $547	+5% $503	+10% $460
Rent	-10% $400	-5% $474	+0% $547	+5% $621	+10% $694
Rate	-1.0pp $625	-0.5pp $587	base $547	+0.5pp $507	+1.0pp $466

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: $38,625
• Closing costs: $4,635
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
946 15th St Daytona Beach, FL	2.0	2.0	1010	$1,500	$1.49	25d	1	0.49mi
1563 Hancock Ln Daytona Beach, FL	2.0	2.0	912	$1,475	$1.62	12d	1	0.52mi
1355 Hiawatha Ave Daytona Beach, FL	2.0	1.0	780	$1,675	$2.15	16d	1	0.65mi
1575 Megan Bay Cir Daytona Beach, FL	3.0	2.0	1232	$1,800	$1.46	25d	1	0.65mi
638 LPGA Blvd Unit B Daytona Beach, FL	3.0	2.0	1111	$2,490	$2.24	25d	1	0.70mi
1521 Moravia Ave Daytona Beach, FL	2.0	2.0	700	$2,000	$2.86	20d	1	0.73mi
900 LPGA Blvd Daytona Beach, FL	1.0–2.0	1.0–2.0	885	$1,495	$1.69	16d	14	0.75mi
1559 Hammock Dr Unit B Holly Hill, FL	2.0	1.5	1100	$1,375	$1.25	16d	1	0.76mi
1014 Indian Oaks E Daytona Beach, FL	3.0	2.0	1500	$2,650	$1.77	25d	1	0.87mi
1707 Evergreen St Ormond Beach, FL	2.0	1.0	868	$1,750	$2.02	25d	1	0.87mi
733 Buena Vista Ave Ormond Beach, FL	3.0	2.0	1485	$2,400	$1.62	25d	1	1.02mi
402 Fleming Ave Ormond Beach, FL	3.0	2.0	1495	$2,560	$1.71	22d	1	1.05mi
840 Center Ave Apt 75 Holly Hill, FL	2.0	1.0	900	$1,250	$1.39	25d	1	1.11mi
1235 Alcazar St Daytona Beach, FL	3.0	2.0	1498	$2,100	$1.40	25d	1	1.15mi
660 8th St Daytona Beach, FL	2.0	1.0	900	$1,375	$1.53	25d	1	1.16mi
921 Daytona Ave Unit A Daytona Beach, FL	2.0	1.0	1100	$1,775	$1.61	25d	1	1.16mi
820 State Ave Apt 1 Daytona Beach, FL	2.0	2.0	841	$1,470	$1.75	25d	1	1.19mi
820 State Ave Unit 3 Daytona Beach, FL	2.0	1.0	841	$1,370	$1.63	25d	1	1.19mi
1615 Derbyshire Rd Daytona Beach, FL	3.0	1.5	1000	$1,950	$1.95	16d	1	1.20mi
1767 Valencia Ave Ormond Beach, FL	4.0	2.0	1216	$2,100	$1.73	25d	1	1.23mi
410 Sauls St Ormond Beach, FL	3.0	1.0	990	$1,500	$1.52	25d	1	1.24mi
1512 Richmond Ave Unit 1546284P Daytona Beach, FL	3.0	2.0	1173	$3,226	$2.75	16d	1	1.27mi
2711 N Halifax Ave Daytona Beach, FL	1.0–2.0	1.0	785	$1,675	$2.13	25d	2	1.32mi
2711 N Halifax Ave Daytona Beach, FL	1.0–2.0	1.0	785	$1,675	$2.13	16d	3	1.32mi
1435 Atlanta Dr Daytona Beach, FL	3.0	1.0	1200	$1,800	$1.50	25d	1	1.33mi
3009 N Halifax Ave #1 Daytona Beach, FL	2.0	1.5	816	$1,650	$2.02	25d	1	1.33mi
1420 Alabama Ave Daytona Beach, FL	4.0	2.0	1367	$1,824	$1.33	20d	1	1.33mi
1224 10th St Daytona Beach, FL	3.0	1.0	1284	$1,550	$1.21	16d	1	1.46mi

Listing history 43 events

1. 2026-06-22
   days on market $154,500 Active 254 DOM
2. 2026-06-18
   days on market $154,500 Active 251 DOM
3. 2026-06-17
   days on market $154,500 Active 250 DOM
4. 2026-06-16
   days on market $154,500 Active 249 DOM
5. 2026-06-15
   days on market $154,500 Active 248 DOM
6. 2026-06-14
   days on market $154,500 Active 246 DOM
7. 2026-06-10
   days on market $154,500 Active 243 DOM
8. 2026-06-09
   days on market $154,500 Active 242 DOM
9. 2026-06-08
   days on market $154,500 Active 241 DOM
10. 2026-06-07
    days on market $154,500 Active 240 DOM
11. 2026-06-05
    days on market $154,500 Active 237 DOM
12. 2026-06-03
    days on market $154,500 Active 236 DOM
13. 2026-06-03
    days on market $154,500 Active 235 DOM
14. 2026-06-01
    days on market $154,500 Active 234 DOM
15. 2026-05-31
    days on market $154,500 Active 233 DOM
16. 2026-05-31
    days on market $154,500 Active 232 DOM
17. 2025-11-13
    price $169,500 486-char remark

    Show marketing remark (486 chars)

    Look at this Low Priced Home! Not in a Flood Zone, New Roof, New Soffits, the exterior is newly painted, new kitchen, New 2 full Bathrooms, New flooring, New Plumbing. Updated the central AC. Large shed for extra storage. All Appliances are included including the washer and dryer. Built in 1985. Great for financing FHA or VA. This manufactured home is not in a manufactured home development. It is in the very desirable Holly Hill Heights Neighborhood! Priced Perfect for Quick Sale!!

18. 2025-10-24
    price $179,500 486-char remark

    Show marketing remark (470 chars)

    Look at this Low Priced Home! Not in a Flood Zone! New Roof, New Soffits, New Flooring, Exterior Completely Painted, New Kitchen, Completely Remodeled 2 Bathroom and a large shed for storage. The central AC has been updated also. All the appliances are included including the washer and dryer. This manufactured home is not in a manufactured home area. It is in the very desirable Holly Hill Heights area with single family homes. This home is a great buy at this price!

19. 2025-10-24
    price $179,500 470-char remark

    Show marketing remark (470 chars)

    Look at this Low Priced Home! Not in a Flood Zone! New Roof, New Soffits, New Flooring, Exterior Completely Painted, New Kitchen, Completely Remodeled 2 Bathroom and a large shed for storage. The central AC has been updated also. All the appliances are included including the washer and dryer. This manufactured home is not in a manufactured home area. It is in the very desirable Holly Hill Heights area with single family homes. This home is a great buy at this price!

20. 2025-10-10
    listed $184,500 Active 486-char remark

    Show marketing remark (470 chars)

    Look at this Low Priced Home! Not in a Flood Zone! New Roof, New Soffits, New Flooring, Exterior Completely Painted, New Kitchen, Completely Remodeled 2 Bathroom and a large shed for storage. The central AC has been updated also. All the appliances are included including the washer and dryer. This manufactured home is not in a manufactured home area. It is in the very desirable Holly Hill Heights area with single family homes. This home is a great buy at this price!

21. 2025-10-10
    listed $184,500 Active 470-char remark

    Show marketing remark (470 chars)

    Look at this Low Priced Home! Not in a Flood Zone! New Roof, New Soffits, New Flooring, Exterior Completely Painted, New Kitchen, Completely Remodeled 2 Bathroom and a large shed for storage. The central AC has been updated also. All the appliances are included including the washer and dryer. This manufactured home is not in a manufactured home area. It is in the very desirable Holly Hill Heights area with single family homes. This home is a great buy at this price!

22. 2025-07-14
    soldstatus $110,000
23. 2025-07-01
    soldstatus $75,000
24. 2025-06-30
    soldstatus $75,000 Closed
25. 2025-06-12
    status Pending
26. 2025-05-21
    listed $110,000 Active
27. 2025-03-18
    status Active
28. 2025-03-12
    status Pending
29. 2025-03-12
    historical
30. 2025-02-10
    price $110,000
31. 2024-11-23
    listed $125,000 Active
32. 2015-10-12
    soldstatus $50,000
33. 2015-10-08
    soldstatus $50,000 Closed
34. 2015-10-06
    status Pending
35. 2015-09-09
    status Active
36. 2015-08-28
    listed $65,000
37. 2015-08-27
    historical
38. 2015-07-29
    listed $65,000 Active
39. 1998-06-26
    soldstatus $37,500
40. 1998-06-22
    soldstatus $37,500
41. 1997-12-13
    listed $37,500
42. 1996-06-24
    soldstatus $39,900
43. 1996-04-18
    soldstatus $16,000

ⓘ 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: $611 · $51/mo
• Projected year-2 tax: $1,282 · $107/mo
• Expected delta: +$672/yr (+$56/mo · 110.0%)

ⓘ 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) · 55% 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,370
• − Mortgage interest: −$8,654
• − Property taxes: −$611
• − Insurance: −$772
• − Repairs & maintenance: −$1,790
• − Management: −$1,790
• − Depreciation: −$4,495
• Taxable income: $4,259
• Est. tax owed @ 24.0%: −$1,022
• After-tax cash flow: $5,544/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

+959.4% since first listed

27 events — show timeline

• 2025-11-13 Price Changed $169,500 Daytona MLS
• 2025-10-24 Price Changed $179,500 Daytona MLS
• 2025-10-24 Price Changed $179,500 Stellar MLS as Distributed by MLS Grid
• 2025-10-10 Listed $184,500 Daytona MLS
• 2025-10-10 Listed $184,500 Stellar MLS as Distributed by MLS Grid
• 2025-07-14 Sold (Public Records) $110,000 Public Records
• 2025-07-01 Sold (Public Records) $75,000 Public Records
• 2025-06-30 Sold (MLS) $75,000 Daytona MLS
• 2025-06-12 Pending — Daytona MLS
• 2025-05-21 Listed $110,000 Daytona MLS
• 2025-03-18 Relisted — Daytona MLS
• 2025-03-12 Pending — Daytona MLS
• 2025-03-12 Listing Removed — Daytona MLS
• 2025-02-10 Price Changed $110,000 Daytona MLS
• 2024-11-23 Listed $125,000 Daytona MLS
• 2015-10-12 Sold (Public Records) $50,000 Public Records
• 2015-10-08 Sold (MLS) $50,000 Daytona MLS
• 2015-10-06 Pending — Daytona MLS
• 2015-09-09 Relisted — Daytona MLS
• 2015-08-28 Listed $65,000 Daytona MLS
• 2015-08-27 Listing Removed — Daytona MLS
• 2015-07-29 Listed $65,000 Daytona MLS
• 1998-06-26 Sold (Public Records) $37,500 Public Records
• 1998-06-22 Sold (MLS) $37,500 Daytona MLS
• 1997-12-13 Listed $37,500 Daytona MLS
• 1996-06-24 Sold (Public Records) $39,900 Public Records
• 1996-04-18 Sold (Public Records) $16,000 Public Records

Property tax history

+21.5%/yr

Latest (2025): $611 · -57.4% YoY. Source: county tax records.