4349 Tahitian Gardens Cir Unit G · Holiday, FL 34691

$99,500

1 bd · 1.0 ba · 600 sqft · Condo public records · 668 Days on market

Built 1970 $263/mo HOA · 20% of rent

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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 +16.8/30.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Schools +4.3/10.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Resort style, very spacious one bedroom, one bathroom condo/villa to live year round or, as it is so inexpensive, that you could come only the winter months to avoid living through the harsh northern winters. A very good size bedroom, a two part bathroom, that has one area for the sink and vanity and separated with sliding door the other area has toilet and bath tub and shower combined. The living/ dining combination room has lots of light coming through the "all wall" windows at the front and nicely separated small, but very functional kitchen area. Large closet in the very spacious bedroom and storage closet in the hallway, may give you the option to have your own stackable washer and dryer. Enjoy easy and fun life, near shopping and beaches. Tarpon Springs with the famous Sponge Docks and the downtown area with plenty of fun and discovery shopping to do and so many restaurants to pick from, is only 10min. drive. To go for swimming or just to enjoy the sunset you are close to four beaches (Green Key, Anclote, Fred Howard Park and Sunset).

Key facts

• $263 HOA
• Community pool
• Built 1970

Property features AI

Finance

• Other: Furnished; Buyer approval required
• Financial info: Total monthly fees: $263; Total annual fees: $3,156; Lease restrictions apply
• HOA & community: Monthly condo/association fee ($263); HOA includes pool, trash, maintenance (grounds & structure), management, insurance, escrow reserves, fidelity bond, recreational facilities; Association amenities: laundry, pool, recreation facilities; Association approval required; Association recreation owned, deed restrictions, street lights; Pets allowed (up to 100 lbs); Senior community

Exterior

• Parking: Assigned parking; Guest parking
• Security: Key card entry
• Utilities: Public water; Public sewer; Cable available; BB/HS internet available; Electricity connected; Underground utilities
• Home design: Residential condominium (attached); One story; Faces northwest
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Building 32
• Exterior features: Patio; Lighting; Rain gutters; Sidewalk; Level lot; Near public transit; Paved; Mature landscaping with trees

Interior

• Kitchen: Refrigerator; Range; Range hood; Microwave; Electric water heater
• Bedrooms: 1 bedroom
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Kitchen/family room combo; Open floorplan; Thermostat; Window treatments (blinds)
• Laundry & utility: Common area laundry; Inside utility; Attic

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $63 ($758/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 4.7% in Holiday — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#623 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: crime D+, schools D, amenities F.
• Pasco (suburban): math 50% / reading 52% proficiency, ranked #32 of 73 in FL (top 44%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.0%/yr); 324 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).
• This rent runs 31% of the median local income ($50k/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 $688 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Pasco County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 668 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 12y ago; this cycle's ask has dropped $30k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $100k implies a 176% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 668 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 D-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.29% ✓
• Cap rate: 7.06%
• Cash-on-cash: 2.72%
• DSCR: 1.12
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.05% rent growth · sell at horizon

5-year hold

• IRR: -13.2%
• Equity multiple: 0.53×
• Total profit: $-13,132
• Equity at exit: $14,836

10-year hold

• IRR: -6.1%
• Equity multiple: 0.63×
• Total profit: $-10,409
• Equity at exit: $8,603

Cash invested: $27,860 (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 34691

• Home prices YoY: -23.9%
• Rents YoY: 2.0%
• Active inventory: 324
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,284 high
• Mortgage (P&I): −$522
• Tax from tax record: −$125 /mo · $1,496/yr
• Insurance: −$41
• HOA: −$263
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $63

Break-even live

Break-even rent $1,204

Max offer price $99,500

Occupancy floor 90%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4318 Tahitian Gardens Cir Unit B Holiday, FL	1.0	1.0	576	$1,200	$2.08	24d	1	0.14mi
4358 Tahitian Gardens Cir Unit G Holiday, FL	1.0	1.0	600	$1,350	$2.25	24d	1	0.18mi
4358 Tahitian Gardens Cir Holiday, FL	1.0	1.0	600	$1,350	$2.25	14d	1	0.18mi
2133 Melody Dr Holiday, FL	2.0	1.0	510	$1,078	$2.11	14d	1	0.29mi
2051 Pleasure Dr Holiday, FL	2.0	1.0	720	$1,200	$1.67	24d	1	0.33mi
4205 Jordana Way Holiday, FL	1.0–3.0	1.0–2.0	1027	$1,176	$1.14	2d	13	0.38mi
4348 Plaza Dr Holiday, FL	1.0–2.0	1.0–2.0	860	$1,099	$1.28	2d	9	0.45mi
2117 Calusa Trl Unit B Holiday, FL	1.0	1.0	708	$1,200	$1.69	4d	1	0.49mi
2122 Ranchita Trl Holiday, FL	2.0	1.0	648	$1,399	$2.16	24d	1	0.54mi
5409 Oceanic Rd Holiday, FL	1.0	1.0	624	$1,225	$1.96	24d	1	1.38mi
5419 Oceanic Rd Holiday, FL	1.0	1.0	624	$1,200	$1.92	12d	1	1.39mi
5441 Oceanic Rd Holiday, FL	1.0	1.0	600	$1,100	$1.83	24d	1	1.43mi

HOA detail condo

• Monthly dues: $263 · $3,156/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 49 events

1. 2026-06-18
   days on market $99,500 Active 668 DOM
2. 2026-06-17
   days on market $99,500 Active 667 DOM
3. 2026-06-16
   days on market $99,500 Active 666 DOM
4. 2026-06-15
   days on market $99,500 Active 665 DOM
5. 2026-06-13
   days on market $99,500 Active 663 DOM
6. 2026-06-09
   days on market $99,500 Active 659 DOM
7. 2026-06-08
   days on market $99,500 Active 658 DOM
8. 2026-06-07
   days on market $99,500 Active 657 DOM
9. 2026-06-04
   days on market $99,500 Active 654 DOM
10. 2026-06-03
    days on market $99,500 Active 653 DOM
11. 2026-06-02
    days on market $99,500 Active 652 DOM
12. 2026-06-02
    price $99,500 Active 651 DOM
13. 2026-05-31
    days on market $99,900 Active 651 DOM
14. 2026-04-21
    status Active
15. 2026-04-18
    status Pending
16. 2026-04-09
    status Active
17. 2026-04-09
    price $99,900
18. 2026-03-31
    historical
19. 2026-02-12
    status Active
20. 2026-02-10
    price $104,900
21. 2026-01-31
    historical
22. 2025-11-13
    status Active
23. 2025-11-13
    price $109,900
24. 2025-10-31
    historical
25. 2025-10-02
    status Active
26. 2025-09-30
    historical
27. 2025-08-01
    status Active
28. 2025-07-31
    historical
29. 2025-06-01
    status Active
30. 2025-05-31
    historical
31. 2025-04-03
    price $114,900
32. 2025-04-03
    status Active
33. 2025-04-03
    price $115,900
34. 2025-03-31
    historical
35. 2025-01-01
    status Active
36. 2024-12-31
    historical
37. 2024-11-04
    status Active
38. 2024-10-24
    historical
39. 2024-10-16
    price $119,900
40. 2024-06-26
    listed $129,900 Active
41. 2016-09-14
    soldstatus $36,000
42. 2016-09-13
    soldstatus $36,000 Sold 1066-char remark

    Show marketing remark (1066 chars)

    Resort style, very spacious one bedroom, one bathroom condo/villa to live year round or, as it is so inexpensive, that you could come only the winter months to avoid living through the harsh northern winters. A very good size bedroom, a two part bathroom, that has one area for the sink and vanity and separated with sliding door the other area has toilet and bath tub and shower combined. The living/ dining combination room has lots of light coming through the "all wall" windows at the front and nicely separated small, but very functional kitchen area. Large closet in the very spacious bedroom and storage closet in the hallway, may give you the option to have your own stackable washer and dryer. Enjoy easy and fun life, near shopping and beaches. Tarpon Springs with the famous Sponge Docks and the downtown area with plenty of fun and discovery shopping to do and so many restaurants to pick from, is only 10min. drive. To go for swimming or just to enjoy the sunset you are close to four beaches (Green Key, Anclote, Fred Howard Park and Sunset).

43. 2016-08-26
    historical Contingent - Other Contract Contingencies 1066-char remark

    Show marketing remark (1066 chars)

    Resort style, very spacious one bedroom, one bathroom condo/villa to live year round or, as it is so inexpensive, that you could come only the winter months to avoid living through the harsh northern winters. A very good size bedroom, a two part bathroom, that has one area for the sink and vanity and separated with sliding door the other area has toilet and bath tub and shower combined. The living/ dining combination room has lots of light coming through the "all wall" windows at the front and nicely separated small, but very functional kitchen area. Large closet in the very spacious bedroom and storage closet in the hallway, may give you the option to have your own stackable washer and dryer. Enjoy easy and fun life, near shopping and beaches. Tarpon Springs with the famous Sponge Docks and the downtown area with plenty of fun and discovery shopping to do and so many restaurants to pick from, is only 10min. drive. To go for swimming or just to enjoy the sunset you are close to four beaches (Green Key, Anclote, Fred Howard Park and Sunset).

44. 2016-06-22
    listed $37,000 Active 1066-char remark

    Show marketing remark (1066 chars)

    Resort style, very spacious one bedroom, one bathroom condo/villa to live year round or, as it is so inexpensive, that you could come only the winter months to avoid living through the harsh northern winters. A very good size bedroom, a two part bathroom, that has one area for the sink and vanity and separated with sliding door the other area has toilet and bath tub and shower combined. The living/ dining combination room has lots of light coming through the "all wall" windows at the front and nicely separated small, but very functional kitchen area. Large closet in the very spacious bedroom and storage closet in the hallway, may give you the option to have your own stackable washer and dryer. Enjoy easy and fun life, near shopping and beaches. Tarpon Springs with the famous Sponge Docks and the downtown area with plenty of fun and discovery shopping to do and so many restaurants to pick from, is only 10min. drive. To go for swimming or just to enjoy the sunset you are close to four beaches (Green Key, Anclote, Fred Howard Park and Sunset).

45. 2015-07-08
    soldstatus $35,900
46. 2014-02-12
    historical
47. 2014-01-27
    listed $29,900
48. 2003-04-08
    soldstatus $38,600
49. 2000-04-13
    soldstatus $25,000

ⓘ 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: $1,496 · $125/mo
• Projected year-2 tax: $1,496 · $125/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 5/10 Major FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 28 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: $15,404
• − Mortgage interest: −$5,574
• − Property taxes: −$1,496
• − Insurance: −$498
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − HOA: −$3,156
• − Depreciation: −$2,895
• Taxable loss: −$678
• Est. tax savings @ 24.0%: +$163
• After-tax cash flow: $921/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: Pasco
• NCES district ID: 1201530
• Math proficiency: 50% ▼ -10.00%
• Reading proficiency: 52% ▼ -5.00%
• Median HH income: $45,039
• Composite: 43.14/100
• National rank: #3074
• State rank: #32 of 73 in FL

Livability — Holiday

• Score: 66/100
• State rank: #623
• US rank: #12124

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment F Housing A+ Health & safety B User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holiday, FL
• County: Pasco County · 524,098 people
• City population: 33,730
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 21,232
• Household income: $50,288
• Rent vs Own: 32.2% rent · 67.8% own
• Severe rent burden: 1031.0

Population outlook (Pasco County) Hauer SSP2

• Today (2025): 570,045 people
• By 2030: 605,844 · +6.3%
• By 2040: 674,806 · +18.4%
• By 2050: 736,022 · +29.1%
• By 2075: 862,900 · +51.4%
• By 2100: 906,364 · +59.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 15% Two or more races 11% Black 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6% Cuban 2% Dominican 2%
• Common ancestry: Romanian 3% Iranian 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 82% English-only · Spanish 8% Other Indo-European 5% Other Asian/Pacific 1%

Political lean MEDSL · Pasco

• 2024 margin: Strong R (+25.2) · D 36.9% · R 62.1% · Other 1.0%
• 2008→2024 swing: -21.6pp toward R · 2008: -3.6pp · 2024: -25.2pp
• All cycles: 2024: R+25.2 2020: R+20.1 2016: R+21.6 2012: R+6.7 2008: R+3.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -102.84%
• Current HPI: 326.9843
• Rent YoY: ▲ 2.05%
• Metro: Tampa-St. Petersburg-Clearwater, 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

+299.6% since first listed

36 events — show timeline

• 2026-04-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Price Changed $99,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-02-12 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-10 Price Changed $104,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-11-13 Price Changed $109,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-09-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-08-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-07-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-05-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-03 Price Changed $114,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-04-03 Price Changed $115,900 Stellar MLS as Distributed by MLS Grid
• 2025-03-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-01-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-12-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-11-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-10-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-10-16 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2024-06-26 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2016-09-14 Sold (Public Records) $36,000 Public Records
• 2016-09-13 Sold (MLS) $36,000 Stellar MLS as Distributed by MLS Grid
• 2016-08-26 Contingent — Stellar MLS as Distributed by MLS Grid
• 2016-06-22 Listed $37,000 Stellar MLS as Distributed by MLS Grid
• 2015-07-08 Sold (Public Records) $35,900 Public Records
• 2014-02-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-01-27 Listed $29,900 Stellar MLS as Distributed by MLS Grid
• 2003-04-08 Sold (Public Records) $38,600 Public Records
• 2000-04-13 Sold (Public Records) $25,000 Public Records

Property tax history

+9.6%/yr

Latest (2025): $1,496 · +3.1% YoY. Source: county tax records.