3527 Tiki Dr · Holiday, FL 34691

$105,000

2 bd · 2.0 ba · 720 sqft · Manufactured public records · 6 Days on market

Built 1973 3,377 sqft lot Est $73k · 43% over $33/mo HOA · 2% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Schools +4.3/10.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

No lot rent here—you own the land! Nestled within a gated 55+ community with a low HOA fee of just $400 per year, this completely remodeled 2-bedroom, 2-bath home with a 13' x 9' versatile bonus room offers the perfect blend of comfort, style, and affordability. Extensively updated from top to bottom, the home features all-new PVC plumbing, updated electrical outlets, new flooring, fresh drywall, and interior paint throughout. The beautifully redesigned kitchen serves as the heart of the home, showcasing custom cabinetry with soft-close, dovetail drawers, granite countertops, a tiled backsplash, and a charming farmhouse sink. Both bathrooms have been thoughtfully renovated with modern

Key facts

• Gated community
• Custom cabinetry
• Farmhouse sink

Tags

• GATED COMMUNITY
• REMODELED HOME
• UPDATED ELECTRICAL OUTLETS
• CUSTOM CABINETRY
• GRANITE COUNTERTOPS
• FARMHOUSE SINK

Property features AI

Finance

• Other: Total acreage: less than 1/4 acre; Lot features: near golf course, near marina, near public transit, street dead-end; Paved road access
• Financial info: Lease restrictions apply
• HOA & community: Part of TIKI VILLAGE community; HOA required with annual fee ($400) — approximately $33.33/month; Community features include deed restrictions and street lights; Senior community; Pets allowed (maximum ~40 lbs)

Exterior

• Parking: Covered parking; 1-car carport
• Security: Gated community
• Utilities: Public water; Public sewer; Sewer connected
• Home design: Residential double-wide mobile home; Single-story; Faces southwest
• Construction: Metal frame construction; Metal roof
• Exterior features: Rain gutters; Storage shed

Interior

• Kitchen: Dishwasher; Microwave; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Ceiling fans; Open floorplan with living/dining combo; Solid surface counters; Solid wood cabinets; Stone counters; Window treatments
• Laundry & utility: Laundry area (Other)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 11.8% vs local median 4.5% 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+, amenities F, commute 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.
• Zoned schools: Gulf Trace Elementary School (math 39% / reading 38%, grade F, #1,575 of 2,144 statewide, top 74%, 611 students, 84% FRL); Anclote High School (math 28% / reading 38%, grade F, #406 of 667 statewide, top 61%, 1,205 students, 77% FRL) — zoned schools average 81% FRL vs 48% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 36% at this address vs 51% district-wide (-15 pts) — the specific schools serving this property underperform the Pasco average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.0%/yr); 328 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 34% 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 $726 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.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 17y 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: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,000

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.37% ✓
• Cap rate: 11.84%
• Cash-on-cash: 19.81%
• DSCR: 1.88
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $73,440
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3707 Tiki Dr	0.16mi	2/1.0	784 (+9%)	2mo	$80,000	$102	72

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 10.9%
• Equity multiple: 1.43×
• Total profit: $12,518
• Equity at exit: $15,656

10-year hold

• IRR: 19.2%
• Equity multiple: 2.54×
• Total profit: $45,132
• Equity at exit: $9,078

Cash invested: $29,400 (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: 328
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,438 high
• Mortgage (P&I): −$551
• Tax from tax record: −$24 /mo · $283/yr
• Insurance: −$44
• HOA: −$33
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $485

Break-even live

Break-even rent $824

Max offer price $105,000

Occupancy floor 61%

Sensitivity live

Price	-10% $545	-5% $515	+0% $485	+5% $456	+10% $426
Rent	-10% $372	-5% $429	+0% $485	+5% $542	+10% $599
Rate	-1.0pp $538	-0.5pp $512	base $485	+0.5pp $458	+1.0pp $431

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4205 Jordana Way Holiday, FL	1.0–3.0	1.0–2.0	1027	$1,404	$1.37	3d	13	0.71mi
4348 Plaza Dr Holiday, FL	1.0–2.0	1.0–2.0	860	$1,499	$1.74	0d	7	0.77mi
4318 Tahitian Gardens Cir Unit B Holiday, FL	1.0	1.0	576	$1,200	$2.08	25d	1	0.81mi
2051 Pleasure Dr Holiday, FL	2.0	1.0	720	$1,200	$1.67	25d	1	0.82mi
4358 Tahitian Gardens Cir Unit G Holiday, FL	1.0	1.0	600	$1,350	$2.25	25d	1	0.82mi
4358 Tahitian Gardens Cir Holiday, FL	1.0	1.0	600	$1,350	$2.25	15d	1	0.82mi
2133 Melody Dr Holiday, FL	2.0	1.0	510	$1,078	$2.11	15d	1	0.90mi
2117 Calusa Trl Unit B Holiday, FL	1.0	1.0	708	$1,200	$1.69	5d	1	1.16mi
2122 Ranchita Trl Holiday, FL	2.0	1.0	648	$1,399	$2.16	25d	1	1.21mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: electricsecurity

Listing history 5 events

1. 2026-06-21
   days on market $105,000 Active 6 DOM
2. 2026-06-18
   days on market $105,000 Active 3 DOM
3. 2026-06-17
   days on market $105,000 Active 2 DOM
4. 2026-06-16
   remarks 693-char remark
5. 2026-06-16
   listed $105,000 Active 1 DOM

ⓘ 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: $283 · $24/mo
• Projected year-2 tax: $872 · $73/mo
• Expected delta: +$589/yr (+$49/mo · 208.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 26 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: $17,262
• − Mortgage interest: −$5,882
• − Property taxes: −$283
• − Insurance: −$525
• − Repairs & maintenance: −$1,381
• − Management: −$1,381
• − HOA: −$396
• − Depreciation: −$3,055
• Taxable income: $4,360
• Est. tax owed @ 24.0%: −$1,046
• After-tax cash flow: $4,779/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

+337.5% since first listed

7 events — show timeline

• 2026-06-15 Listed $105,000 Stellar MLS as Distributed by MLS Grid
• 2023-04-19 Sold (Public Records) $114,000 Public Records
• 2022-06-09 Sold (Public Records) $120,000 Public Records
• 2010-12-07 Listed $19,500 Stellar MLS as Distributed by MLS Grid
• 2010-08-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2009-12-22 Listed $49,900 Stellar MLS as Distributed by MLS Grid
• 1994-04-04 Sold (Public Records) $24,000 Public Records

Property tax history

-1.1%/yr

Latest (2025): $283 · +7.8% YoY. Source: county tax records.