1809 E Holiday Dr · Lorida, FL 33857

$119,000

2 bd · 2.0 ba · 1,134 sqft · Manufactured public records · 17 Days on market

Built 2003 1.00 ac lot Est $150k · 21% under

---

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 +15.6/30.0
• ARV discount +15.0/15.0
• Appreciation +5.4/10.0
• DSCR +4.8/10.0
• 1% rule +4.5/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Discover peaceful country living on this massive 1-acre private lot in the lakeside community of Holiday Lake Estates! This 2-bedroom, 2-bathroom manufactured home offers 1,134 sq. ft. of comfortable living space, highlighted by a durable metal roof installed just 5 years ago. The detached 1-car garage is supplemented by a 2-car carport and an exterior storage shed, providing ample room for your vehicles, tools, and outdoor gear. Inside, the functional layout features an original kitchen with glass-front cabinet doors, a spacious master suite with his-and-her sinks, and updated walk-in showers in both bathrooms. Nestled in a low-density area of Lorida, this oversized property provides ultim

Key facts

• Private lot
• Metal roof
• Carport

Tags

• PRIVATE LOT
• METAL ROOF
• DETACHED GARAGE
• CARPORT
• STORAGE SHED
• ORIGINAL KITCHEN

Property features AI

Finance

• Other: Unfurnished; Living area about 1,134 sq ft
• Financial info: Property is residential single-family; Zoned M1S

Exterior

• Parking: Attached garage (1 car); Carport (2 spaces)
• Utilities: Well water; Septic tank; Electricity connected
• Home design: Single-family residence (single wide); One story; Facing east
• Construction: Vinyl siding and frame construction; Metal roof; Other foundation; Built on 1.0 acre lot
• Exterior features: Asphalt/paved road access; Storage

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Wall/window cooling units
• Interior features: Vaulted ceilings; Storage
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $50 ($594/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (5.3% below list).
• Recommended offer: $113k (5.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Highlands (other): math 45% / reading 43% proficiency, ranked #54 of 73 in FL (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 58 active listings in the ZIP; 980 units permitted in Highlands County in 2024 (80 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($823 loan paydown + $979 appreciation (0.8% local appreciation)).
• At projected returns (0.8% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $119k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,644 (5.3% below list)

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. 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.
3. 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.
4. 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: 0.95% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.78%
• DSCR: 1.08
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $149,688
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1701 W Lake Dr	0.24mi	3/2.0 (+1)	1,216 (+7%)	10mo	$225,000	$185	64
209 S Park Ln	0.29mi	3/2.0 (+1)	1,159 (+2%)	21mo	$40,000	$35	60
133 Dominion St	0.74mi	2/1.5	1,250 (+10%)	11mo	$165,000	$132	37

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

Projected returns pro-forma

0.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.6%
• Equity multiple: 1.13×
• Total profit: $4,380
• Equity at exit: $39,531

10-year hold

• IRR: 7.3%
• Equity multiple: 1.87×
• Total profit: $29,081
• Equity at exit: $51,699

Cash invested: $33,320 (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 33857

• Home prices YoY: 0.3%
• Active inventory: 58
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,126 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$167 /mo · $2,001/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $50

Break-even live

Break-even rent $1,064

Max offer price $119,000

Occupancy floor 91%

Sensitivity live

Price	-10% $117	-5% $83	+0% $50	+5% $16	+10% $-18
Rent	-10% $-39	-5% $5	+0% $50	+5% $94	+10% $139
Rate	-1.0pp $109	-0.5pp $80	base $50	+0.5pp $19	+1.0pp $-13

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-07
   statusdays on market $119,000 Pending 17 DOM
2. 2026-06-02
   days on market $119,000 Active 14 DOM
3. 2026-06-01
   days on market $119,000 Active 13 DOM
4. 2026-05-31
   days on market $119,000 Active 12 DOM
5. 2026-05-30
   days on market $119,000 Active 11 DOM
6. 2026-05-19
   listed $119,000 Active
7. 2016-05-12
   soldstatus $65,000
8. 2010-11-22
   soldstatus $64,000
9. 2004-03-29
   soldstatus $14,000

ⓘ 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: $2,001 · $167/mo
• Projected year-2 tax: $2,001 · $167/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $13,517
• − Mortgage interest: −$6,666
• − Property taxes: −$2,001
• − Insurance: −$595
• − Repairs & maintenance: −$1,081
• − Management: −$1,081
• − Depreciation: −$3,462
• Taxable loss: −$1,369
• Est. tax savings @ 24.0%: +$329
• After-tax cash flow: $923/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: Highlands
• NCES district ID: 1200840
• Math proficiency: 45% ▼ -7.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $35,276
• Composite: 36.42/100
• National rank: #4672
• State rank: #54 of 73 in FL

Livability — Lorida

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 935

Population outlook (Highlands County) Hauer SSP2

• Today (2025): 99,674 people
• By 2030: 99,615 · -0.1%
• By 2040: 99,342 · -0.3%
• By 2050: 98,242 · -1.4%
• By 2075: 93,291 · -6.4%
• By 2100: 79,894 · -19.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 6% Slovak 5% Iranian 2%
• Foreign-born: 8% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Highlands

• 2024 margin: Solid R (+40.8) · D 29.3% · R 70.1%
• 2008→2024 swing: -22.7pp toward R · 2008: -18.1pp · 2024: -40.8pp
• All cycles: 2024: R+40.8 2020: R+34.4 2016: R+32.0 2012: R+23.0 2008: R+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.82%
• Current HPI: 274.7204
• Rent YoY: —
• Metro: —
• 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

+750.0% since first listed

4 events — show timeline

• 2026-05-19 Listed $119,000 Stellar MLS as Distributed by MLS Grid
• 2016-05-12 Sold (Public Records) $65,000 Public Records
• 2010-11-22 Sold (Public Records) $64,000 Public Records
• 2004-03-29 Sold (Public Records) $14,000 Public Records

Property tax history

+26.6%/yr

Latest (2025): $2,001 · +12.6% YoY. Source: county tax records.