1846 Hoyle Dr · Holiday, FL 34691

$49,800

1 bd · 1.0 ba · 420 sqft · Manufactured public records · 19 Days on market

Built 1956 3,900 sqft lot Est $61k · 19% under $36/mo HOA · 3% of rent

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

INVESTOR SPECIAL – OWNER FINANCING AVAILABLE! Opportunity knocks at 1846 Hoyle Drive in Holiday. This 2/1-bedroom, 1-bath mobile home with land included offers significant upside potential for investors, rehabbers, landlords, and creative buyers. Property requires repairs, updating, and cleanup and is being sold AS-IS. Seller will consider owner financing for qualified investor buyers. Flexible financing structures may be available depending upon buyer qualifications, down payment, and proposed use of the property. Property is intended for investment purposes and may be suitable for buy-and-hold investors, rehab projects, rental portfolios, or future resale strategies. No lot rent. C

Key facts

• Near shopping
• Near restaurants
• Near beaches

Tags

• LAND INCLUDED
• CONVENIENT LOCATION
• NEAR SHOPPING
• NEAR RESTAURANTS
• NEAR PARKS
• NEAR BEACHES

Property features AI

Finance

• Other: Total living area 420 square feet
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (quarterly fee $109.50; monthly equivalent $36.50); Association name: Elise Vosserman; Pets allowed: cats and dogs; Association fees are required

Exterior

• Parking: Carport with 1 space
• Security: No security features listed
• Utilities: Public water; Public sewer; Cable available; Electricity available; Phone available
• Home design: Single-story mobile home; Faces west; One-level entry
• Construction: Asbestos siding or exterior material; Metal roof; Crawlspace foundation; Built on a 0.09-acre lot
• Exterior features: Asphalt road access

Interior

• Kitchen: No appliances listed
• Bedrooms: 1 bedroom
• Flooring: Cork flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating listed; No cooling listed
• Interior features: No interior features listed
• Laundry & utility: No laundry facilities listed

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $590 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.5% 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; 1 comparable units currently listed for rent nearby; 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).
• This rent runs 30% 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 $344 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $17k; list at $50k implies a 193% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,053 (1.5% below list)

Questions for the listing agent

1. Built in 1956 — 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: 2.54% ✓
• Cap rate: 20.52%
• Cash-on-cash: 50.80%
• DSCR: 3.26
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $61,320
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1909 Lullaby Dr	0.10mi	1/1.0	470 (+12%)	3mo	$68,500	$146	73
2110 Orange Dr	0.28mi	2/1.5 (+1)	460 (+10%)	1mo	$57,000	$124	63
2143 Orange Dr	0.32mi	2/1.0 (+1)	480 (+14%)	9mo	$71,500	$149	49

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: 47.5%
• Equity multiple: 3.04×
• Total profit: $28,388
• Equity at exit: $7,425

10-year hold

• IRR: 52.7%
• Equity multiple: 5.92×
• Total profit: $68,550
• Equity at exit: $4,306

Cash invested: $13,944 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,264 medium
• Mortgage (P&I): −$261
• Tax from tax record: −$91 /mo · $1,087/yr
• Insurance: −$21
• HOA: −$36
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $590

Break-even live

Break-even rent $517

Max offer price $49,800

Occupancy floor 48%

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: $12,450
• Closing costs: $1,494
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
587 Dixie Hwy Unit Studio 1 Tarpon Springs, FL	—	1.0	214	$1,275	$5.96	4d	1	1.33mi

HOA detail

• Monthly dues: $36 · $432/yr

Listing history 13 events

1. 2026-06-17
   status $49,800 Pending 19 DOM
2. 2026-06-17
   days on market $49,800 Active 19 DOM
3. 2026-06-16
   days on market $49,800 Active 18 DOM
4. 2026-06-15
   days on market $49,800 Active 17 DOM
5. 2026-06-13
   days on market $49,800 Active 15 DOM
6. 2026-06-09
   days on market $49,800 Active 11 DOM
7. 2026-06-08
   days on market $49,800 Active 10 DOM
8. 2026-06-07
   days on market $49,800 Active 9 DOM
9. 2026-06-04
   days on market $49,800 Active 6 DOM
10. 2026-06-03
    days on market $49,800 Active 5 DOM
11. 2026-06-02
    days on market $49,800 Active 4 DOM
12. 2026-06-01
    days on market $49,800 Active 3 DOM
13. 2026-05-31
    days on market $49,800 Active 2 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: $1,087 · $91/mo
• Projected year-2 tax: $1,087 · $91/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) · 23% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 27 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: $15,171
• − Mortgage interest: −$2,790
• − Property taxes: −$1,087
• − Insurance: −$249
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − HOA: −$432
• − Depreciation: −$1,449
• Taxable income: $6,738
• Est. tax owed @ 24.0%: −$1,617
• After-tax cash flow: $5,467/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

+192.9% since first listed

5 events — show timeline

• 2026-05-29 Price Changed $49,800 Stellar MLS as Distributed by MLS Grid
• 2026-05-29 Listed $54,900 Stellar MLS as Distributed by MLS Grid
• 1998-02-20 Sold (Public Records) $17,000 Public Records
• 1997-04-10 Sold (Public Records) $14,000 Public Records
• 1995-01-25 Sold (Public Records) $17,000 Public Records

Property tax history

+8.7%/yr

Latest (2025): $1,087 · +8.7% YoY. Source: county tax records.