5488 Holiday Park Blvd · North Port, FL 34287

$97,900

2 bd · 2.0 ba · 552 sqft · Manufactured public records · 159 Days on market

Built 1970 3,849 sqft lot $195/mo HOA · 13% 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 +23.3/30.0
• 1% rule +10.0/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

REDUCTION! NO FLOOD ZONE! OWN YOUR LOT! INCLUDES ALL CONTENTS OF THE HOME! Located in Holiday Park, take a look at this 2 bedroom, 2 full baths, beautifully maintained, includes all contents of the home - turnkey home located in a desirable 55+ gated community. A welcoming screened lanai invites you to enjoy morning coffee, evening relaxation, or casual entertaining. Inside, you’ll find a freshly painted interior and an open-concept living and kitchen area. The bright white kitchen features oil-rubbed bronze fixtures, updated lighting, a stylish backsplash, a breakfast bar, a portable dishwasher, and a sunny garden window. The spacious primary bedroom is next to a full bath with indoor laundry, while the opposite side of the home offers a generous dining area, a flexible guest bedroom/den, and a guest bath with a walk-in shower. Abundant storage and an attached shed add convenience. This is a golf cart friendly community, with its HOA fees conveniently included in the annual tax bill, covering lawn care and trash service. Enjoy resort-style amenities including two clubhouses, two heated pools, pickleball, tennis, bocce, a fitness center, and a full calendar of social activities. INVESTORS, this would be a great seasonal or annual rental. Move right in and enjoy the easy, active lifestyle you’ve been waiting for in your own piece of paradise.

Key facts

• Bright white kitchen
• Stylish backsplash
• Screened lanai

Tags

• SCREENED LANAI
• OPEN-CONCEPT LIVING
• BRIGHT WHITE KITCHEN
• OIL-RUBBED BRONZE FIXTURES
• UPDATED LIGHTING
• STYLISH BACKSPLASH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $98k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $86k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.6% in North Port — 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 75/100 on livability (#252 in FL, #3,975 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Sarasota (urban): math 63% / reading 63% proficiency, ranked #7 of 73 in FL (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 852 active listings in the ZIP; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $677 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Sarasota County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $98k implies a 145% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,152 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 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: 1.54% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.85%
• DSCR: 1.35
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.26% rent growth · sell at horizon

5-year hold

• IRR: -13.1%
• Equity multiple: 0.55×
• Total profit: $-12,435
• Equity at exit: $14,597

10-year hold

• IRR: -12.2%
• Equity multiple: 0.41×
• Total profit: $-16,144
• Equity at exit: $8,465

Cash invested: $27,412 (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 34287

• Home prices YoY: -20.1%
• Rents YoY: 0.3%
• Active inventory: 852
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,503 medium
• Mortgage (P&I): −$513
• Tax from tax record: −$259 /mo · $3,105/yr
• Insurance: −$41
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$195
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $113

Break-even live

Break-even rent $1,360

Max offer price $97,900

Occupancy floor 87%

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: $24,475
• Closing costs: $2,937
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $195 · $2,340/yr
• Likely covers: trashlandscapingpoolgymsecurity

Listing history 24 events

1. 2026-06-18
   days on market $97,900 Active 159 DOM
2. 2026-06-17
   days on market $97,900 Active 158 DOM
3. 2026-06-16
   days on market $97,900 Active 157 DOM
4. 2026-06-15
   days on market $97,900 Active 156 DOM
5. 2026-06-13
   days on market $97,900 Active 154 DOM
6. 2026-06-13
   days on market $97,900 Active 153 DOM
7. 2026-06-10
   days on market $97,900 Active 151 DOM
8. 2026-06-09
   days on market $97,900 Active 150 DOM
9. 2026-06-08
   days on market $97,900 Active 149 DOM
10. 2026-06-08
    days on market $97,900 Active 148 DOM
11. 2026-06-05
    days on market $97,900 Active 145 DOM
12. 2026-06-03
    days on market $97,900 Active 144 DOM
13. 2026-06-02
    days on market $97,900 Active 143 DOM
14. 2026-06-01
    days on market $97,900 Active 142 DOM
15. 2026-05-31
    days on market $97,900 Active 141 DOM
16. 2026-04-18
    price $98,900 1375-char remark

    Show marketing remark (1375 chars)

    REDUCTION! NO FLOOD ZONE! OWN YOUR LOT! INCLUDES ALL CONTENTS OF THE HOME! Located in Holiday Park, take a look at this 2 bedroom, 2 full baths, beautifully maintained, includes all contents of the home - turnkey home located in a desirable 55+ gated community. A welcoming screened lanai invites you to enjoy morning coffee, evening relaxation, or casual entertaining. Inside, you’ll find a freshly painted interior and an open-concept living and kitchen area. The bright white kitchen features oil-rubbed bronze fixtures, updated lighting, a stylish backsplash, a breakfast bar, a portable dishwasher, and a sunny garden window. The spacious primary bedroom is next to a full bath with indoor laundry, while the opposite side of the home offers a generous dining area, a flexible guest bedroom/den, and a guest bath with a walk-in shower. Abundant storage and an attached shed add convenience. This is a golf cart friendly community, with its HOA fees conveniently included in the annual tax bill, covering lawn care and trash service. Enjoy resort-style amenities including two clubhouses, two heated pools, pickleball, tennis, bocce, a fitness center, and a full calendar of social activities. INVESTORS, this would be a great seasonal or annual rental. Move right in and enjoy the easy, active lifestyle you’ve been waiting for in your own piece of paradise.

17. 2026-02-11
    price $99,900 1375-char remark

    Show marketing remark (1375 chars)

    REDUCTION! NO FLOOD ZONE! OWN YOUR LOT! INCLUDES ALL CONTENTS OF THE HOME! Located in Holiday Park, take a look at this 2 bedroom, 2 full baths, beautifully maintained, includes all contents of the home - turnkey home located in a desirable 55+ gated community. A welcoming screened lanai invites you to enjoy morning coffee, evening relaxation, or casual entertaining. Inside, you’ll find a freshly painted interior and an open-concept living and kitchen area. The bright white kitchen features oil-rubbed bronze fixtures, updated lighting, a stylish backsplash, a breakfast bar, a portable dishwasher, and a sunny garden window. The spacious primary bedroom is next to a full bath with indoor laundry, while the opposite side of the home offers a generous dining area, a flexible guest bedroom/den, and a guest bath with a walk-in shower. Abundant storage and an attached shed add convenience. This is a golf cart friendly community, with its HOA fees conveniently included in the annual tax bill, covering lawn care and trash service. Enjoy resort-style amenities including two clubhouses, two heated pools, pickleball, tennis, bocce, a fitness center, and a full calendar of social activities. INVESTORS, this would be a great seasonal or annual rental. Move right in and enjoy the easy, active lifestyle you’ve been waiting for in your own piece of paradise.

18. 2026-01-10
    listed $104,900 Active 1375-char remark

    Show marketing remark (1375 chars)

    REDUCTION! NO FLOOD ZONE! OWN YOUR LOT! INCLUDES ALL CONTENTS OF THE HOME! Located in Holiday Park, take a look at this 2 bedroom, 2 full baths, beautifully maintained, includes all contents of the home - turnkey home located in a desirable 55+ gated community. A welcoming screened lanai invites you to enjoy morning coffee, evening relaxation, or casual entertaining. Inside, you’ll find a freshly painted interior and an open-concept living and kitchen area. The bright white kitchen features oil-rubbed bronze fixtures, updated lighting, a stylish backsplash, a breakfast bar, a portable dishwasher, and a sunny garden window. The spacious primary bedroom is next to a full bath with indoor laundry, while the opposite side of the home offers a generous dining area, a flexible guest bedroom/den, and a guest bath with a walk-in shower. Abundant storage and an attached shed add convenience. This is a golf cart friendly community, with its HOA fees conveniently included in the annual tax bill, covering lawn care and trash service. Enjoy resort-style amenities including two clubhouses, two heated pools, pickleball, tennis, bocce, a fitness center, and a full calendar of social activities. INVESTORS, this would be a great seasonal or annual rental. Move right in and enjoy the easy, active lifestyle you’ve been waiting for in your own piece of paradise.

19. 2025-10-14
    historical
20. 2025-09-12
    price $94,900
21. 2025-05-21
    price $98,888
22. 2025-04-10
    listed $99,888 Active
23. 1997-12-15
    soldstatus $40,000
24. 1994-11-22
    soldstatus $32,000

ⓘ 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: $3,105 · $259/mo
• Projected year-2 tax: $3,105 · $259/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 8/10 Severe FEMA zone X (shaded) · 97% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,036
• − Mortgage interest: −$5,484
• − Property taxes: −$3,105
• − Insurance: −$1,287
• − Repairs & maintenance: −$1,443
• − Management: −$1,443
• − HOA: −$2,340
• − Depreciation: −$2,848
• Taxable income: $86
• Est. tax owed @ 24.0%: −$21
• After-tax cash flow: $1,335/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: Sarasota
• NCES district ID: 1201680
• Math proficiency: 63% ▼ -8.00%
• Reading proficiency: 63% ▼ -3.00%
• Median HH income: $51,167
• Composite: 53.68/100
• National rank: #1428
• State rank: #7 of 73 in FL

Livability — North Port

• Score: 75/100
• State rank: #252
• US rank: #3975

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Port, FL
• County: Sarasota County · 448,376 people
• City population: 75,324
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 25,929
• Household income: $63,464
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 522.0

Population outlook (Sarasota County) Hauer SSP2

• Today (2025): 452,380 people
• By 2030: 474,175 · +4.8%
• By 2040: 511,577 · +13.1%
• By 2050: 541,467 · +19.7%
• By 2075: 604,947 · +33.7%
• By 2100: 621,965 · +37.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 14% Two or more races 7% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 3% Dominican 1%
• Common ancestry: Romanian 4% Scotch-Irish 3% Lithuanian 3%
• Foreign-born: 16% · Canada, Philippines
• Languages at home: 81% English-only · Spanish 8% Russian/Polish/Slavic 5% French/Haitian/Cajun 2%

Political lean MEDSL · Sarasota

• 2024 margin: R (+18.2) · D 40.5% · R 58.7%
• 2008→2024 swing: -18.1pp toward R · 2008: -0.1pp · 2024: -18.2pp
• All cycles: 2024: R+18.2 2020: R+10.4 2016: R+11.6 2012: R+7.4 2008: R+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.89%
• Current HPI: 280.8484
• Rent YoY: ▲ 0.26%
• Metro: North Port-Sarasota-Bradenton, 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

+209.1% since first listed

9 events — show timeline

• 2026-04-18 Price Changed $98,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-11 Price Changed $99,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-10 Listed $104,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-09-12 Price Changed $94,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-21 Price Changed $98,888 Stellar MLS as Distributed by MLS Grid
• 2025-04-10 Listed $99,888 Stellar MLS as Distributed by MLS Grid
• 1997-12-15 Sold (Public Records) $40,000 Public Records
• 1994-11-22 Sold (Public Records) $32,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $3,105 · +2.4% YoY. Source: county tax records.