1839 Grand Blvd · Holiday, FL 34690

$125,000

2 bd · 1.0 ba · 627 sqft · SingleFamily public records · 8 Days on market

Built 1958 7,320 sqft lot

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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 +20.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.4/10.0
• Schools +4.3/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. INVESTOR's DREAM! Opportunity awaits with this solid home ready for its next chapter. This property is packed with potential and ready for transformation! With solid bones and functioning major systems including AC, water heater, refrigerator, stove, microwave, washer, and dryer, this is the perfect project for someone ready to bring their vision to life. The home needs cosmetic updates, clean-out, paint, flooring, and exterior clean-up, but the upside is there for the right buyer. Great opportunity to renovate, rent, flip, or create long-term value. Owner states roof is newer; buyer to verify all information and permits independently. Large yard

Key facts

• Solid home
• Shed in back
• Large yard

Tags

• SOLID HOME
• FUNCTIONING MAJOR SYSTEMS
• LARGE YARD
• SHED IN BACK
• BACK PORCH

Property features AI

Finance

• Other: Zoning: R4
• HOA & community: No HOA association reported

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence; Residential property; One story; Faces east; Fixer condition; Homestead exempt
• Construction: Block construction; Roof over; Slab foundation; Built on 0.17-acre lot
• Exterior features: Sliding doors; Asphalt/paved road access; Publicly maintained road

Interior

• Kitchen: Built-in oven; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Terrazzo; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating: Other; Cooling: Other
• Interior features: Ceiling fans
• Laundry & utility: Dedicated laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 7.8% 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 soft (-2.5%/yr); 131 active listings in the ZIP; 15 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 ($49k/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 $864 of loan paydown is wiped out by about $4k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $90k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $125,000

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.04% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.25%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $70,224
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2443 Santiago Dr	0.71mi	2/1.0	672 (+7%)	15mo	$75,000	$112	42

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.6%
• Equity multiple: 0.59×
• Total profit: $-14,273
• Equity at exit: $18,638

10-year hold

• IRR: -7.6%
• Equity multiple: 0.59×
• Total profit: $-14,434
• Equity at exit: $10,808

Cash invested: $35,000 (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 34690

• Home prices YoY: -22.4%
• Rents YoY: -2.5%
• Active inventory: 131
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,294 high
• Mortgage (P&I): −$656
• Tax from tax record: −$161 /mo · $1,938/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $153

Break-even live

Break-even rent $1,100

Max offer price $125,000

Occupancy floor 83%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5441 Oceanic Rd Holiday, FL	1.0	1.0	600	$1,100	$1.83	24d	1	0.08mi
5419 Oceanic Rd Holiday, FL	1.0	1.0	624	$1,200	$1.92	12d	1	0.08mi
5409 Oceanic Rd Holiday, FL	1.0	1.0	624	$1,225	$1.96	24d	1	0.09mi
5633 Golden Nugget Dr Holiday, FL	1.0	1.0	600	$1,175	$1.96	24d	1	0.31mi
5603 Cheyenne Dr Holiday, FL	1.0	1.0	525	$1,100	$2.10	24d	1	0.37mi
5709 Silver Spur Dr Holiday, FL	1.0	1.0	727	$1,095	$1.51	14d	1	0.38mi
1525 Swordbill Dr Holiday, FL	1.0	1.0	700	$1,090	$1.56	20d	1	0.42mi
2122 Ranchita Trl Holiday, FL	2.0	1.0	648	$1,399	$2.16	24d	1	0.86mi
2117 Calusa Trl Unit B Holiday, FL	1.0	1.0	708	$1,200	$1.69	5d	1	0.92mi
2133 Melody Dr Holiday, FL	2.0	1.0	510	$1,078	$2.11	14d	1	1.21mi
4358 Tahitian Gardens Cir Unit G Holiday, FL	1.0	1.0	600	$1,350	$2.25	24d	1	1.25mi
4358 Tahitian Gardens Cir Holiday, FL	1.0	1.0	600	$1,350	$2.25	14d	1	1.25mi
4318 Tahitian Gardens Cir Unit B Holiday, FL	1.0	1.0	576	$1,200	$2.08	24d	1	1.25mi
2051 Pleasure Dr Holiday, FL	2.0	1.0	720	$1,200	$1.67	24d	1	1.35mi
4348 Plaza Dr Holiday, FL	1.0–2.0	1.0–2.0	860	$1,499	$1.74	2d	9	1.50mi

Listing history 8 events

1. 2026-06-02
   status $125,000 Pending 8 DOM
2. 2026-06-01
   days on market $125,000 Active 8 DOM
3. 2026-05-31
   days on market $125,000 Active 7 DOM
4. 2026-05-22
   status Pending
5. 2026-05-18
   listed $135,000 Active
6. 2022-10-13
   soldstatus $90,000
7. 2003-04-02
   soldstatus $47,000
8. 1997-12-31
   soldstatus $31,000

ⓘ 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: $1,938 · $161/mo
• Projected year-2 tax: $1,938 · $161/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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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: $15,527
• − Mortgage interest: −$7,002
• − Property taxes: −$1,938
• − Insurance: −$625
• − Repairs & maintenance: −$1,242
• − Management: −$1,242
• − Depreciation: −$3,636
• Taxable loss: −$158
• Est. tax savings @ 24.0%: +$38
• After-tax cash flow: $1,875/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): 12,498
• Household income: $49,401
• Rent vs Own: 33.9% rent · 66.1% own
• Severe rent burden: 625.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 21% Two or more races 11% Black 5% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 7% Cuban 3% Dominican 2%
• Common ancestry: Lithuanian 3% Romanian 2% Slovak 1%
• Foreign-born: 12% · Canada, Jamaica, Vietnam
• Languages at home: 78% English-only · Spanish 16% Arabic 2% Other Indo-European 2%

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: ▼ -91.40%
• Current HPI: 316.5846
• Rent YoY: ▼ -2.49%
• 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

+335.5% since first listed

5 events — show timeline

• 2026-05-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-18 Listed $135,000 Stellar MLS as Distributed by MLS Grid
• 2022-10-13 Sold (Public Records) $90,000 Public Records
• 2003-04-02 Sold (Public Records) $47,000 Public Records
• 1997-12-31 Sold (Public Records) $31,000 Public Records

Property tax history

+19.3%/yr

Latest (2025): $1,938 · +2.3% YoY. Source: county tax records.