5705 Holiday Park Blvd · North Port, FL 34287

$99,000

2 bd · 2.0 ba · 844 sqft · Manufactured public records · 30 Days on market

Built 1985 3,757 sqft lot $195/mo HOA · 12% 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 +22.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 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

Enjoy affordable Florida living in this well-maintained manufactured home located in the active 55+ community of Holiday Park in North Port. Featuring 2 bedrooms, 2 bathrooms, and an open-concept layout, this home offers comfortable living spaces, abundant natural light, and low-maintenance finishes throughout. With inviting indoor-outdoor spaces and access to a wide variety of community amenities, this property is perfect for enjoying the Southwest Florida lifestyle year-round. RESIDENCE OVERVIEW: • 2 Bedrooms | 2 Bathrooms • Located in the 55+ community of Holiday Park • Open-concept floor plan • Luxury vinyl flooring throughout • Screened patio with attached

Key facts

• Screened patio
• Community amenities
• Two community pools

Tags

• OPEN CONCEPT LAYOUT
• SCREENED PATIO
• ATTACHED STORAGE ROOM
• COMMUNITY AMENITIES
• RESIDENT CLUBHOUSE
• TWO COMMUNITY POOLS

Property features AI

Finance

• Other: Lease restrictions apply
• HOA & community: HOA: Holiday Park, Park & Recreation District; Monthly HOA $195 (annual $2,340); fee required and association approval required; Association covers common area taxes, pool, grounds maintenance and management; Community amenities include clubhouse, fitness center, pool, tennis, racquetball, pickleball, shuffleboard and recreation facilities; Senior community; buyer approval required; Pets allowed (cats and dogs), max pet weight 30 lb

Exterior

• Parking: Driveway; 1-car carport
• Utilities: Public water; Public sewer; Electricity connected; Cable available; High‑speed internet available; Sewer connected; Water connected
• Home design: Manufactured single-wide home; One story; Faces south
• Construction: Vinyl siding; Metal roof; Block foundation; Built area (per records) 844 living area; 1,665 building area
• Exterior features: Awnings; Exterior lighting; Trees and landscaped yard; Paved driveway and roads

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Solid surface counters; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Central air
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen/family room combo; Open floor plan; Solid surface counters; Thermostat
• Laundry & utility: Laundry inside; Electric water heater; Water softener

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 3.8% 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.
• Zoned schools: Toledo Blade Elementary School (math 71% / reading 67%, grade A-, #399 of 2,144 statewide, top 19%, 799 students, 57% FRL); Heron Creek Middle School (math 54% / reading 52%, grade C+, #209 of 571 statewide, top 37%, 902 students, 72% FRL); North Port High School (math 44% / reading 57%, grade D+, #171 of 667 statewide, top 26%, 2,562 students, 54% FRL) — zoned schools average 61% FRL vs 42% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 857 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 31% of the median local income ($63k/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 $684 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 30 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $60k; list at $99k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.5% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,515 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.65% ✓
• Cap rate: 8.33%
• Cash-on-cash: 7.27%
• DSCR: 1.32
• GRM: 5.0

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: -14.3%
• Equity multiple: 0.51×
• Total profit: $-13,639
• Equity at exit: $14,761

10-year hold

• IRR: -15.5%
• Equity multiple: 0.31×
• Total profit: $-19,253
• Equity at exit: $8,560

Cash invested: $27,720 (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: 857
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,637 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$370 /mo · $4,436/yr
• Insurance: −$41
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$195
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $101

Break-even live

Break-even rent $1,508

Max offer price $99,000

Occupancy floor 89%

Sensitivity live

Price	-10% $157	-5% $129	+0% $101	+5% $73	+10% $45
Rent	-10% $-28	-5% $37	+0% $101	+5% $166	+10% $231
Rate	-1.0pp $151	-0.5pp $127	base $101	+0.5pp $76	+1.0pp $50

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12395 Chancellor Blvd Port Charlotte, FL	2.0	1.0	1004	$1,600	$1.59	23d	1	0.83mi

HOA detail

• Monthly dues: $195 · $2,340/yr

Listing history 22 events

1. 2026-06-21
   days on market $99,000 Active 30 DOM
2. 2026-06-18
   days on market $99,000 Active 27 DOM
3. 2026-06-17
   days on market $99,000 Active 26 DOM
4. 2026-06-16
   days on market $99,000 Active 25 DOM
5. 2026-06-15
   days on market $99,000 Active 24 DOM
6. 2026-06-13
   days on market $99,000 Active 22 DOM
7. 2026-06-13
   days on market $99,000 Active 21 DOM
8. 2026-06-10
   days on market $99,000 Active 19 DOM
9. 2026-06-09
   days on market $99,000 Active 18 DOM
10. 2026-06-08
    days on market $99,000 Active 17 DOM
11. 2026-06-08
    days on market $99,000 Active 16 DOM
12. 2026-06-05
    days on market $99,000 Active 13 DOM
13. 2026-06-03
    days on market $99,000 Active 12 DOM
14. 2026-06-02
    days on market $99,000 Active 11 DOM
15. 2026-06-01
    days on market $99,000 Active 10 DOM
16. 2026-05-31
    days on market $99,000 Active 9 DOM
17. 2026-05-22
    listed $99,000 Active
18. 2026-05-13
    historical
19. 2026-03-17
    price $107,500
20. 2026-02-27
    listed $109,900 Active
21. 2023-04-27
    soldstatus $60,000
22. 1983-04-01
    soldstatus $22,500

ⓘ 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: $4,436 · $370/mo
• Projected year-2 tax: $4,436 · $370/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 · 26 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: $19,639
• − Mortgage interest: −$5,546
• − Property taxes: −$4,436
• − Insurance: −$1,292
• − Repairs & maintenance: −$1,571
• − Management: −$1,571
• − HOA: −$2,340
• − Depreciation: −$2,880
• Taxable income: $3
• Est. tax owed @ 24.0%: −$1
• After-tax cash flow: $1,216/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

+340.0% since first listed

6 events — show timeline

• 2026-05-22 Listed $99,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-17 Price Changed $107,500 Stellar MLS as Distributed by MLS Grid
• 2026-02-27 Listed $109,900 Stellar MLS as Distributed by MLS Grid
• 2023-04-27 Sold (Public Records) $60,000 Public Records
• 1983-04-01 Sold (Public Records) $22,500 Public Records

Property tax history

+5.7%/yr

Latest (2025): $4,436 · +0.1% YoY. Source: county tax records.