4357 Tahitian Gardens Cir Unit E · Holiday, FL 34691

$99,900

2 bd · 1.0 ba · 825 sqft · Condo public records · 20 Days on market

Built 1971 $282/mo HOA · 19% of rent

---

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 +23.8/30.0
• 1% rule +10.0/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 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

Under contract-accepting backup offers. Welcome to Tahitian Gardens! Two bedroom, corner unit condo tucked away in a quiet culdesac. Low HOA fees in this well maintained, gated 55+ community. Amenities include a heated pool, shuffleboard and clubhouse. There is a full calendar with activities including cookouts, bingo, Bocci ball, horseshoes, dances, arts and crafts. Truly something for everyone. Pet friendly! Enjoy the walking path around the large, scenic lake. Comfortable Florida living in a great location close to shopping, dining and beaches.

Key facts

• Gated community
• Clubhouse
• Corner unit

Tags

• CORNER UNIT
• GATED COMMUNITY
• HEATED POOL
• SHUFFLEBOARD
• CLUBHOUSE
• WALKING PATH

Property features AI

Finance

• Other: Unfurnished unit
• Financial info: Total annual fees: $3,384; Lease restrictions apply
• HOA & community: Tahitian Gardens HOA — monthly fee $282 (association approval required); Community amenities: clubhouse, pool, sidewalks; Senior community; Pets allowed

Exterior

• Utilities: Public water; Public sewer; Water connected; Sewer connected
• Home design: Residential villa; Single-story (one level); North-facing
• Construction: Block construction; Shingle roof; Block and slab foundation; Built as part of a multi-unit community
• Exterior features: Sidewalk

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: No laundry in unit

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.5% 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+, amenities F, commute 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.
• Zoned schools: Gulfside Elementary School (math 27% / reading 37%, grade F, #1,797 of 2,144 statewide, top 86%, 389 students, 90% FRL); Paul R. Smith Middle School (math 32% / reading 38%, grade F, #416 of 571 statewide, top 74%, 994 students, 82% FRL); Anclote High School (math 28% / reading 38%, grade F, #406 of 667 statewide, top 61%, 1,205 students, 77% FRL) — zoned schools average 83% FRL vs 48% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 51% district-wide (-18 pts) — the specific schools serving this property underperform the Pasco average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.0%/yr); 329 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 36% 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 $691 of loan paydown is wiped out by about $3k 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

• It's been on market 20 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $100k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.50% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.20%
• DSCR: 1.36
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.05% rent growth · sell at horizon

5-year hold

• IRR: -5.1%
• Equity multiple: 0.81×
• Total profit: $-5,222
• Equity at exit: $14,895

10-year hold

• IRR: 3.3%
• Equity multiple: 1.22×
• Total profit: $6,260
• Equity at exit: $8,638

Cash invested: $27,972 (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: 329
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,503 high
• Mortgage (P&I): −$524
• Tax from tax record: −$149 /mo · $1,787/yr
• Insurance: −$42
• HOA: −$282
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $191

Break-even live

Break-even rent $1,261

Max offer price $99,900

Occupancy floor 82%

Sensitivity live

Price	-10% $248	-5% $219	+0% $191	+5% $163	+10% $135
Rent	-10% $72	-5% $132	+0% $191	+5% $251	+10% $310
Rate	-1.0pp $242	-0.5pp $217	base $191	+0.5pp $165	+1.0pp $139

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4351 Tahitian Gardens Cir Holiday, FL	2.0	1.0	825	$1,150	$1.39	25d	1	0.05mi
4365 Tahitian Gardens Cir Unit C Holiday, FL	2.0	1.0	825	$1,300	$1.58	0d	1	0.10mi
4354 Tahitian Gardens Cir Unit F Holiday, FL	2.0	1.0	825	$1,500	$1.82	25d	1	0.15mi
4337 Tahitian Gardens Cir Unit F Holiday, FL	2.0	1.0	768	$1,500	$1.95	25d	1	0.15mi
4356 Tahitian Gardens Cir Unit C Holiday, FL	2.0	1.0	825	$1,350	$1.64	25d	1	0.16mi
4326 Tahitian Gardens Cir Unit 14E Holiday, FL	2.0	1.5	768	$2,000	$2.60	25d	1	0.16mi
4318 Tahitian Gardens Cir Unit B Holiday, FL	1.0	1.0	576	$1,200	$2.08	25d	1	0.18mi
4358 Tahitian Gardens Cir Unit G Holiday, FL	1.0	1.0	600	$1,350	$2.25	25d	1	0.18mi
4358 Tahitian Gardens Cir Holiday, FL	1.0	1.0	600	$1,350	$2.25	16d	1	0.18mi
4334 Tahitian Gardens Cir Unit C Holiday, FL	2.0	1.0	768	$1,450	$1.89	25d	1	0.22mi
4313 Tahitian Gardens Cir Unit C Holiday, FL	2.0	1.5	825	$1,300	$1.58	16d	1	0.27mi
4205 Jordana Way Holiday, FL	1.0–3.0	1.0–2.0	1027	$1,404	$1.37	4d	13	0.31mi
2132 Kepner Dr Holiday, FL	2.0	1.0	920	$1,295	$1.41	22d	1	0.34mi
4348 Plaza Dr Holiday, FL	1.0–2.0	1.0–2.0	860	$1,499	$1.74	0d	7	0.38mi
2051 Pleasure Dr Holiday, FL	2.0	1.0	720	$1,200	$1.67	25d	1	0.40mi
3742 Darlington Rd Holiday, FL	2.0	1.5	936	$1,800	$1.92	25d	1	0.41mi
3749 Beechwood Dr Holiday, FL	2.0	1.0	1012	$1,623	$1.60	0d	1	0.44mi
2117 Calusa Trl Unit B Holiday, FL	1.0	1.0	708	$1,195	$1.69	0d	1	0.54mi
2122 Ranchita Trl Holiday, FL	2.0	1.0	648	$1,399	$2.16	25d	1	0.58mi
4723 Aegean Ave Holiday, FL	2.0	1.0	1000	$1,636	$1.64	6d	1	0.58mi
2610 Templewood Dr Holiday, FL	3.0	1.0	1056	$1,800	$1.70	6d	1	0.61mi
2509 Sweetwood Dr Holiday, FL	2.0	1.0	988	$1,650	$1.67	19d	1	0.65mi
4823 Longwood Ave Holiday, FL	3.0	1.0	1122	$1,800	$1.60	6d	1	0.67mi
3513 Trask Dr Holiday, FL	2.0	1.5	1000	$1,249	$1.25	25d	1	0.68mi
2552 Chancery Dr Holiday, FL	2.0	1.0	816	$1,595	$1.95	25d	1	0.73mi
3405 Wilson Dr Holiday, FL	2.0	1.0	861	$1,650	$1.92	25d	1	0.91mi
3421 Tricon Ln #12 Holiday, FL	2.0	1.0	870	$1,095	$1.26	0d	1	0.97mi
3439 Clydesdale Dr Holiday, FL	2.0	1.0	968	$1,395	$1.44	6d	1	0.98mi
1552 Alert St Holiday, FL	3.0	1.0	956	$2,100	$2.20	6d	1	1.09mi
3052 Salton St Holiday, FL	2.0	2.0	1067	$1,600	$1.50	25d	1	1.10mi
1624 Springdale Dr Holiday, FL	2.0	1.0	1000	$1,575	$1.57	6d	1	1.11mi
3516 Sheryl Hill Dr Holiday, FL	2.0	2.0	848	$1,595	$1.88	25d	1	1.11mi
3445 Wiltshire Dr Holiday, FL	2.0	1.5	992	$1,450	$1.46	23d	1	1.13mi
3433 Monticello St Holiday, FL	3.0	1.5	960	$1,650	$1.72	25d	1	1.15mi
3433 Atlantis Dr Holiday, FL	2.0	1.0	1024	$1,500	$1.46	25d	1	1.24mi
5338 Nancy Ln Holiday, FL	2.0	1.0	864	$1,430	$1.66	25d	1	1.26mi
3612 Springfield Dr Holiday, FL	2.0	1.5	1040	$1,450	$1.39	19d	1	1.27mi
3511 Cambridge St New Port Richey, FL	2.0	2.0	936	$2,100	$2.24	6d	1	1.27mi
3143 Pinon Dr Holiday, FL	2.0	2.0	1034	$1,695	$1.64	23d	1	1.28mi
5232 Sparrow Dr Holiday, FL	2.0	1.0	976	$1,975	$2.02	25d	1	1.32mi

HOA detail condo

• Monthly dues: $282 · $3,384/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-04-29
   status Pending
2. 2026-04-23
   price $99,900
3. 2026-04-09
   listed $110,000 Active
4. 1999-02-02
   soldstatus $20,000

ⓘ 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: $1,787 · $149/mo
• Projected year-2 tax: $1,787 · $149/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: $18,040
• − Mortgage interest: −$5,596
• − Property taxes: −$1,787
• − Insurance: −$500
• − Repairs & maintenance: −$1,443
• − Management: −$1,443
• − HOA: −$3,384
• − Depreciation: −$2,906
• Taxable income: $981
• Est. tax owed @ 24.0%: −$235
• After-tax cash flow: $2,059/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

+399.5% since first listed

4 events — show timeline

• 2026-04-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Price Changed $99,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 1999-02-02 Sold (Public Records) $20,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $1,787 · +3.2% YoY. Source: county tax records.