1810 Holiday Dr · Holiday, FL 34691

$49,900

1 bd · 1.0 ba · 520 sqft · Manufactured public records · 30 Days on market

Built 1964 3,719 sqft lot Est $76k · 34% under

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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 MLS

ADORABLE 2 BR 1.5 BA MOBILE FEATURING EAT-IN KITCHEN & LIVING ROOM, CARPORT & SHED. COMES FULLY FURNISHED. GREAT WINTER OR VACATION HOME. COME OWN A BIT OF SUNSHINE.

Key facts

• 3,719 sq ft lot
• 2 parking spots
• Built 1964

Property features AI

Finance

• Other: Property type: Residential mobile home; Lot size about 0.09 acres (approx. 0 to less than 1/4 acre)

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water available; Septic sewer; Electricity available; Water available; Sewer available
• Home design: Residential mobile home (single wide); One story; Faces east; Entry on main level
• Construction: Metal frame construction; Metal siding; Other construction materials; Metal roof; Pillar/post/pier foundation; Built as a single wide
• Exterior features: Other exterior features

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: No central heating; Wall/window air conditioning units
• Interior features: Kitchen and family room combined; Other interior features
• Laundry & utility: Washer hookup; Electric dryer hookup; Other laundry feature

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 $614 ($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 21.1% 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 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 30 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y ago 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 $26k; list at $50k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $49,151 (1.5% below list)

Questions for the listing agent

1. Built in 1964 — 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: 2.51% ✓
• Cap rate: 21.05%
• Cash-on-cash: 52.72%
• DSCR: 3.35
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $75,920
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1909 Lullaby Dr	0.24mi	1/1.0	470 (-10%)	3mo	$68,500	$146	70
2025 Melody Dr	0.25mi	2/1.5 (+1)	576 (+11%)	3mo	$87,500	$152	61
2110 Orange Dr	0.34mi	2/1.5 (+1)	460 (-12%)	1mo	$57,000	$124	57
1852 Hoyle Dr	0.32mi	2/1.0 (+1)	576 (+11%)	7mo	$55,000	$95	56
2143 Orange Dr	0.40mi	2/1.0 (+1)	480 (-8%)	9mo	$71,500	$149	56
1840 Dixie Ln	0.69mi	1/1.0	460 (-12%)	2mo	$40,000	$87	47

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: 49.6%
• Equity multiple: 3.14×
• Total profit: $29,859
• Equity at exit: $7,440

10-year hold

• IRR: 54.7%
• Equity multiple: 6.13×
• Total profit: $71,715
• Equity at exit: $4,314

Cash invested: $13,972 (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: 324
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,255 high
• Mortgage (P&I): −$262
• Tax from tax record: −$95 /mo · $1,138/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $614

Break-even live

Break-even rent $478

Max offer price $49,900

Occupancy floor 46%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2117 Calusa Trl Unit B Holiday, FL	1.0	1.0	708	$1,200	$1.69	5d	1	0.37mi
2133 Melody Dr Holiday, FL	2.0	1.0	510	$1,078	$2.11	15d	1	0.38mi
2122 Ranchita Trl Holiday, FL	2.0	1.0	648	$1,399	$2.16	24d	1	0.41mi
2051 Pleasure Dr Holiday, FL	2.0	1.0	720	$1,200	$1.67	24d	1	0.42mi
4318 Tahitian Gardens Cir Unit B Holiday, FL	1.0	1.0	576	$1,200	$2.08	24d	1	0.59mi
4358 Tahitian Gardens Cir Unit G Holiday, FL	1.0	1.0	600	$1,350	$2.25	24d	1	0.66mi
4358 Tahitian Gardens Cir Holiday, FL	1.0	1.0	600	$1,350	$2.25	15d	1	0.66mi
5409 Oceanic Rd Holiday, FL	1.0	1.0	624	$1,225	$1.96	24d	1	0.99mi
4205 Jordana Way Holiday, FL	1.0–3.0	1.0–2.0	1027	$1,176	$1.14	2d	13	1.00mi
5419 Oceanic Rd Holiday, FL	1.0	1.0	624	$1,200	$1.92	12d	1	1.00mi
5441 Oceanic Rd Holiday, FL	1.0	1.0	600	$1,100	$1.83	24d	1	1.04mi
4348 Plaza Dr Holiday, FL	1.0–2.0	1.0–2.0	860	$1,099	$1.28	2d	9	1.05mi
5603 Cheyenne Dr Holiday, FL	1.0	1.0	525	$1,100	$2.10	24d	1	1.20mi
5633 Golden Nugget Dr Holiday, FL	1.0	1.0	600	$1,175	$1.96	24d	1	1.24mi
623 Beckett Way Unit B Tarpon Springs, FL	1.0	1.0	600	$1,250	$2.08	3d	1	1.28mi
5709 Silver Spur Dr Holiday, FL	1.0	1.0	727	$1,095	$1.51	15d	1	1.30mi
1525 Swordbill Dr Holiday, FL	1.0	1.0	700	$1,090	$1.56	20d	1	1.33mi

Listing history 16 events

1. 2026-06-18
   days on market $49,900 Active 30 DOM
2. 2026-06-17
   days on market $49,900 Active 29 DOM
3. 2026-06-16
   days on market $49,900 Active 28 DOM
4. 2026-06-15
   days on market $49,900 Active 27 DOM
5. 2026-06-13
   days on market $49,900 Active 25 DOM
6. 2026-06-09
   days on market $49,900 Active 21 DOM
7. 2026-06-08
   days on market $49,900 Active 20 DOM
8. 2026-06-07
   days on market $49,900 Active 19 DOM
9. 2026-06-04
   days on market $49,900 Active 16 DOM
10. 2026-06-03
    days on market $49,900 Active 15 DOM
11. 2026-06-02
    days on market $49,900 Active 14 DOM
12. 2026-06-01
    days on market $49,900 Active 13 DOM
13. 2026-05-31
    days on market $49,900 Active 12 DOM
14. 2026-05-19
    listed $49,900 Active
15. 2005-05-06
    soldstatus $26,500 177-char remark

    Show marketing remark (177 chars)

    ADORABLE 2 BR 1.5 BA MOBILE FEATURING EAT-IN KITCHEN & LIVING ROOM, CARPORT & SHED. COMES FULLY FURNISHED. GREAT WINTER OR VACATION HOME. COME OWN A BIT OF SUNSHINE.

16. 2005-03-25
    listed $29,900 177-char remark

    Show marketing remark (177 chars)

    ADORABLE 2 BR 1.5 BA MOBILE FEATURING EAT-IN KITCHEN & LIVING ROOM, CARPORT & SHED. COMES FULLY FURNISHED. GREAT WINTER OR VACATION HOME. COME OWN A BIT OF SUNSHINE.

ⓘ 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: $1,138 · $95/mo
• Projected year-2 tax: $1,138 · $95/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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°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: $15,055
• − Mortgage interest: −$2,795
• − Property taxes: −$1,138
• − Insurance: −$250
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$1,452
• Taxable income: $7,012
• Est. tax owed @ 24.0%: −$1,683
• After-tax cash flow: $5,683/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

+66.9% since first listed

3 events — show timeline

• 2026-05-19 Listed $49,900 Stellar MLS as Distributed by MLS Grid
• 2005-05-06 Sold (MLS) $26,500 Stellar MLS as Distributed by MLS Grid
• 2005-03-25 Listed $29,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+10.1%/yr

Latest (2025): $1,138 · +1.0% YoY. Source: county tax records.