5524 Holiday Park Blvd · North Port, FL 34287

$74,500

2 bd · 2.0 ba · 720 sqft · Manufactured public records · 202 Days on market

Built 1972 4,569 sqft lot $195/mo HOA · 13% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Holiday Park is a LAND OWNED, DEEDED community and is one of North Port's most affordable communities. This 2 bedroom, 2 bath home is being sold partially furnished at the convenience of the seller. This mobile did sustain some damage due to hurricane Ian but is currently occupied by a tenant who is happy to allow showings. The low monthly maintenance charge of $124.68 ($1496.16 a year) is paid with your tax bill and includes use of two clubhouses, two swimming pools, a library, a fitness center, tennis, pickleball & bocce ball courts. You’ll also find billiards, shuffleboard, horseshoe pits, ping pong tables, a card room, dart boards and social activities all in a park-like setting. The community is located near area restaurants, shopping, city amenities and medical services. * * NOT LOCATED IN THE PET SECTION * *

Key facts

• Central island
• New carport
• Renovated coach

Tags

• RENOVATED COACH
• NEW LAMINATE FLOORING
• REFURBISHED WOOD CABINETS
• CENTRAL ISLAND
• NEW ROOF
• NEW CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $74k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $74k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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 $515 of loan paydown is wiped out by about $2k 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 202 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y ago; this cycle's ask has dropped $25k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.9% 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 $65,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 202 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 1972 — 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: 2.09% ✓
• Cap rate: 11.30%
• Cash-on-cash: 17.90%
• DSCR: 1.80
• GRM: 4.0

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-360
• Equity at exit: $11,108

10-year hold

• IRR: 3.9%
• Equity multiple: 1.23×
• Total profit: $4,770
• Equity at exit: $6,441

Cash invested: $20,860 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,560 medium
• Mortgage (P&I): −$391
• Tax from tax record: −$304 /mo · $3,654/yr
• Insurance: −$31
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$195
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $245

Break-even live

Break-even rent $1,250

Max offer price $74,500

Occupancy floor 79%

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: $18,625
• Closing costs: $2,235
• Reserves months: —
• Total cash needed: —

HOA detail

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

Listing history 18 events

1. 2026-04-06
   status Pending
2. 2026-03-11
   price $74,500
3. 2025-12-03
   price $88,900
4. 2025-09-16
   listed $99,900 Active
5. 2025-07-25
   historical
6. 2025-06-10
   status Active
7. 2025-05-31
   historical
8. 2025-04-30
   price $62,000
9. 2025-03-15
   price $72,000
10. 2024-11-04
    listed $75,000 Active
11. 2023-04-03
    soldstatus $61,500 Closed 840-char remark

    Show marketing remark (840 chars)

    Holiday Park is a LAND OWNED, DEEDED community and is one of North Port's most affordable communities. This 2 bedroom, 2 bath home is being sold partially furnished at the convenience of the seller. This mobile did sustain some damage due to hurricane Ian but is currently occupied by a tenant who is happy to allow showings. The low monthly maintenance charge of $124.68 ($1496.16 a year) is paid with your tax bill and includes use of two clubhouses, two swimming pools, a library, a fitness center, tennis, pickleball & bocce ball courts. You’ll also find billiards, shuffleboard, horseshoe pits, ping pong tables, a card room, dart boards and social activities all in a park-like setting. The community is located near area restaurants, shopping, city amenities and medical services. * * NOT LOCATED IN THE PET SECTION * *

12. 2023-01-28
    status Pending 840-char remark

    Show marketing remark (840 chars)

    Holiday Park is a LAND OWNED, DEEDED community and is one of North Port's most affordable communities. This 2 bedroom, 2 bath home is being sold partially furnished at the convenience of the seller. This mobile did sustain some damage due to hurricane Ian but is currently occupied by a tenant who is happy to allow showings. The low monthly maintenance charge of $124.68 ($1496.16 a year) is paid with your tax bill and includes use of two clubhouses, two swimming pools, a library, a fitness center, tennis, pickleball & bocce ball courts. You’ll also find billiards, shuffleboard, horseshoe pits, ping pong tables, a card room, dart boards and social activities all in a park-like setting. The community is located near area restaurants, shopping, city amenities and medical services. * * NOT LOCATED IN THE PET SECTION * *

13. 2023-01-23
    listed $61,500 Active 840-char remark

    Show marketing remark (840 chars)

    Holiday Park is a LAND OWNED, DEEDED community and is one of North Port's most affordable communities. This 2 bedroom, 2 bath home is being sold partially furnished at the convenience of the seller. This mobile did sustain some damage due to hurricane Ian but is currently occupied by a tenant who is happy to allow showings. The low monthly maintenance charge of $124.68 ($1496.16 a year) is paid with your tax bill and includes use of two clubhouses, two swimming pools, a library, a fitness center, tennis, pickleball & bocce ball courts. You’ll also find billiards, shuffleboard, horseshoe pits, ping pong tables, a card room, dart boards and social activities all in a park-like setting. The community is located near area restaurants, shopping, city amenities and medical services. * * NOT LOCATED IN THE PET SECTION * *

14. 2014-04-10
    historical
15. 2014-04-10
    soldstatus $26,000 Sold
16. 2013-11-30
    listed $31,900
17. 2010-10-25
    listed $32,500
18. 1995-05-10
    soldstatus $18,000

ⓘ 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: $3,654 · $304/mo
• Projected year-2 tax: $3,654 · $304/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: $18,719
• − Mortgage interest: −$4,173
• − Property taxes: −$3,654
• − Insurance: −$1,170
• − Repairs & maintenance: −$1,498
• − Management: −$1,498
• − HOA: −$2,340
• − Depreciation: −$2,167
• Taxable income: $2,220
• Est. tax owed @ 24.0%: −$533
• After-tax cash flow: $2,403/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

+313.9% since first listed

18 events — show timeline

• 2026-04-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-11 Price Changed $74,500 Stellar MLS as Distributed by MLS Grid
• 2025-12-03 Price Changed $88,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-16 Listed $99,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-10 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-05-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-30 Price Changed $62,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-15 Price Changed $72,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-04 Listed $75,000 Stellar MLS as Distributed by MLS Grid
• 2023-04-03 Sold (MLS) $61,500 Stellar MLS as Distributed by MLS Grid
• 2023-01-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-01-23 Listed $61,500 Stellar MLS as Distributed by MLS Grid
• 2014-04-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-04-10 Sold (MLS) $26,000 Stellar MLS as Distributed by MLS Grid
• 2013-11-30 Listed $31,900 Stellar MLS as Distributed by MLS Grid
• 2010-10-25 Listed $32,500 Stellar MLS as Distributed by MLS Grid
• 1995-05-10 Sold (Public Records) $18,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $3,654 · -0.8% YoY. Source: county tax records.