1044 Bowsprit Ln · Holiday, FL 34691

$80,000

2 bd · 2.0 ba · 1,114 sqft · Condo public records · 161 Days on market

Built 1985 $513/mo HOA · 31% 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 +25.3/30.0
• 1% rule +10.0/10.0
• DSCR +8.3/10.0
• 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. This is the deal you are looking for! This 2/2 second floor condo does have amazing views of the pond. Also includes a carport and storage closet. Located in an amazing well kept 55+ community with a community pool. Located in an X flood zone, high and dry. Enjoy the many community amenities, including the pool, shuffleboard, & clubhouse. Cash only, and the buyer is willing to accept the property with all the contents - truly buying as-is, where-is - no exceptions.

Key facts

• Views of the pond
• Clubhouse
• Community pool

Tags

• VIEWS OF THE POND
• COMMUNITY POOL
• SHUFFLEBOARD
• CLUBHOUSE
• STORAGE CLOSET
• CARPORT

Property features AI

Finance

• Other: Furnished unit; Unit number: 1; Living area approximately 1,114 sq ft (building area 1,296 sq ft); Non-applicable acreage; lot/parcel in county with asphalt road access
• Financial info: Total monthly fees $513; total annual fees $6,156; Lease restrictions apply
• HOA & community: HOA: Holiday Lake Villas; Monthly HOA fee of $513 (includes cable TV, internet, insurance, maintenance/structure, common area taxes, pool, recreational facilities, sewer, trash, water, escrow reserves fund); Association approval required; Buyer approval required for community; Community clubhouse and pool; Sidewalks; Senior community; Pets allowed (max ~20 lbs)

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Attached condominium; 2 total stories; unit located on 2nd floor; Faces west
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Completed condition
• Exterior features: Covered, enclosed patio/porch; Sidewalk; In-ground pool; Pond waterfront with water view (29 ft frontage); Shed(s)

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms (unit on 2nd floor)
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Sliding doors
• Laundry & utility: Laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 4.6% 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); 328 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 40% 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 $553 of loan paydown is wiped out by about $2k 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 161 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $64k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; HOA is 31% of rent.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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 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: 2.08% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.70%
• DSCR: 1.43
• GRM: 4.0

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: -3.2%
• Equity multiple: 0.88×
• Total profit: $-2,631
• Equity at exit: $11,928

10-year hold

• IRR: 5.0%
• Equity multiple: 1.35×
• Total profit: $7,757
• Equity at exit: $6,917

Cash invested: $22,400 (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: 328
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,666 high
• Mortgage (P&I): −$420
• Tax from tax record: −$169 /mo · $2,032/yr
• Insurance: −$33
• HOA: −$513
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $181

Break-even live

Break-even rent $1,437

Max offer price $80,000

Occupancy floor 84%

Sensitivity live

Price	-10% $226	-5% $204	+0% $181	+5% $158	+10% $136
Rent	-10% $49	-5% $115	+0% $181	+5% $247	+10% $313
Rate	-1.0pp $221	-0.5pp $201	base $181	+0.5pp $160	+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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3838 Staysail Ln Unit 3838 Holiday, FL	2.0	1.0	1114	$1,500	$1.35	25d	1	0.09mi
3623 Holiday Lake Dr Holiday, FL	3.0	1.0	1004	$1,525	$1.52	25d	1	0.18mi
3530 Oxford Dr Holiday, FL	2.0	1.5	1080	$1,495	$1.38	23d	1	0.21mi
3531 Rosewater Dr Holiday, FL	2.0	2.0	907	$1,795	$1.98	25d	1	0.22mi
1132 Maybury Dr Holiday, FL	3.0	2.0	1173	$1,838	$1.57	3d	1	0.38mi
1051 Maybury Dr Holiday, FL	3.0	2.0	1021	$1,695	$1.66	23d	1	0.41mi
477 Sevilla Ave Tarpon Springs, FL	3.0	2.0	1141	$2,150	$1.88	0d	1	0.45mi
477 Sevilla Ave Tarpon Springs, FL	3.0	2.0	1141	$2,150	$1.88	2d	1	0.45mi
3433 Atlantis Dr Holiday, FL	2.0	1.0	1024	$1,500	$1.46	25d	1	0.49mi
1024 Solar Dr Holiday, FL	3.0	2.0	1024	$1,500	$1.46	25d	1	0.55mi
1624 Springdale Dr Holiday, FL	2.0	1.0	1000	$1,575	$1.57	6d	1	0.59mi
3104 Primrose Dr Holiday, FL	2.0	2.0	1226	$1,640	$1.34	25d	1	0.67mi
1024 Hilton Ln Holiday, FL	3.0	2.0	1320	$1,549	$1.17	25d	1	0.68mi
3054 Primrose Dr Holiday, FL	2.0	1.0	976	$1,500	$1.54	6d	1	0.68mi
1351 Whitehall Ln Holiday, FL	2.0	1.0	1078	$1,550	$1.44	25d	1	0.71mi
1018 Dartmouth Dr Holiday, FL	2.0	2.0	1019	$1,495	$1.47	25d	1	0.73mi
1440 Brixton Ln Holiday, FL	2.0	1.0	952	$1,707	$1.79	25d	1	0.76mi
3143 Pinon Dr Holiday, FL	2.0	2.0	1034	$1,695	$1.64	23d	1	0.84mi
1301 Mandarin Dr Holiday, FL	2.0	1.0	872	$1,699	$1.95	25d	1	0.88mi
3405 Wilson Dr Holiday, FL	2.0	1.0	861	$1,650	$1.92	25d	1	0.98mi
2051 Pleasure Dr Holiday, FL	2.0	1.0	720	$1,200	$1.67	25d	1	1.05mi
1050 Clairborne St Holiday, FL	2.0	1.0	1176	$1,825	$1.55	25d	1	1.06mi
1050 Clairborne St Holiday, FL	3.0	1.0	1176	$1,825	$1.55	6d	1	1.06mi
3521 Allandale Dr Holiday, FL	2.0	2.0	1368	$1,800	$1.32	25d	1	1.07mi
360 Jeru Blvd Tarpon Springs, FL	3.0	2.0	1439	$1,899	$1.32	15d	1	1.08mi
1301 Greenlea Dr Holiday, FL	2.0	1.0	872	$1,700	$1.95	25d	1	1.10mi
1130 Powersong St Holiday, FL	2.0	1.0	864	$1,800	$2.08	25d	1	1.10mi
1130 Powersong St Holiday, FL	2.0	1.0	864	$1,800	$2.08	16d	1	1.10mi
4836 Flora Ave Holiday, FL	2.0	2.0	1113	$1,445	$1.30	25d	1	1.11mi
3711 Redwood Dr Holiday, FL	3.0	2.0	1368	$1,795	$1.31	0d	1	1.15mi
1552 Alert St Holiday, FL	3.0	1.0	956	$2,100	$2.20	6d	1	1.16mi
2132 Kepner Dr Holiday, FL	2.0	1.0	920	$1,295	$1.41	21d	1	1.17mi
3749 Beechwood Dr Holiday, FL	2.0	1.0	1012	$1,623	$1.60	0d	1	1.18mi
1254 Firecreek Ct Holiday, FL	3.0	1.0	1129	$1,500	$1.33	3d	1	1.21mi
4334 Tahitian Gardens Cir Unit C Holiday, FL	2.0	1.0	768	$1,450	$1.89	25d	1	1.23mi
3446 Cincinnati Dr Holiday, FL	3.0	2.0	1216	$1,906	$1.57	6d	1	1.23mi
3513 Trask Dr Holiday, FL	2.0	1.5	1000	$1,249	$1.25	25d	1	1.29mi
4337 Tahitian Gardens Cir Unit F Holiday, FL	2.0	1.0	768	$1,500	$1.95	25d	1	1.29mi
4326 Tahitian Gardens Cir Unit 14E Holiday, FL	2.0	1.5	768	$2,000	$2.60	25d	1	1.31mi
2117 Calusa Trl Holiday, FL	2.0	1.0	1205	$1,600	$1.33	6d	1	1.32mi

HOA detail condo

• Monthly dues: $513 · $6,156/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-05-18
   status Pending
2. 2026-05-08
   price $80,000
3. 2026-04-14
   price $99,900
4. 2025-12-08
   listed $110,000 Active
5. 2003-02-06
   soldstatus $64,000

ⓘ 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: $2,032 · $169/mo
• Projected year-2 tax: $2,032 · $169/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $19,993
• − Mortgage interest: −$4,481
• − Property taxes: −$2,032
• − Insurance: −$400
• − Repairs & maintenance: −$1,599
• − Management: −$1,599
• − HOA: −$6,156
• − Depreciation: −$2,327
• Taxable income: $1,397
• Est. tax owed @ 24.0%: −$335
• After-tax cash flow: $1,836/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

+25.0% since first listed

5 events — show timeline

• 2026-05-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-08 Price Changed $80,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Price Changed $99,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-08 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2003-02-06 Sold (Public Records) $64,000 Public Records

Property tax history

+11.6%/yr

Latest (2025): $2,032 · +1.7% YoY. Source: county tax records.