3430 Tiki Dr · Holiday, FL 34691

$119,900

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 149 Days on market

Built 1980 3,336 sqft lot Est $135k · 11% under $33/mo HOA · 2% 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 +29.5/30.0
• ARV discount +12.6/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• 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

Come live the Florida life style in this gated 55+Community where you OWN YOUR OWN LAND with a low monthly fee of just $20.00 a month. Very affordable with low property taxes in a None flood zone area. This lovely doublewide is very spacious and furnished. There is laminate "wood look" flooring through out the entire home . Kitchen and family room flows nicely into living room giving you that open spacious floor plan that leads to the glass sliding doors that take you out to the front porch providing a great place to open the windows and enjoy the Florida weather and sunshine. Large master bedroom with open master bathroom. Shower and commode separate from sink area with plenty of walk in closet space. Second bedroom also has a walk in closet. Low maintenance yard front and back. Deep 2 car carport with utility shed is great for storage and also includes washer and dryer. Ac is approx. 5 years old.

Key facts

• Gated community
• Own your land
• 3,336 sq ft lot

Tags

• GATED COMMUNITY
• OWN YOUR LAND
• BACK YARD SITTING AREA

Property features AI

Finance

• Other: Furnished; Total living area approximately 960 sq ft; Total building area approximately 1,800 sq ft; Lot about 0.08 acres (asphalt road access)
• Financial info: Lease restrictions apply
• HOA & community: Tiki Village association with required approval; Annual association fee of $400 (monthly equivalent $33.33); Association fees cover common area taxes, management, and private road; Buyer approval required; Deed restrictions; Golf carts allowed; Senior community; Pets allowed with number and size limits

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Cable connected; Electricity connected
• Home design: Manufactured double-wide home; Single story; Stilt / on piling foundation; Faces north
• Construction: Metal frame construction; Metal siding; Metal roof; Built on pilings
• Exterior features: Awnings; Sliding doors; Outdoor storage

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Thermostat; Window treatments; 5 total rooms
• Laundry & utility: Washer; Dryer; Laundry room (outside)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 37% 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 $829 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $85k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.31% ✓
• Cap rate: 10.57%
• Cash-on-cash: 15.28%
• DSCR: 1.68
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $135,360
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3544 Tiki Dr	0.12mi	2/2.0	1,008 (+5%)	4mo	$110,000	$109	83
2101 Maui Dr	0.67mi	2/2.0	960 (0%)	0mo	$135,000	$141	68
2032 Waterview Dr	0.69mi	2/2.0	1,056 (+10%)	1mo	$165,400	$157	50
2033 Maui Dr	0.71mi	2/2.0	1,056 (+10%)	1mo	$120,000	$114	50
2039 Kona Dr	0.68mi	2/2.0	864 (-10%)	6mo	$150,000	$174	46
2127 Kona Dr	0.62mi	2/2.0	1,080 (+12%)	9mo	$137,000	$127	43
2023 Maui Dr	0.72mi	2/2.0	1,056 (+10%)	16mo	$170,000	$161	36

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: 4.9%
• Equity multiple: 1.19×
• Total profit: $6,321
• Equity at exit: $17,877

10-year hold

• IRR: 13.5%
• Equity multiple: 2.03×
• Total profit: $34,633
• Equity at exit: $10,367

Cash invested: $33,572 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,566 high
• Mortgage (P&I): −$629
• Tax from tax record: −$98 /mo · $1,181/yr
• Insurance: −$50
• HOA: −$33
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $427

Break-even live

Break-even rent $1,025

Max offer price $119,900

Occupancy floor 68%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3513 Trask Dr Holiday, FL	2.0	1.5	1000	$1,249	$1.25	24d	1	0.33mi
3742 Darlington Rd Holiday, FL	2.0	1.5	936	$1,800	$1.92	24d	1	0.39mi
3052 Salton St Holiday, FL	2.0	2.0	1067	$1,600	$1.50	24d	1	0.40mi
3749 Beechwood Dr Holiday, FL	2.0	1.0	1012	$1,673	$1.65	12d	1	0.52mi
3405 Wilson Dr Holiday, FL	2.0	1.0	861	$1,650	$1.92	24d	1	0.67mi
4351 Tahitian Gardens Cir Holiday, FL	2.0	1.0	825	$1,150	$1.39	24d	1	0.78mi
4337 Tahitian Gardens Cir Unit F Holiday, FL	2.0	1.0	768	$1,500	$1.95	24d	1	0.79mi
3445 Wiltshire Dr Holiday, FL	2.0	1.5	992	$1,450	$1.46	21d	1	0.79mi
4205 Jordana Way Holiday, FL	1.0–3.0	1.0–2.0	1027	$1,404	$1.37	2d	13	0.83mi
4334 Tahitian Gardens Cir Unit C Holiday, FL	2.0	1.0	768	$1,450	$1.89	24d	1	0.83mi
4365 Tahitian Gardens Cir Unit C Holiday, FL	2.0	1.0	825	$1,400	$1.70	24d	1	0.86mi
4326 Tahitian Gardens Cir Unit 14E Holiday, FL	2.0	1.5	768	$2,000	$2.60	24d	1	0.86mi
3528 Rock Royal Dr Holiday, FL	2.0	1.0	1052	$1,900	$1.81	24d	1	0.87mi
3516 Sheryl Hill Dr Holiday, FL	2.0	2.0	848	$1,595	$1.88	24d	1	0.89mi
4348 Plaza Dr Holiday, FL	1.0–2.0	1.0–2.0	860	$1,499	$1.74	2d	9	0.89mi
4354 Tahitian Gardens Cir Unit F Holiday, FL	2.0	1.0	825	$1,500	$1.82	24d	1	0.90mi
2051 Pleasure Dr Holiday, FL	2.0	1.0	720	$1,200	$1.67	24d	1	0.91mi
4356 Tahitian Gardens Cir Unit C Holiday, FL	2.0	1.0	825	$1,350	$1.64	24d	1	0.92mi
4318 Tahitian Gardens Cir Unit B Holiday, FL	1.0	1.0	576	$1,200	$2.08	24d	1	0.92mi
3612 Springfield Dr Holiday, FL	2.0	1.5	1040	$1,450	$1.39	17d	1	0.94mi
4358 Tahitian Gardens Cir Unit G Holiday, FL	1.0	1.0	600	$1,350	$2.25	24d	1	0.94mi
4358 Tahitian Gardens Cir Holiday, FL	1.0	1.0	600	$1,350	$2.25	14d	1	0.94mi
2132 Kepner Dr Holiday, FL	2.0	1.0	920	$1,295	$1.41	20d	1	0.98mi
4313 Tahitian Gardens Cir Unit C Holiday, FL	2.0	1.5	825	$1,300	$1.58	14d	1	1.01mi
3143 Pinon Dr Holiday, FL	2.0	2.0	1034	$1,695	$1.64	21d	1	1.02mi
3439 Clydesdale Dr Holiday, FL	2.0	1.0	968	$1,395	$1.44	4d	1	1.02mi
1624 Springdale Dr Holiday, FL	2.0	1.0	1000	$1,575	$1.57	4d	1	1.07mi
3433 Atlantis Dr Holiday, FL	2.0	1.0	1024	$1,500	$1.46	24d	1	1.20mi
2117 Calusa Trl Unit B Holiday, FL	1.0	1.0	708	$1,200	$1.69	4d	1	1.27mi
4723 Aegean Ave Holiday, FL	2.0	1.0	1000	$1,636	$1.64	4d	1	1.28mi
1440 Brixton Ln Holiday, FL	2.0	1.0	952	$1,707	$1.79	24d	1	1.29mi
2122 Ranchita Trl Holiday, FL	2.0	1.0	648	$1,399	$2.16	24d	1	1.32mi
2610 Templewood Dr Holiday, FL	3.0	1.0	1056	$1,800	$1.70	4d	1	1.33mi
1351 Whitehall Ln Holiday, FL	2.0	1.0	1078	$1,550	$1.44	24d	1	1.36mi
4133 Grayton Dr New Port Richey, FL	2.0	1.5	1068	$1,727	$1.62	4d	1	1.39mi
2509 Sweetwood Dr Holiday, FL	2.0	1.0	988	$1,650	$1.67	17d	1	1.40mi
4823 Longwood Ave Holiday, FL	3.0	1.0	1122	$1,800	$1.60	4d	1	1.43mi
2552 Chancery Dr Holiday, FL	2.0	1.0	816	$1,595	$1.95	24d	1	1.45mi
3623 Holiday Lake Dr Holiday, FL	3.0	1.0	1004	$1,525	$1.52	24d	1	1.47mi
3054 Primrose Dr Holiday, FL	2.0	1.0	976	$1,500	$1.54	4d	1	1.48mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: security

Listing history 19 events

1. 2026-06-18
   days on market $119,900 Active 149 DOM
2. 2026-06-17
   days on market $119,900 Active 148 DOM
3. 2026-06-16
   days on market $119,900 Active 147 DOM
4. 2026-06-15
   days on market $119,900 Active 146 DOM
5. 2026-06-13
   days on market $119,900 Active 144 DOM
6. 2026-06-09
   days on market $119,900 Active 140 DOM
7. 2026-06-08
   days on market $119,900 Active 139 DOM
8. 2026-06-07
   days on market $119,900 Active 138 DOM
9. 2026-06-04
   days on market $119,900 Active 135 DOM
10. 2026-06-03
    days on market $119,900 Active 134 DOM
11. 2026-06-02
    days on market $119,900 Active 133 DOM
12. 2026-06-01
    days on market $119,900 Active 132 DOM
13. 2026-05-31
    days on market $119,900 Active 131 DOM
14. 2026-05-21
    price $119,900
15. 2026-01-20
    listed $124,900 Active
16. 2021-01-26
    soldstatus $84,900
17. 2021-01-21
    soldstatus $84,900 Sold 922-char remark

    Show marketing remark (922 chars)

    Come live the Florida life style in this gated 55+Community where you OWN YOUR OWN LAND with a low monthly fee of just $20.00 a month. Very affordable with low property taxes in a None flood zone area. This lovely doublewide is very spacious and furnished. There is laminate "wood look" flooring through out the entire home . Kitchen and family room flows nicely into living room giving you that open spacious floor plan that leads to the glass sliding doors that take you out to the front porch providing a great place to open the windows and enjoy the Florida weather and sunshine. Large master bedroom with open master bathroom. Shower and commode separate from sink area with plenty of walk in closet space. Second bedroom also has a walk in closet. Low maintenance yard front and back. Deep 2 car carport with utility shed is great for storage and also includes washer and dryer. Ac is approx. 5 years old.

18. 2021-01-08
    status Pending 922-char remark

    Show marketing remark (922 chars)

    Come live the Florida life style in this gated 55+Community where you OWN YOUR OWN LAND with a low monthly fee of just $20.00 a month. Very affordable with low property taxes in a None flood zone area. This lovely doublewide is very spacious and furnished. There is laminate "wood look" flooring through out the entire home . Kitchen and family room flows nicely into living room giving you that open spacious floor plan that leads to the glass sliding doors that take you out to the front porch providing a great place to open the windows and enjoy the Florida weather and sunshine. Large master bedroom with open master bathroom. Shower and commode separate from sink area with plenty of walk in closet space. Second bedroom also has a walk in closet. Low maintenance yard front and back. Deep 2 car carport with utility shed is great for storage and also includes washer and dryer. Ac is approx. 5 years old.

19. 2021-01-06
    listed $84,900 Active 922-char remark

    Show marketing remark (922 chars)

    Come live the Florida life style in this gated 55+Community where you OWN YOUR OWN LAND with a low monthly fee of just $20.00 a month. Very affordable with low property taxes in a None flood zone area. This lovely doublewide is very spacious and furnished. There is laminate "wood look" flooring through out the entire home . Kitchen and family room flows nicely into living room giving you that open spacious floor plan that leads to the glass sliding doors that take you out to the front porch providing a great place to open the windows and enjoy the Florida weather and sunshine. Large master bedroom with open master bathroom. Shower and commode separate from sink area with plenty of walk in closet space. Second bedroom also has a walk in closet. Low maintenance yard front and back. Deep 2 car carport with utility shed is great for storage and also includes washer and dryer. Ac is approx. 5 years old.

ⓘ 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: $1,181 · $98/mo
• Projected year-2 tax: $1,181 · $98/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,798
• − Mortgage interest: −$6,716
• − Property taxes: −$1,181
• − Insurance: −$600
• − Repairs & maintenance: −$1,504
• − Management: −$1,504
• − HOA: −$396
• − Depreciation: −$3,488
• Taxable income: $3,410
• Est. tax owed @ 24.0%: −$818
• After-tax cash flow: $4,310/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

+41.2% since first listed

6 events — show timeline

• 2026-05-21 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-20 Listed $124,900 Stellar MLS as Distributed by MLS Grid
• 2021-01-26 Sold (Public Records) $84,900 Public Records
• 2021-01-21 Sold (MLS) $84,900 Stellar MLS as Distributed by MLS Grid
• 2021-01-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-01-06 Listed $84,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.8%/yr

Latest (2025): $1,181 · -2.7% YoY. Source: county tax records.