1833 Viceroy Ln · Holiday, FL 34690

$137,500

3 bd · 2.0 ba · 552 sqft · Manufactured public records · 12 Days on market

Built 1969 4,125 sqft lot

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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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +4.3/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FURNISHED RETREAT, 2 BEDROOM, 1 BATH PLUS DETACHED CEMENT BLOCK 1 BEDROOM GUEST COTTAGE PLUS SCREEN PORCH. SQ FT INCLUDES ADDITION NOT ON TAX ROLLS. REFRIGERATOR NEW 2004, NEW BED IN MASTER BEDROOM, CARPORT, TREE SHADED YARD, SHED FOR STORAGE. A MUST SEE! CUTE AND COMFY!

Key facts

• No restrictions
• Mother-in-law suite
• No land lease

Tags

• OVERSIZED LOT
• NO HOA
• NO LAND LEASE
• NO RESTRICTIONS
• NO FLOOD ZONE
• MOTHER-IN-LAW SUITE

Property features AI

Finance

• Other: Partially furnished

Exterior

• Parking: Driveway; RV access/parking
• Utilities: Public water; Septic tank; Public utilities
• Home design: Residential mobile home (double wide); Attached property; One story; Faces east; Completed condition; Includes guest house and other outbuilding(s)
• Construction: Metal siding; Metal roof; Other foundation; Built on crawl space
• Exterior features: Front porch; Exterior lighting; Private mailbox; Vinyl fencing; Private lot; Paved public road access

Interior

• Kitchen: Convection oven; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Mini-split unit(s); Wall/window unit(s); Other heating
• Interior features: Ceiling fans; Eat-in kitchen; Crawl space basement
• Laundry & utility: Laundry room; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $138k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $138k).
• Cap rate 9.7% 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 soft (-2.5%/yr); 131 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 39% of the median local income ($49k/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 $951 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.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $11k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $138k implies a 129% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,500

Questions for the listing agent

1. Built in 1969 — 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: 1.16% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.15%
• DSCR: 1.54
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $23,184
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1834 Sparkle Ln	0.10mi	2/1.5 (-1)	600 (+9%)	9mo	$25,000	$42	67

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.94×
• Total profit: $-2,153
• Equity at exit: $20,502

10-year hold

• IRR: 4.8%
• Equity multiple: 1.31×
• Total profit: $11,905
• Equity at exit: $11,888

Cash invested: $38,500 (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 34690

• Home prices YoY: -22.4%
• Rents YoY: -2.5%
• Active inventory: 131
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,599 high
• Mortgage (P&I): −$721
• Tax from tax record: −$95 /mo · $1,137/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $390

Break-even live

Break-even rent $1,105

Max offer price $137,500

Occupancy floor 71%

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: $34,375
• Closing costs: $4,125
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2122 Ranchita Trl Holiday, FL	2.0	1.0	648	$1,399	$2.16	24d	1	0.58mi
2133 Melody Dr Holiday, FL	2.0	1.0	510	$1,078	$2.11	14d	1	0.91mi
2051 Pleasure Dr Holiday, FL	2.0	1.0	720	$1,200	$1.67	24d	1	1.05mi
4205 Jordana Way Holiday, FL	1.0–3.0	1.0–2.0	1027	$1,633	$1.59	2d	13	1.27mi
4348 Plaza Dr Holiday, FL	1.0–2.0	1.0–2.0	860	$1,499	$1.74	2d	9	1.28mi

Listing history 9 events

1. 2026-06-18
   days on market $137,500 Active 12 DOM
2. 2026-06-17
   days on market $137,500 Active 11 DOM
3. 2026-06-16
   days on market $137,500 Active 10 DOM
4. 2026-06-15
   pricedays on market $137,500 Active 9 DOM
5. 2026-06-13
   days on market $148,500 Active 7 DOM
6. 2026-06-09
   days on market $148,500 Active 3 DOM
7. 2026-06-08
   days on market $148,500 Active 2 DOM
8. 2026-06-07
   remarks 693-char remark
9. 2026-06-07
   listed $148,500 Active 1 DOM

ⓘ 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: $1,137 · $95/mo
• Projected year-2 tax: $1,141 · $95/mo
• Expected delta: +$4/yr ($0/mo · 0.4%)

ⓘ 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 1/10 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: $19,186
• − Mortgage interest: −$7,702
• − Property taxes: −$1,137
• − Insurance: −$688
• − Repairs & maintenance: −$1,535
• − Management: −$1,535
• − Depreciation: −$4,000
• Taxable income: $2,589
• Est. tax owed @ 24.0%: −$621
• After-tax cash flow: $4,058/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): 12,498
• Household income: $49,401
• Rent vs Own: 33.9% rent · 66.1% own
• Severe rent burden: 625.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 21% Two or more races 11% Black 5% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 7% Cuban 3% Dominican 2%
• Common ancestry: Lithuanian 3% Romanian 2% Slovak 1%
• Foreign-born: 12% · Canada, Jamaica, Vietnam
• Languages at home: 78% English-only · Spanish 16% Arabic 2% Other Indo-European 2%

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: ▼ -91.40%
• Current HPI: 316.5846
• Rent YoY: ▼ -2.49%
• 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

+607.1% since first listed

9 events — show timeline

• 2026-06-06 Listed $148,500 Stellar MLS as Distributed by MLS Grid
• 2023-12-11 Sold (Public Records) $60,000 Public Records
• 2023-06-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-05-24 Listed $65,000 Stellar MLS as Distributed by MLS Grid
• 2005-02-11 Sold (Public Records) $35,000 Public Records
• 2005-02-02 Sold (MLS) $35,000 Stellar MLS as Distributed by MLS Grid
• 2005-01-05 Listed $39,900 Stellar MLS as Distributed by MLS Grid
• 1997-04-01 Sold (Public Records) $27,300 Public Records
• 1996-03-26 Sold (Public Records) $21,000 Public Records

Property tax history

+17.2%/yr

Latest (2025): $1,137 · +3.3% YoY. Source: county tax records.