1925 Holiday Dr · Holiday, FL 34691

$5,000

2 bd · 2.0 ba · 1,200 sqft · Manufactured public records · 9 Days on market

Built 1980

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

2 bedroom 2 bath on double lot.

Key facts

• Built 1980
• Listed 9 days

Property features AI

Exterior

• Home design: Manufactured home; 1 story
• Construction: Manufactured construction
• Exterior features: Lot approximately 0.17 acre; Zoning: R1MH

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Single-level living

🏷️ Possibly a rental listed for sale. The $5,000 price doesn't fit this home's estimated sale value (~$152,400) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $5k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $5k).
• Cap rate 302.5% 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 25d 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 38% 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 $35 of loan paydown is wiped out by about $150 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 $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 19y 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.

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 $5,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 32.12% ✓
• Cap rate: 302.53%
• Cash-on-cash: 1058.00%
• DSCR: 48.08
• GRM: 0.3

CMA / ARV

• ARV (on-the-fly): $152,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2011 Melody Dr	0.11mi	2/1.5	1,116 (-7%)	6mo	$75,000	$67	76
1934 Shady Cv	0.25mi	2/2.0	1,108 (-8%)	2mo	$90,000	$81	74
3835 Lomi Lomi Dr	0.57mi	2/2.0	1,190 (-1%)	2mo	$131,000	$110	71
4004 Reggie Dr	0.46mi	3/2.0 (+1)	1,272 (+6%)	3mo	$125,000	$98	61
2101 Hilo Dr	0.59mi	2/2.0	1,320 (+10%)	2mo	$173,000	$131	54
2133 Oahu Dr #140	0.54mi	2/2.0	1,296 (+8%)	10mo	$184,900	$143	53
2033 Maui Dr	0.61mi	2/2.0	1,056 (-12%)	1mo	$120,000	$114	50
2115 Waterview Dr	0.70mi	2/2.0	1,296 (+8%)	7mo	$165,000	$127	48
1850 Mary Ln	0.67mi	2/2.0	1,056 (-12%)	1mo	$114,000	$108	48
2032 Waterview Dr	0.66mi	2/2.0	1,056 (-12%)	1mo	$165,400	$157	48
2127 Kona Dr	0.67mi	2/2.0	1,080 (-10%)	9mo	$137,000	$127	45
3743 Lomi Lomi Dr	0.65mi	3/2.0 (+1)	1,350 (+12%)	5mo	$213,500	$158	40

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: —
• Equity multiple: 55.51×
• Total profit: $76,309
• Equity at exit: $746

10-year hold

• IRR: —
• Equity multiple: 116.47×
• Total profit: $161,654
• Equity at exit: $432

Cash invested: $1,400 (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: 324
• Price-to-rent: 0.3×

Monthly cashflow live

• Estimated rent: $1,606 high
• Mortgage (P&I): −$26
• Tax est. 1.5%: −$6 /mo · $75/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $1,234

Break-even live

Break-even rent $44

Max offer price $5,000

Occupancy floor 18%

Sensitivity live

Price	-10% $1,238	-5% $1,236	+0% $1,234	+5% $1,233	+10% $1,231
Rent	-10% $1,107	-5% $1,171	+0% $1,234	+5% $1,298	+10% $1,361
Rate	-1.0pp $1,237	-0.5pp $1,236	base $1,234	+0.5pp $1,233	+1.0pp $1,232

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: $1,250
• Closing costs: $150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2132 Kepner Dr Holiday, FL	2.0	1.0	920	$1,295	$1.41	21d	1	0.24mi
2051 Pleasure Dr Holiday, FL	2.0	1.0	720	$1,200	$1.67	24d	1	0.28mi
2117 Calusa Trl Holiday, FL	2.0	1.0	1205	$1,600	$1.33	5d	1	0.29mi
2117 Calusa Trl Unit B Holiday, FL	1.0	1.0	708	$1,200	$1.69	5d	1	0.30mi
4334 Tahitian Gardens Cir Unit C Holiday, FL	2.0	1.0	768	$1,450	$1.89	24d	1	0.38mi
4313 Tahitian Gardens Cir Unit C Holiday, FL	2.0	1.5	825	$1,300	$1.58	15d	1	0.38mi
4326 Tahitian Gardens Cir Unit 14E Holiday, FL	2.0	1.5	768	$2,000	$2.60	24d	1	0.42mi
4337 Tahitian Gardens Cir Unit F Holiday, FL	2.0	1.0	768	$1,500	$1.95	24d	1	0.45mi
4354 Tahitian Gardens Cir Unit F Holiday, FL	2.0	1.0	825	$1,500	$1.82	24d	1	0.49mi
4356 Tahitian Gardens Cir Unit C Holiday, FL	2.0	1.0	825	$1,350	$1.64	24d	1	0.50mi
4351 Tahitian Gardens Cir Holiday, FL	2.0	1.0	825	$1,150	$1.39	24d	1	0.53mi
4365 Tahitian Gardens Cir Unit C Holiday, FL	2.0	1.0	825	$1,400	$1.70	24d	1	0.54mi
1552 Alert St Holiday, FL	3.0	1.0	956	$2,100	$2.20	5d	1	0.56mi
4823 Longwood Ave Holiday, FL	3.0	1.0	1122	$1,800	$1.60	5d	1	0.61mi
3749 Beechwood Dr Holiday, FL	2.0	1.0	1012	$1,673	$1.65	13d	1	0.68mi
3711 Redwood Dr Holiday, FL	3.0	2.0	1368	$1,850	$1.35	15d	1	0.72mi
4835 Blossom Dr Holiday, FL	2.0	2.0	1174	$1,700	$1.45	24d	1	0.73mi
4620 Tropical Ln Holiday, FL	2.0	1.0	1276	$1,650	$1.29	2d	1	0.73mi
2509 Sweetwood Dr Holiday, FL	2.0	1.0	988	$1,650	$1.67	18d	1	0.75mi
2610 Templewood Dr Holiday, FL	3.0	1.0	1056	$1,800	$1.70	5d	1	0.80mi
3742 Darlington Rd Holiday, FL	2.0	1.5	936	$1,800	$1.92	24d	1	0.80mi
2412 Arcadia Rd Holiday, FL	3.0	1.0	1360	$1,603	$1.18	24d	1	0.81mi
4723 Aegean Ave Holiday, FL	2.0	1.0	1000	$1,636	$1.64	5d	1	0.83mi
4836 Flora Ave Holiday, FL	2.0	2.0	1113	$1,445	$1.30	24d	1	0.84mi
4205 Jordana Way Holiday, FL	1.0–3.0	1.0–2.0	1027	$1,404	$1.37	3d	13	0.85mi
2552 Chancery Dr Holiday, FL	2.0	1.0	816	$1,595	$1.95	24d	1	0.86mi
1254 Firecreek Ct Holiday, FL	3.0	1.0	1129	$1,500	$1.33	2d	1	0.87mi
3521 Allandale Dr Holiday, FL	2.0	2.0	1368	$1,800	$1.32	24d	1	0.87mi
4348 Plaza Dr Holiday, FL	1.0–2.0	1.0–2.0	860	$1,499	$1.74	3d	9	0.91mi
1130 Powersong St Holiday, FL	2.0	1.0	864	$1,800	$2.08	15d	1	0.93mi
1130 Powersong St Holiday, FL	2.0	1.0	864	$1,800	$2.08	24d	1	0.93mi
1624 Springdale Dr Holiday, FL	2.0	1.0	1000	$1,575	$1.57	5d	1	0.94mi
3513 Trask Dr Holiday, FL	2.0	1.5	1000	$1,249	$1.25	24d	1	0.96mi
3446 Cincinnati Dr Holiday, FL	3.0	2.0	1216	$1,906	$1.57	5d	1	0.96mi
1050 Clairborne St Holiday, FL	2.0	1.0	1176	$1,825	$1.55	24d	1	0.96mi
1050 Clairborne St Holiday, FL	3.0	1.0	1176	$1,825	$1.55	5d	1	0.96mi
3838 Staysail Ln Unit 3838 Holiday, FL	2.0	1.0	1114	$1,500	$1.35	24d	1	0.97mi
3536 Darlington Rd Holiday, FL	3.0	2.0	1400	$1,950	$1.39	24d	1	0.97mi
3405 Wilson Dr Holiday, FL	2.0	1.0	861	$1,650	$1.92	24d	1	0.97mi
5338 Nancy Ln Holiday, FL	2.0	1.0	864	$1,430	$1.66	24d	1	1.01mi

Listing history 6 events

1. 2026-06-07
   days on market $5,000 Active 9 DOM
2. 2026-06-04
   days on market $5,000 Active 6 DOM
3. 2026-06-03
   days on market $5,000 Active 5 DOM
4. 2026-06-02
   days on market $5,000 Active 4 DOM
5. 2026-06-01
   days on market $5,000 Active 3 DOM
6. 2026-05-31
   days on market $5,000 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $19,274
• − Mortgage interest: −$280
• − Property taxes: −$75
• − Insurance: −$25
• − Repairs & maintenance: −$1,542
• − Management: −$1,542
• − Depreciation: −$145
• Taxable income: $15,665
• Est. tax owed @ 24.0%: −$3,760
• After-tax cash flow: $11,052/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

-88.9% since first listed

9 events — show timeline

• 2026-05-29 Listed $5,000 NFMLS
• 2021-04-13 Sold (Public Records) $79,900 Public Records
• 2021-04-09 Sold (MLS) $79,900 Stellar MLS as Distributed by MLS Grid
• 2021-04-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-02-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2021-02-09 Listed $79,900 Stellar MLS as Distributed by MLS Grid
• 2007-08-10 Sold (MLS) $52,000 Stellar MLS as Distributed by MLS Grid
• 2007-02-26 Listed $59,900 Stellar MLS as Distributed by MLS Grid
• 1997-02-19 Sold (Public Records) $45,000 Public Records

Property tax history

+11.2%/yr

Latest (2025): $738 · +18.8% YoY. Source: county tax records.