5148 Darlington Rd · Holiday, FL 34690

$98,000

2 bd · 2.0 ba · 624 sqft · Manufactured public records · 52 Days on market

Built 1974 4,250 sqft lot $16/mo HOA · 1% 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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• 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

Looking for a home with many updates, then look no further. This 2 Bedroom, 1 Bath Mobile Home (Single wide but oversized), features updated Kitchen with Breakfast Bar, New AC and heating 2023, Remodeled Bathroom, Roof replaced less than 5 years ago. County sqft does not include the addition of 2nd Bedroom with Window AC which can be used as a Home Office/Craft Room/Entertainment room or whatever the buyer may plan to use the room for. An additional Bonus room used as Formal Dining room with closet space. Home is located in an Active 55+ Community with a low $134 yearly HOA fee. The property is owner occupied and appointments must be scheduled and confirmed prior to showing. Measurements are approx. All information is deemed to be accurate and for buyer to verify. Sold As Is.

Key facts

• Remodeled bathroom
• 2nd bedroom
• Updated kitchen

Tags

• UPDATED KITCHEN
• BREAKFAST BAR
• NEW AC AND HEAT
• REMODELED BATHROOM
• ROOF REPLACED
• 2ND BEDROOM

Property features AI

Finance

• Other: Total living area reported as 1,024 sq ft (owner source); Building area total reported as 2,248 sq ft; Lot about 0.1 acre (0 to less than 1/4 acre)
• Financial info: Lease restrictions apply
• HOA & community: HOA present; contact manager for details; Annual association fee $200 (monthly equivalent $16.67); Association approval required; Pets allowed with restrictions (cats OK, dogs OK; breed restrictions; max pet weight ~25 lbs); Senior community

Exterior

• Parking: Driveway parking; Ground-level parking; Tandem parking; Carport (2 spaces)
• Security: Street lights in community
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available; Underground utilities
• Home design: Residential mobile home; Double wide unit; Single-story; Faces north; Completed condition
• Construction: Vinyl siding and other exterior materials; Other roof type; Crawlspace foundation; Built on one level
• Exterior features: Lighting; Private mailbox; Patio/porch (other); Shed(s); Trees and landscaped yard; Level, landscaped lot; Near public transit; Sidewalks; Paved driveway/road

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Laminate; Linoleum; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Electric heating; Ductless heating option; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Split bedroom floorplan; Thermostat; Window treatments
• Laundry & utility: Washer; Dryer; Outdoor laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $98k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $95k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 4.5% 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+, amenities F, commute 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.
• Zoned schools: Sunray Elementary School (math 27% / reading 27%, grade F, #1,969 of 2,144 statewide, top 94%, 382 students, 92% FRL); Paul R. Smith Middle School (math 32% / reading 38%, grade F, #416 of 571 statewide, top 74%, 994 students, 82% FRL); Anclote High School (math 28% / reading 38%, grade F, #406 of 667 statewide, top 61%, 1,205 students, 77% FRL) — zoned schools average 84% FRL vs 48% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 51% district-wide (-19 pts) — the specific schools serving this property underperform the Pasco average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-2.5%/yr); 134 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $678 of loan paydown is wiped out by about $3k 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 + 0.0% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $7k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $79k; 24% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,060 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.35% ✓
• Cap rate: 11.48%
• Cash-on-cash: 18.52%
• DSCR: 1.82
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $49,920
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2453 Santiago Dr	0.08mi	2/2.0	660 (+6%)	2mo	$53,000	$80	85
5200 Darlington Rd	0.01mi	2/2.0	672 (+8%)	18mo	$86,600	$129	71
1834 Sparkle Ln	0.64mi	2/1.5	600 (-4%)	9mo	$25,000	$42	54

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: 6.9%
• Equity multiple: 1.26×
• Total profit: $7,184
• Equity at exit: $14,612

10-year hold

• IRR: 13.6%
• Equity multiple: 1.94×
• Total profit: $25,896
• Equity at exit: $8,473

Cash invested: $27,440 (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: 134
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,328 high
• Mortgage (P&I): −$514
• Tax from tax record: −$55 /mo · $657/yr
• Insurance: −$41
• HOA: −$16
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $423

Break-even live

Break-even rent $792

Max offer price $98,000

Occupancy floor 63%

Sensitivity live

Price	-10% $479	-5% $451	+0% $423	+5% $396	+10% $368
Rent	-10% $319	-5% $371	+0% $423	+5% $476	+10% $528
Rate	-1.0pp $473	-0.5pp $448	base $423	+0.5pp $398	+1.0pp $372

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2122 Ranchita Trl Holiday, FL	2.0	1.0	648	$1,399	$2.16	26d	1	0.61mi
2117 Calusa Trl Unit B Holiday, FL	1.0	1.0	708	$1,195	$1.69	0d	1	0.67mi
5409 Oceanic Rd Holiday, FL	1.0	1.0	624	$1,225	$1.96	26d	1	0.74mi
5419 Oceanic Rd Holiday, FL	1.0	1.0	624	$1,200	$1.92	14d	1	0.74mi
5441 Oceanic Rd Holiday, FL	1.0	1.0	600	$1,100	$1.83	26d	1	0.76mi
4358 Tahitian Gardens Cir Holiday, FL	1.0	1.0	600	$1,350	$2.25	17d	1	0.80mi
4358 Tahitian Gardens Cir Unit G Holiday, FL	1.0	1.0	600	$1,350	$2.25	26d	1	0.80mi
4318 Tahitian Gardens Cir Unit B Holiday, FL	1.0	1.0	576	$1,200	$2.08	26d	1	0.85mi
4348 Plaza Dr Holiday, FL	1.0–2.0	1.0–2.0	860	$1,499	$1.74	1d	7	0.90mi
2133 Melody Dr Holiday, FL	2.0	1.0	510	$1,078	$2.11	17d	1	0.93mi
4205 Jordana Way Holiday, FL	1.0–3.0	1.0–2.0	1027	$1,404	$1.37	4d	13	0.93mi
5633 Golden Nugget Dr Holiday, FL	1.0	1.0	600	$1,175	$1.96	26d	1	0.99mi
5603 Cheyenne Dr Holiday, FL	1.0	1.0	525	$1,100	$2.10	26d	1	1.06mi
5709 Silver Spur Dr Holiday, FL	1.0	1.0	727	$1,095	$1.51	17d	1	1.07mi
5709 Silver Spur Dr Holiday, FL	1.0	1.0	727	$1,095	$1.51	1d	1	1.07mi
1525 Swordbill Dr Holiday, FL	1.0	1.0	700	$1,090	$1.56	1d	1	1.10mi
1525 Swordbill Dr Holiday, FL	1.0	1.0	700	$1,090	$1.56	22d	1	1.10mi
2051 Pleasure Dr Holiday, FL	2.0	1.0	720	$1,200	$1.67	26d	1	1.10mi

HOA detail

• Monthly dues: $16 · $192/yr

Listing history 29 events

1. 2026-06-22
   days on market $98,000 Active 52 DOM
2. 2026-06-18
   days on market $98,000 Active 49 DOM
3. 2026-06-17
   days on market $98,000 Active 48 DOM
4. 2026-06-16
   days on market $98,000 Active 47 DOM
5. 2026-06-15
   days on market $98,000 Active 46 DOM
6. 2026-06-13
   days on market $98,000 Active 44 DOM
7. 2026-06-09
   days on market $98,000 Active 40 DOM
8. 2026-06-08
   days on market $98,000 Active 39 DOM
9. 2026-06-07
   days on market $98,000 Active 38 DOM
10. 2026-06-04
    days on market $98,000 Active 35 DOM
11. 2026-06-03
    days on market $98,000 Active 34 DOM
12. 2026-06-02
    days on market $98,000 Active 33 DOM
13. 2026-06-01
    days on market $98,000 Active 32 DOM
14. 2026-05-31
    days on market $98,000 Active 31 DOM
15. 2026-05-20
    price $98,000
16. 2026-05-01
    listed $105,000 Active
17. 2024-08-06
    historical
18. 2024-07-20
    price $109,900
19. 2024-07-17
    price $112,900
20. 2024-07-13
    price $114,999
21. 2024-06-06
    price $119,999
22. 2024-05-27
    price $129,900
23. 2024-05-22
    price $134,900
24. 2024-04-25
    listed $139,900 Active
25. 2023-08-03
    soldstatus $79,000
26. 2023-07-28
    soldstatus $79,000 Closed 786-char remark

    Show marketing remark (786 chars)

    Looking for a home with many updates, then look no further. This 2 Bedroom, 1 Bath Mobile Home (Single wide but oversized), features updated Kitchen with Breakfast Bar, New AC and heating 2023, Remodeled Bathroom, Roof replaced less than 5 years ago. County sqft does not include the addition of 2nd Bedroom with Window AC which can be used as a Home Office/Craft Room/Entertainment room or whatever the buyer may plan to use the room for. An additional Bonus room used as Formal Dining room with closet space. Home is located in an Active 55+ Community with a low $134 yearly HOA fee. The property is owner occupied and appointments must be scheduled and confirmed prior to showing. Measurements are approx. All information is deemed to be accurate and for buyer to verify. Sold As Is.

27. 2023-07-11
    status Pending 786-char remark

    Show marketing remark (786 chars)

    Looking for a home with many updates, then look no further. This 2 Bedroom, 1 Bath Mobile Home (Single wide but oversized), features updated Kitchen with Breakfast Bar, New AC and heating 2023, Remodeled Bathroom, Roof replaced less than 5 years ago. County sqft does not include the addition of 2nd Bedroom with Window AC which can be used as a Home Office/Craft Room/Entertainment room or whatever the buyer may plan to use the room for. An additional Bonus room used as Formal Dining room with closet space. Home is located in an Active 55+ Community with a low $134 yearly HOA fee. The property is owner occupied and appointments must be scheduled and confirmed prior to showing. Measurements are approx. All information is deemed to be accurate and for buyer to verify. Sold As Is.

28. 2023-06-28
    listed $79,000 Active 786-char remark

    Show marketing remark (786 chars)

    Looking for a home with many updates, then look no further. This 2 Bedroom, 1 Bath Mobile Home (Single wide but oversized), features updated Kitchen with Breakfast Bar, New AC and heating 2023, Remodeled Bathroom, Roof replaced less than 5 years ago. County sqft does not include the addition of 2nd Bedroom with Window AC which can be used as a Home Office/Craft Room/Entertainment room or whatever the buyer may plan to use the room for. An additional Bonus room used as Formal Dining room with closet space. Home is located in an Active 55+ Community with a low $134 yearly HOA fee. The property is owner occupied and appointments must be scheduled and confirmed prior to showing. Measurements are approx. All information is deemed to be accurate and for buyer to verify. Sold As Is.

29. 1994-10-05
    soldstatus $22,000

ⓘ 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: $657 · $55/mo
• Projected year-2 tax: $813 · $68/mo
• Expected delta: +$156/yr (+$13/mo · 23.8%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 25 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: $15,933
• − Mortgage interest: −$5,490
• − Property taxes: −$657
• − Insurance: −$490
• − Repairs & maintenance: −$1,275
• − Management: −$1,275
• − HOA: −$192
• − Depreciation: −$2,851
• Taxable income: $3,704
• Est. tax owed @ 24.0%: −$889
• After-tax cash flow: $4,192/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

+345.5% since first listed

15 events — show timeline

• 2026-05-20 Price Changed $98,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Listed $105,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-07-20 Price Changed $109,900 Stellar MLS as Distributed by MLS Grid
• 2024-07-17 Price Changed $112,900 Stellar MLS as Distributed by MLS Grid
• 2024-07-13 Price Changed $114,999 Stellar MLS as Distributed by MLS Grid
• 2024-06-06 Price Changed $119,999 Stellar MLS as Distributed by MLS Grid
• 2024-05-27 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2024-05-22 Price Changed $134,900 Stellar MLS as Distributed by MLS Grid
• 2024-04-25 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2023-08-03 Sold (Public Records) $79,000 Public Records
• 2023-07-28 Sold (MLS) $79,000 Stellar MLS as Distributed by MLS Grid
• 2023-07-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-06-28 Listed $79,000 Stellar MLS as Distributed by MLS Grid
• 1994-10-05 Sold (Public Records) $22,000 Public Records

Property tax history

+13.8%/yr

Latest (2025): $657 · +2.4% YoY. Source: county tax records.