2101 Kona Dr · Holiday, FL 34691

$130,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 46 Days on market

Built 1982 3,733 sqft lot Est $120k · 8% over $64/mo HOA · 4% 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 +26.0/30.0
• DSCR +8.8/10.0
• 1% rule +7.5/10.0
• Schools +4.3/10.0
• ARV discount +3.9/15.0
• 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. Welcome to your furnished double-wide manufactured home in the scenic gated senior community of Lake Conley in Holiday, Florida. Spanning approximately 1,960 sq ft. (total) this inviting residence was built in 1982 and offers a blend of comfort and practicality, perfect for a relaxed, quiet lifestyle. The home features two spacious bedrooms with walk-in closets, two full bathrooms, and a bright Florida room that adds extra living space. The cozy living room is ideal for gatherings, while the kitchen boasts newer oak cabinets with plenty of storage. Dining is centered between the kitchen and living room. It has a built-in storage hutch with glass cabin

Key facts

• Clubhouse
• Covered carport
• Lighted flagpole

Tags

• FLORIDA ROOM
• UTILITY WORKSHOP AREA
• LIGHTED FLAGPOLE
• COVERED CARPORT
• CLUBHOUSE
• HEATED POOL

Property features AI

Finance

• Other: Furnished (yes); Condo land included; Third party listing; Directions available
• Financial info: Total monthly association fees $64 ($768 annually); Lease restrictions apply
• HOA & community: Association required (Magdalene Hatka); Monthly HOA fee of $64; HOA fee includes pool, internet, management, private road, maintenance structure, escrow reserves fund, recreational facilities; Association amenities: gated, maintenance, pool, recreation facilities, shuffleboard court; Buyer approval required; Clubhouse; Deed restrictions; Golf carts allowed; Wheelchair access; Pets allowed (cats and dogs; limits apply, max pet weight 25 lbs)

Exterior

• Parking: Carport (1 space)
• Security: Gated community (association); Vehicle restrictions in association
• Utilities: Public water; Public sewer; Public utilities
• Home design: Residential manufactured home (double wide); One story; Faces northeast; Entry on one level
• Construction: Metal frame construction; Tilt-up walls; Metal roof; Crawlspace foundation; Built as a double wide
• Exterior features: Side porch; Exterior lighting; Sliding doors; Shed(s); Storage; Workshop; Landscaped yard; Level lot; Asphalt road access; Trees/landscaped

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile; Concrete
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Thermostat; Walk-in closet(s); Window treatments; Aluminum window frames; Blinds; Exhaust fan; Water filtration system; Smoke detector(s)
• Laundry & utility: Laundry room; Washer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $115k (11.4% below list).
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $115k (11.4% below list) — sets the bar for cash-flow.
• Cap rate 9.3% 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+, 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 39% 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 $899 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

• It's been on market 46 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $72k; list at $130k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,214 (11.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.25% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.69%
• DSCR: 1.48
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $120,384
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2032 Waterview Dr	0.04mi	2/2.0	1,056 (0%)	1mo	$165,400	$157	97
2033 Maui Dr	0.05mi	2/2.0	1,056 (0%)	1mo	$120,000	$114	97
2127 Kona Dr	0.05mi	2/2.0	1,080 (+2%)	9mo	$137,000	$127	87
2101 Maui Dr	0.03mi	2/2.0	960 (-9%)	0mo	$135,000	$141	83
2013 Wailua Dr	0.13mi	2/2.0	960 (-9%)	1mo	$113,000	$118	78
3852 Bywater Dr	0.18mi	2/2.0	968 (-8%)	2mo	$170,000	$176	76
1934 Shady Cv	0.41mi	2/2.0	1,108 (+5%)	2mo	$90,000	$81	71
3835 Lomi Lomi Dr	0.14mi	2/2.0	1,190 (+13%)	2mo	$131,000	$110	71
3544 Tiki Dr	0.61mi	2/2.0	1,008 (-4%)	4mo	$110,000	$109	61
2011 Melody Dr	0.56mi	2/1.5	1,116 (+6%)	6mo	$75,000	$67	58
2125 Kepner Dr	0.52mi	2/2.0	934 (-12%)	3mo	$80,000	$86	54
1841 Holiday Dr	0.68mi	2/1.0	920 (-13%)	6mo	$75,000	$82	38

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: -23.3%
• Equity multiple: 0.21×
• Total profit: $-28,790
• Equity at exit: $19,383

10-year hold

• IRR: -21.6%
• Equity multiple: -0.05×
• Total profit: $-38,335
• Equity at exit: $11,240

Cash invested: $36,400 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,629 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$64
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $-102

Break-even live

Break-even rent $1,758

Max offer price $115,214

Occupancy floor —

Sensitivity live

Price	-10% $-12	-5% $-57	+0% $-102	+5% $-147	+10% $-192
Rent	-10% $-231	-5% $-167	+0% $-102	+5% $-38	+10% $26
Rate	-1.0pp $-37	-0.5pp $-69	base $-102	+0.5pp $-136	+1.0pp $-170

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3711 Redwood Dr Holiday, FL	3.0	2.0	1368	$1,795	$1.31	0d	1	0.18mi
3749 Beechwood Dr Holiday, FL	2.0	1.0	1012	$1,623	$1.60	0d	1	0.22mi
3521 Allandale Dr Holiday, FL	2.0	2.0	1368	$1,800	$1.32	25d	1	0.24mi
3446 Cincinnati Dr Holiday, FL	3.0	2.0	1216	$1,906	$1.57	5d	1	0.36mi
3405 Wilson Dr Holiday, FL	2.0	1.0	861	$1,650	$1.92	25d	1	0.36mi
2051 Pleasure Dr Holiday, FL	2.0	1.0	720	$1,200	$1.67	25d	1	0.37mi
3513 Trask Dr Holiday, FL	2.0	1.5	1000	$1,249	$1.25	25d	1	0.38mi
3742 Darlington Rd Holiday, FL	2.0	1.5	936	$1,800	$1.92	25d	1	0.40mi
3536 Darlington Rd Holiday, FL	3.0	2.0	1400	$1,950	$1.39	25d	1	0.45mi
4334 Tahitian Gardens Cir Unit C Holiday, FL	2.0	1.0	768	$1,450	$1.89	25d	1	0.45mi
4337 Tahitian Gardens Cir Unit F Holiday, FL	2.0	1.0	768	$1,500	$1.95	25d	1	0.47mi
2132 Kepner Dr Holiday, FL	2.0	1.0	920	$1,295	$1.41	21d	1	0.53mi
1624 Springdale Dr Holiday, FL	2.0	1.0	1000	$1,575	$1.57	5d	1	0.53mi
4326 Tahitian Gardens Cir Unit 14E Holiday, FL	2.0	1.5	768	$2,000	$2.60	25d	1	0.54mi
4351 Tahitian Gardens Cir Holiday, FL	2.0	1.0	825	$1,150	$1.39	25d	1	0.57mi
4365 Tahitian Gardens Cir Unit C Holiday, FL	2.0	1.0	825	$1,300	$1.58	0d	1	0.66mi
4354 Tahitian Gardens Cir Unit F Holiday, FL	2.0	1.0	825	$1,500	$1.82	25d	1	0.66mi
3433 Atlantis Dr Holiday, FL	2.0	1.0	1024	$1,500	$1.46	25d	1	0.66mi
4313 Tahitian Gardens Cir Unit C Holiday, FL	2.0	1.5	825	$1,300	$1.58	15d	1	0.68mi
4356 Tahitian Gardens Cir Unit C Holiday, FL	2.0	1.0	825	$1,350	$1.64	25d	1	0.68mi
3143 Pinon Dr Holiday, FL	2.0	2.0	1034	$1,695	$1.64	22d	1	0.69mi
3052 Salton St Holiday, FL	2.0	2.0	1067	$1,600	$1.50	25d	1	0.81mi
2117 Calusa Trl Holiday, FL	2.0	1.0	1205	$1,600	$1.33	5d	1	0.83mi
2117 Calusa Trl Unit B Holiday, FL	1.0	1.0	708	$1,200	$1.69	5d	1	0.83mi
3623 Holiday Lake Dr Holiday, FL	3.0	1.0	1004	$1,525	$1.52	25d	1	0.84mi
4205 Jordana Way Holiday, FL	1.0–3.0	1.0–2.0	1027	$1,404	$1.37	3d	13	0.88mi
3531 Rosewater Dr Holiday, FL	2.0	2.0	907	$1,795	$1.98	25d	1	0.90mi
1440 Brixton Ln Holiday, FL	2.0	1.0	952	$1,707	$1.79	25d	1	0.92mi
3838 Staysail Ln Unit 3838 Holiday, FL	2.0	1.0	1114	$1,500	$1.35	25d	1	0.95mi
4348 Plaza Dr Holiday, FL	1.0–2.0	1.0–2.0	860	$1,499	$1.74	0d	7	0.96mi
1351 Whitehall Ln Holiday, FL	2.0	1.0	1078	$1,550	$1.44	25d	1	0.96mi
3530 Oxford Dr Holiday, FL	2.0	1.5	1080	$1,495	$1.38	22d	1	0.97mi
2814 Jacob Crossing Ln Holiday, FL	3.0	2.5	1444	$1,995	$1.38	25d	1	0.97mi
1132 Maybury Dr Holiday, FL	3.0	2.0	1173	$1,838	$1.57	2d	1	1.01mi
4620 Tropical Ln Holiday, FL	2.0	1.0	1276	$1,650	$1.29	2d	1	1.03mi
3104 Primrose Dr Holiday, FL	2.0	2.0	1226	$1,640	$1.34	25d	1	1.05mi
3054 Primrose Dr Holiday, FL	2.0	1.0	976	$1,500	$1.54	5d	1	1.05mi
1051 Maybury Dr Holiday, FL	3.0	2.0	1021	$1,695	$1.66	22d	1	1.08mi
4823 Longwood Ave Holiday, FL	3.0	1.0	1122	$1,800	$1.60	5d	1	1.11mi
4723 Aegean Ave Holiday, FL	2.0	1.0	1000	$1,636	$1.64	5d	1	1.15mi

HOA detail

• Monthly dues: $64 · $768/yr
• Likely covers: security

Listing history 4 events

1. 2026-04-09
   listed $130,000 Active
2. 2014-11-20
   soldstatus $72,000
3. 2010-04-06
   soldstatus $69,000
4. 1982-08-01
   soldstatus $6,800

ⓘ 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 6/10 Major FEMA zone AE · 56% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 24 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: $19,546
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$5,768
• − Repairs & maintenance: −$1,564
• − Management: −$1,564
• − HOA: −$768
• − Depreciation: −$3,782
• Taxable loss: −$3,132
• Est. tax savings @ 24.0%: +$752
• After-tax cash flow: $-475/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

+1811.8% since first listed

4 events — show timeline

• 2026-04-09 Listed $130,000 Stellar MLS as Distributed by MLS Grid
• 2014-11-20 Sold (Public Records) $72,000 Public Records
• 2010-04-06 Sold (Public Records) $69,000 Public Records
• 1982-08-01 Sold (Public Records) $6,800 Public Records

Property tax history

-10.7%/yr

Latest (2025): $209 · +3.5% YoY. Source: county tax records.