2127 Kahala Dr · Holiday, FL 34691

$89,900

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 411 Days on market

Built 1982 3,751 sqft lot Est $109k · 18% under $56/mo HOA · 4% of rent ↓ 28% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Under contract-accepting backup offers. PRICE REDUCED! OWN THE LAND! NO lot rent! Low taxes and LOW HOA. Lake Conley is a Mobile Home Park, 55+ gated community. A highly desired community for its privacy and MULTIPLE amenities! Limited information on this property. Property does need new flooring. Spacious guest room and large primary bedroom with ample walk in closets! This home has great potential and great natural light! Closest street to clubhouse and amenities! Laundry area is inside storage shed with plenty of open space. Enjoy a fast commute to some of the most beautiful beaches in Florida, nature trails, restaurants, shopping centers and much entertainment! Property does come furnis

Key facts

• Gated community
• Multiple amenities
• Clubhouse

Tags

• GATED COMMUNITY
• MULTIPLE AMENITIES
• LAUNDRY AREA
• BOAT RAMP
• HEATED POOL
• CLUBHOUSE

Property features AI

Finance

• Other: Furnished; Living area reported as 960 sq ft (public records); Total building area reported as 1,750 sq ft (public records)
• Financial info: Total annual fees $672; Lease restrictions apply
• HOA & community: Association: Lake Conley MHPK; Monthly association fee of $56; Association fee includes pool and private road; Association approval required; Amenities include clubhouse, pool, racquetball, recreation facilities, wheelchair access; Buyer approval required; Senior community; Pets allowed (cats and dogs) with limits; max pet weight 25 lbs

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Manufactured home (double wide); Single-story; East-facing
• Construction: Vinyl siding; Metal roof; Crawlspace foundation; Built in approximately public records year (year not specified)
• Exterior features: Other exterior features; Concrete road access; Private maintained road

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Range/oven (not specified fuel type)
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features
• Laundry & utility: Washer; Dryer; Laundry located outside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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 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 $622 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.

Negotiation context

• It's been on market 411 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 411 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.73% ✓
• Cap rate: 13.19%
• Cash-on-cash: 24.65%
• DSCR: 2.10
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $109,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2101 Maui Dr	0.18mi	2/2.0	960 (0%)	0mo	$135,000	$141	92
2013 Wailua Dr	0.16mi	2/2.0	960 (0%)	1mo	$113,000	$118	91
3852 Bywater Dr	0.15mi	2/2.0	968 (+1%)	2mo	$170,000	$176	90
2125 Kepner Dr	0.31mi	2/2.0	934 (-3%)	3mo	$80,000	$86	79
2100 Manoa Dr	0.05mi	2/2.0	864 (-10%)	5mo	$100,000	$116	77
2033 Maui Dr	0.19mi	2/2.0	1,056 (+10%)	1mo	$120,000	$114	74
2119 Lullaby Dr	0.23mi	2/2.0	877 (-9%)	2mo	$50,000	$57	74
2032 Waterview Dr	0.24mi	2/2.0	1,056 (+10%)	1mo	$165,400	$157	71
2107 Melody Dr	0.35mi	2/2.0	890 (-7%)	2mo	$70,000	$79	70
1841 Holiday Dr	0.51mi	2/1.0	920 (-4%)	6mo	$75,000	$82	60
2014 Kepner Dr	0.35mi	2/1.5	848 (-12%)	5mo	$74,000	$87	58
3544 Tiki Dr	0.66mi	2/2.0	1,008 (+5%)	4mo	$110,000	$109	58

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: -11.0%
• Equity multiple: 0.61×
• Total profit: $-9,939
• Equity at exit: $13,404

10-year hold

• IRR: -3.7%
• Equity multiple: 0.77×
• Total profit: $-5,778
• Equity at exit: $7,773

Cash invested: $25,172 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,554 high
• Mortgage (P&I): −$471
• Tax from tax record: −$146 /mo · $1,751/yr
• Insurance: −$37
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$56
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $90

Break-even live

Break-even rent $1,440

Max offer price $89,900

Occupancy floor 89%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2051 Pleasure Dr Holiday, FL	2.0	1.0	720	$1,200	$1.67	24d	1	0.20mi
3749 Beechwood Dr Holiday, FL	2.0	1.0	1012	$1,673	$1.65	13d	1	0.22mi
4334 Tahitian Gardens Cir Unit C Holiday, FL	2.0	1.0	768	$1,450	$1.89	24d	1	0.26mi
4337 Tahitian Gardens Cir Unit F Holiday, FL	2.0	1.0	768	$1,500	$1.95	24d	1	0.29mi
2132 Kepner Dr Holiday, FL	2.0	1.0	920	$1,295	$1.41	20d	1	0.34mi
4326 Tahitian Gardens Cir Unit 14E Holiday, FL	2.0	1.5	768	$2,000	$2.60	24d	1	0.34mi
3742 Darlington Rd Holiday, FL	2.0	1.5	936	$1,800	$1.92	24d	1	0.37mi
4351 Tahitian Gardens Cir Holiday, FL	2.0	1.0	825	$1,150	$1.39	24d	1	0.39mi
4318 Tahitian Gardens Cir Unit B Holiday, FL	1.0	1.0	576	$1,200	$2.08	24d	1	0.44mi
4354 Tahitian Gardens Cir Unit F Holiday, FL	2.0	1.0	825	$1,500	$1.82	24d	1	0.47mi
4365 Tahitian Gardens Cir Unit C Holiday, FL	2.0	1.0	825	$1,400	$1.70	24d	1	0.47mi
3513 Trask Dr Holiday, FL	2.0	1.5	1000	$1,249	$1.25	24d	1	0.48mi
4313 Tahitian Gardens Cir Unit C Holiday, FL	2.0	1.5	825	$1,300	$1.58	15d	1	0.49mi
4356 Tahitian Gardens Cir Unit C Holiday, FL	2.0	1.0	825	$1,350	$1.64	24d	1	0.49mi
4358 Tahitian Gardens Cir Unit G Holiday, FL	1.0	1.0	600	$1,350	$2.25	24d	1	0.52mi
4358 Tahitian Gardens Cir Holiday, FL	1.0	1.0	600	$1,350	$2.25	15d	1	0.52mi
3405 Wilson Dr Holiday, FL	2.0	1.0	861	$1,650	$1.92	24d	1	0.56mi
2117 Calusa Trl Unit B Holiday, FL	1.0	1.0	708	$1,200	$1.69	5d	1	0.65mi
1624 Springdale Dr Holiday, FL	2.0	1.0	1000	$1,575	$1.57	5d	1	0.69mi
2122 Ranchita Trl Holiday, FL	2.0	1.0	648	$1,399	$2.16	24d	1	0.71mi
4205 Jordana Way Holiday, FL	1.0–3.0	1.0–2.0	1027	$1,404	$1.37	3d	13	0.72mi
4348 Plaza Dr Holiday, FL	1.0–2.0	1.0–2.0	860	$1,499	$1.74	3d	9	0.80mi
3433 Atlantis Dr Holiday, FL	2.0	1.0	1024	$1,500	$1.46	24d	1	0.81mi
3143 Pinon Dr Holiday, FL	2.0	2.0	1034	$1,695	$1.64	22d	1	0.88mi
4823 Longwood Ave Holiday, FL	3.0	1.0	1122	$1,800	$1.60	5d	1	0.91mi
3052 Salton St Holiday, FL	2.0	2.0	1067	$1,600	$1.50	24d	1	0.94mi
3623 Holiday Lake Dr Holiday, FL	3.0	1.0	1004	$1,525	$1.52	24d	1	0.95mi
4723 Aegean Ave Holiday, FL	2.0	1.0	1000	$1,636	$1.64	5d	1	0.96mi
2610 Templewood Dr Holiday, FL	3.0	1.0	1056	$1,800	$1.70	5d	1	0.97mi
2509 Sweetwood Dr Holiday, FL	2.0	1.0	988	$1,650	$1.67	18d	1	0.97mi
3838 Staysail Ln Unit 3838 Holiday, FL	2.0	1.0	1114	$1,500	$1.35	24d	1	1.02mi
3531 Rosewater Dr Holiday, FL	2.0	2.0	907	$1,795	$1.98	24d	1	1.02mi
1552 Alert St Holiday, FL	3.0	1.0	956	$2,100	$2.20	5d	1	1.03mi
2552 Chancery Dr Holiday, FL	2.0	1.0	816	$1,595	$1.95	24d	1	1.07mi
3530 Oxford Dr Holiday, FL	2.0	1.5	1080	$1,495	$1.38	22d	1	1.09mi
1440 Brixton Ln Holiday, FL	2.0	1.0	952	$1,707	$1.79	24d	1	1.10mi
1351 Whitehall Ln Holiday, FL	2.0	1.0	1078	$1,550	$1.44	24d	1	1.14mi
1051 Maybury Dr Holiday, FL	3.0	2.0	1021	$1,695	$1.66	22d	1	1.22mi
3054 Primrose Dr Holiday, FL	2.0	1.0	976	$1,500	$1.54	5d	1	1.23mi
4836 Flora Ave Holiday, FL	2.0	2.0	1113	$1,445	$1.30	24d	1	1.28mi

HOA detail

• Monthly dues: $56 · $672/yr
• Likely covers: security

Listing history 8 events

1. 2026-05-21
   status Pending
2. 2026-03-25
   price $89,900
3. 2026-01-14
   price $100,000
4. 2025-10-09
   price $110,000
5. 2025-06-01
   status Active
6. 2025-05-30
   historical
7. 2025-05-27
   price $119,900
8. 2025-04-03
   listed $124,900 Active

ⓘ 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: $1,751 · $146/mo
• Projected year-2 tax: $1,751 · $146/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 5/10 Major FEMA zone AE · 45% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $18,650
• − Mortgage interest: −$5,036
• − Property taxes: −$1,751
• − Insurance: −$5,568
• − Repairs & maintenance: −$1,492
• − Management: −$1,492
• − HOA: −$672
• − Depreciation: −$2,615
• Taxable income: $24
• Est. tax owed @ 24.0%: −$6
• After-tax cash flow: $1,079/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

-28.0% since first listed

8 events — show timeline

• 2026-05-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Price Changed $89,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-14 Price Changed $100,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-09 Price Changed $110,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-05-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-27 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-03 Listed $124,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+12.2%/yr

Latest (2025): $1,751 · +211.7% YoY. Source: county tax records.