4344 Tahitian Gardens Cir Unit B · Holiday, FL 34691

$119,000

2 bd · 2.0 ba · 825 sqft · Condo public records · 14 Days on market

Built 1979 $285/mo HOA · 19% 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 +16.6/30.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 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

Enjoy affordable Florida living in the beautiful gated 55+ community of Tahitian Gardens! This well-maintained 2-bedroom, 1.5-bath condo offers comfortable, low-maintenance living with laminate wood flooring throughout, spacious bedrooms, large closets, and the convenience of in-unit laundry. Natural light fills the living spaces, creating a bright and inviting atmosphere. Tahitian Gardens is centered around a scenic lake and offers an abundance of amenities, including a heated swimming pool, clubhouse, shuffleboard courts, walking paths, and a full calendar of social activities such as bingo, arts and crafts, card groups, dances, and community events. Conveniently located near shopping, di

Key facts

• Gated community
• Shuffleboard courts
• Clubhouse

Tags

• GATED COMMUNITY
• IN-UNIT LAUNDRY
• HEATED SWIMMING POOL
• CLUBHOUSE
• SHUFFLEBOARD COURTS
• WALKING PATHS

Property features AI

Finance

• Other: Partially furnished
• Financial info: Lease restrictions apply
• HOA & community: Monthly condo fee $285 (includes pool and insurance); Association approval required; Buyer approval required; Clubhouse; Senior community; Cats and dogs allowed; Total annual fees $3,420

Exterior

• Parking: Guest parking available nearby
• Security: Gated community
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Sewer connected
• Home design: Condominium; One-story; Faces west; Unit on first floor
• Construction: Block construction; Shingle roof; Slab foundation; Built as part of Building 33
• Exterior features: Sidewalk; Paved road access

Interior

• Kitchen: Dishwasher; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry closet; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $119k.

Deal economics

• At list price, monthly cash flow is $71 ($857/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Cap rate 7.0% 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); 328 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 36% 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 $823 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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.
• Current owner paid $80k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,000

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.27% ✓
• Cap rate: 7.01%
• Cash-on-cash: 2.57%
• DSCR: 1.11
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.05% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.52×
• Total profit: $-15,957
• Equity at exit: $17,743

10-year hold

• IRR: -6.4%
• Equity multiple: 0.61×
• Total profit: $-12,948
• Equity at exit: $10,289

Cash invested: $33,320 (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: 328
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,506 high
• Mortgage (P&I): −$624
• Tax from tax record: −$160 /mo · $1,917/yr
• Insurance: −$50
• HOA: −$285
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $71

Break-even live

Break-even rent $1,416

Max offer price $119,000

Occupancy floor 90%

Sensitivity live

Price	-10% $139	-5% $105	+0% $71	+5% $38	+10% $4
Rent	-10% $-48	-5% $12	+0% $71	+5% $131	+10% $190
Rate	-1.0pp $131	-0.5pp $102	base $71	+0.5pp $41	+1.0pp $9

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4351 Tahitian Gardens Cir Holiday, FL	2.0	1.0	825	$1,150	$1.39	25d	1	0.06mi
4365 Tahitian Gardens Cir Unit C Holiday, FL	2.0	1.0	825	$1,300	$1.58	0d	1	0.06mi
4354 Tahitian Gardens Cir Unit F Holiday, FL	2.0	1.0	825	$1,500	$1.82	25d	1	0.07mi
4318 Tahitian Gardens Cir Unit B Holiday, FL	1.0	1.0	576	$1,200	$2.08	25d	1	0.09mi
4326 Tahitian Gardens Cir Unit 14E Holiday, FL	2.0	1.5	768	$2,000	$2.60	25d	1	0.09mi
4356 Tahitian Gardens Cir Unit C Holiday, FL	2.0	1.0	825	$1,350	$1.64	25d	1	0.09mi
4358 Tahitian Gardens Cir Unit G Holiday, FL	1.0	1.0	600	$1,350	$2.25	25d	1	0.12mi
4358 Tahitian Gardens Cir Holiday, FL	1.0	1.0	600	$1,350	$2.25	15d	1	0.12mi
4337 Tahitian Gardens Cir Unit F Holiday, FL	2.0	1.0	768	$1,500	$1.95	25d	1	0.12mi
4334 Tahitian Gardens Cir Unit C Holiday, FL	2.0	1.0	768	$1,450	$1.89	25d	1	0.17mi
4313 Tahitian Gardens Cir Unit C Holiday, FL	2.0	1.5	825	$1,300	$1.58	15d	1	0.18mi
2132 Kepner Dr Holiday, FL	2.0	1.0	920	$1,295	$1.41	21d	1	0.27mi
2051 Pleasure Dr Holiday, FL	2.0	1.0	720	$1,200	$1.67	25d	1	0.35mi
4205 Jordana Way Holiday, FL	1.0–3.0	1.0–2.0	1027	$1,404	$1.37	3d	13	0.37mi
4348 Plaza Dr Holiday, FL	1.0–2.0	1.0–2.0	860	$1,499	$1.74	0d	7	0.43mi
2117 Calusa Trl Unit B Holiday, FL	1.0	1.0	708	$1,200	$1.69	5d	1	0.45mi
3749 Beechwood Dr Holiday, FL	2.0	1.0	1012	$1,623	$1.60	0d	1	0.48mi
3742 Darlington Rd Holiday, FL	2.0	1.5	936	$1,800	$1.92	25d	1	0.48mi
2122 Ranchita Trl Holiday, FL	2.0	1.0	648	$1,399	$2.16	25d	1	0.49mi
4723 Aegean Ave Holiday, FL	2.0	1.0	1000	$1,636	$1.64	5d	1	0.56mi
2610 Templewood Dr Holiday, FL	3.0	1.0	1056	$1,800	$1.70	5d	1	0.57mi
4823 Longwood Ave Holiday, FL	3.0	1.0	1122	$1,800	$1.60	5d	1	0.59mi
2509 Sweetwood Dr Holiday, FL	2.0	1.0	988	$1,650	$1.67	18d	1	0.60mi
2552 Chancery Dr Holiday, FL	2.0	1.0	816	$1,595	$1.95	25d	1	0.68mi
3513 Trask Dr Holiday, FL	2.0	1.5	1000	$1,249	$1.25	25d	1	0.73mi
3405 Wilson Dr Holiday, FL	2.0	1.0	861	$1,650	$1.92	25d	1	0.94mi
1552 Alert St Holiday, FL	3.0	1.0	956	$2,100	$2.20	5d	1	1.00mi
3421 Tricon Ln #12 Holiday, FL	2.0	1.0	870	$1,095	$1.26	0d	1	1.03mi
3439 Clydesdale Dr Holiday, FL	2.0	1.0	968	$1,395	$1.44	5d	1	1.06mi
1624 Springdale Dr Holiday, FL	2.0	1.0	1000	$1,575	$1.57	5d	1	1.10mi
3052 Salton St Holiday, FL	2.0	2.0	1067	$1,600	$1.50	25d	1	1.16mi
5338 Nancy Ln Holiday, FL	2.0	1.0	864	$1,430	$1.66	25d	1	1.18mi
3433 Monticello St Holiday, FL	3.0	1.5	960	$1,650	$1.72	25d	1	1.18mi
3516 Sheryl Hill Dr Holiday, FL	2.0	2.0	848	$1,595	$1.88	25d	1	1.20mi
3433 Atlantis Dr Holiday, FL	2.0	1.0	1024	$1,500	$1.46	25d	1	1.22mi
3445 Wiltshire Dr Holiday, FL	2.0	1.5	992	$1,450	$1.46	22d	1	1.22mi
3143 Pinon Dr Holiday, FL	2.0	2.0	1034	$1,695	$1.64	22d	1	1.29mi
3511 Cambridge St New Port Richey, FL	2.0	2.0	936	$2,100	$2.24	5d	1	1.30mi
5232 Sparrow Dr Holiday, FL	2.0	1.0	976	$1,975	$2.02	25d	1	1.32mi
4836 Flora Ave Holiday, FL	2.0	2.0	1113	$1,445	$1.30	25d	1	1.32mi

HOA detail condo

• Monthly dues: $285 · $3,420/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-18
   days on market $119,000 Active 14 DOM
2. 2026-06-17
   days on market $119,000 Active 13 DOM
3. 2026-06-16
   days on market $119,000 Active 12 DOM
4. 2026-06-15
   days on market $119,000 Active 11 DOM
5. 2026-06-13
   days on market $119,000 Active 9 DOM
6. 2026-06-09
   days on market $119,000 Active 5 DOM
7. 2026-06-08
   days on market $119,000 Active 4 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   listed $119,000 Active 3 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: $1,917 · $160/mo
• Projected year-2 tax: $1,917 · $160/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 X (shaded) · 23% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 28 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: $18,072
• − Mortgage interest: −$6,666
• − Property taxes: −$1,917
• − Insurance: −$595
• − Repairs & maintenance: −$1,446
• − Management: −$1,446
• − HOA: −$3,420
• − Depreciation: −$3,462
• Taxable loss: −$879
• Est. tax savings @ 24.0%: +$211
• After-tax cash flow: $1,068/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

+48.8% since first listed

4 events — show timeline

• 2026-06-04 Listed $119,000 Stellar MLS as Distributed by MLS Grid
• 2018-09-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-07-23 Listed $65,000 Stellar MLS as Distributed by MLS Grid
• 2006-03-17 Sold (Public Records) $80,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $1,917 · +3.7% YoY. Source: county tax records.