13127 Topflite Ct · Meadow Oaks, FL 34669

$240,000

2 bd · 2.0 ba · 1,222 sqft · SingleFamily public records · 366 Days on market

Built 1986 7,115 sqft lot Est $240k · at est. $52/mo HOA · 3% of rent

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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 +12.6/30.0
• ARV discount +7.4/15.0
• Schools +4.3/10.0
• DSCR +3.7/10.0
• 1% rule +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully remodeled home in Meadow Oaks, a community golf course with NO CDD fees. This two bedroom 2 bathrooms oversized 2 car garage is over 1200 square feet of open living feels like home when you walk in. Low HOA and NO CDD fees Don't Miss This Beautiful Single Family. this wonderful community features a golf course, tennis, heated pool, recreation for the entire family. Other amenities include restaurant, library, pool, fitness room and a full calendar of monthly events. Located near shopping and Suncoast Parkway. This home is a must-see and is Priced to Sell! Make your appointment today this one will not last

Key facts

• Luxury vinyl plank
• New hot water heater
• 7,115 sq ft lot

Tags

• NEW CERAMIC TILE FLOORS
• LUXURY VINYL PLANK
• NEW HOT WATER HEATER
• SPACIOUS OPEN FLOOR PLAN
• MASSIVE SCREENED IN PATIO
• MATURE LANDSCAPED BACKYARD

Property features AI

Finance

• Other: Lease restrictions apply
• HOA & community: Monthly HOA fee of $52; Association amenities: Clubhouse, Fitness center, Pool, Recreation facilities, Tennis courts, Pickleball courts; Association: SENTRY MANAGEMENT-GAIL DASHER; Deed restrictions in community; Pets allowed

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Broadband/high-speed internet available
• Home design: Single family residence; One-story; South-facing; Completed condition; Homestead exempt
• Construction: Brick construction; Shingle roof; Slab foundation; Built on lot of about 0.16 acres
• Exterior features: Sidewalk; Sliding doors; Tennis court(s)

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (heat pump); Central air conditioning
• Interior features: Open floorplan; Thermostat
• Laundry & utility: Laundry located in garage; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-33 ($-393/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (17.2% below list).
• Recommended offer: $199k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.6% in Meadow Oaks — 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 61/100 on livability (#794 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools 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.
• Market conditions: 299 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).
• This rent runs 41% of the median local income ($59k/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 $2k of loan paydown is wiped out by about $7k 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 366 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $29k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $153k; list at $240k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,811 (17.2% 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 366 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.83% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.58%
• DSCR: 0.97
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $239,512
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13137 Greenview Ct	0.09mi	2/2.0	1,201 (-2%)	2mo	$235,000	$196	91
13252 Norman Cir	0.40mi	2/2.0	1,265 (+4%)	7mo	$230,000	$182	70
12920 Walnut Tree Ln	0.53mi	2/2.0	1,286 (+5%)	6mo	$290,000	$226	62
12830 Lake Tree Ln	0.52mi	2/2.0	1,120 (-8%)	1mo	$145,000	$129	61
13335 Norman Cir	0.33mi	2/2.0	1,057 (-14%)	4mo	$175,000	$166	58
13526 Norman Cir	0.34mi	3/2.0 (+1)	1,355 (+11%)	9mo	$235,000	$173	53
13134 Precept Way	0.22mi	3/2.0 (+1)	1,368 (+12%)	14mo	$310,000	$227	53
13738 Caden Glen Dr	0.70mi	3/2.0 (+1)	1,278 (+5%)	4mo	$260,000	$203	51
12626 Saulston Pl	0.73mi	3/2.0 (+1)	1,324 (+8%)	6mo	$259,000	$196	42
13321 Wynn Ranch Rd	0.49mi	3/2.0 (+1)	1,340 (+10%)	19mo	$375,000	$280	40
12714 Saulston Pl	0.73mi	3/2.0 (+1)	1,360 (+11%)	7mo	$250,000	$184	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.39×
• Total profit: $-40,978
• Equity at exit: $35,785

10-year hold

• IRR: -9.2%
• Equity multiple: 0.43×
• Total profit: $-38,382
• Equity at exit: $20,751

Cash invested: $67,200 (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 34669

• Home prices YoY: -24.1%
• Active inventory: 299
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,988 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$193 /mo · $2,313/yr
• Insurance: −$100
• HOA: −$52
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $-33

Break-even live

Break-even rent $2,030

Max offer price $234,220

Occupancy floor 97%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12706 White Bluff Rd Hudson, FL	3.0	2.0	1360	$1,870	$1.38	2d	1	0.78mi
13341 Tropical Breeze Way Hudson, FL	3.0	2.0	1455	$2,000	$1.37	5d	1	0.80mi
13407 Crest Lake Dr Hudson, FL	3.0	2.0	1337	$1,920	$1.44	12d	1	1.03mi

HOA detail

• Monthly dues: $52 · $624/yr
• Likely covers: pool

Listing history 29 events

1. 2026-06-18
   days on market $240,000 Active 366 DOM
2. 2026-06-17
   days on market $240,000 Active 365 DOM
3. 2026-06-16
   days on market $240,000 Active 364 DOM
4. 2026-06-15
   days on market $240,000 Active 363 DOM
5. 2026-06-13
   days on market $240,000 Active 361 DOM
6. 2026-06-09
   days on market $240,000 Active 357 DOM
7. 2026-06-08
   days on market $240,000 Active 356 DOM
8. 2026-06-07
   days on market $240,000 Active 355 DOM
9. 2026-06-04
   days on market $240,000 Active 352 DOM
10. 2026-06-03
    days on market $240,000 Active 351 DOM
11. 2026-06-02
    days on market $240,000 Active 350 DOM
12. 2026-06-01
    days on market $240,000 Active 349 DOM
13. 2026-05-31
    days on market $240,000 Active 348 DOM
14. 2026-02-17
    price $240,000
15. 2026-01-24
    status Active
16. 2026-01-12
    status Pending
17. 2025-10-07
    price $245,000
18. 2025-07-27
    price $249,995
19. 2025-06-23
    price $259,000
20. 2025-06-05
    listed $269,000 Active
21. 2020-07-09
    soldstatus $153,000
22. 2020-06-30
    soldstatus $153,000 Sold 627-char remark

    Show marketing remark (627 chars)

    Beautifully remodeled home in Meadow Oaks, a community golf course with NO CDD fees. This two bedroom 2 bathrooms oversized 2 car garage is over 1200 square feet of open living feels like home when you walk in. Low HOA and NO CDD fees Don't Miss This Beautiful Single Family. this wonderful community features a golf course, tennis, heated pool, recreation for the entire family. Other amenities include restaurant, library, pool, fitness room and a full calendar of monthly events. Located near shopping and Suncoast Parkway. This home is a must-see and is Priced to Sell! Make your appointment today this one will not last

23. 2020-05-23
    status Pending 627-char remark

    Show marketing remark (627 chars)

    Beautifully remodeled home in Meadow Oaks, a community golf course with NO CDD fees. This two bedroom 2 bathrooms oversized 2 car garage is over 1200 square feet of open living feels like home when you walk in. Low HOA and NO CDD fees Don't Miss This Beautiful Single Family. this wonderful community features a golf course, tennis, heated pool, recreation for the entire family. Other amenities include restaurant, library, pool, fitness room and a full calendar of monthly events. Located near shopping and Suncoast Parkway. This home is a must-see and is Priced to Sell! Make your appointment today this one will not last

24. 2020-05-11
    price $155,300 627-char remark

    Show marketing remark (627 chars)

    Beautifully remodeled home in Meadow Oaks, a community golf course with NO CDD fees. This two bedroom 2 bathrooms oversized 2 car garage is over 1200 square feet of open living feels like home when you walk in. Low HOA and NO CDD fees Don't Miss This Beautiful Single Family. this wonderful community features a golf course, tennis, heated pool, recreation for the entire family. Other amenities include restaurant, library, pool, fitness room and a full calendar of monthly events. Located near shopping and Suncoast Parkway. This home is a must-see and is Priced to Sell! Make your appointment today this one will not last

25. 2020-02-29
    price $160,100 627-char remark

    Show marketing remark (627 chars)

    Beautifully remodeled home in Meadow Oaks, a community golf course with NO CDD fees. This two bedroom 2 bathrooms oversized 2 car garage is over 1200 square feet of open living feels like home when you walk in. Low HOA and NO CDD fees Don't Miss This Beautiful Single Family. this wonderful community features a golf course, tennis, heated pool, recreation for the entire family. Other amenities include restaurant, library, pool, fitness room and a full calendar of monthly events. Located near shopping and Suncoast Parkway. This home is a must-see and is Priced to Sell! Make your appointment today this one will not last

26. 2020-01-22
    listed $165,000 Active 627-char remark

    Show marketing remark (627 chars)

    Beautifully remodeled home in Meadow Oaks, a community golf course with NO CDD fees. This two bedroom 2 bathrooms oversized 2 car garage is over 1200 square feet of open living feels like home when you walk in. Low HOA and NO CDD fees Don't Miss This Beautiful Single Family. this wonderful community features a golf course, tennis, heated pool, recreation for the entire family. Other amenities include restaurant, library, pool, fitness room and a full calendar of monthly events. Located near shopping and Suncoast Parkway. This home is a must-see and is Priced to Sell! Make your appointment today this one will not last

27. 2005-04-21
    soldstatus $167,900
28. 2005-04-11
    soldstatus $167,900 140-char remark

    Show marketing remark (140 chars)

    Beautiful home in Meadow Oaks. Split bedroom plan. Enclosed Florida Room not included in square footage. Beautifully landscaped. Shows well.

29. 2005-03-10
    listed $169,900 140-char remark

    Show marketing remark (140 chars)

    Beautiful home in Meadow Oaks. Split bedroom plan. Enclosed Florida Room not included in square footage. Beautifully landscaped. Shows well.

ⓘ 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: $2,313 · $193/mo
• Projected year-2 tax: $2,313 · $193/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,857
• − Mortgage interest: −$13,444
• − Property taxes: −$2,313
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,909
• − Management: −$1,909
• − HOA: −$624
• − Depreciation: −$6,982
• Taxable loss: −$4,522
• Est. tax savings @ 24.0%: +$1,085
• After-tax cash flow: $693/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 — Meadow Oaks

• Score: 61/100
• State rank: #794
• US rank: #18203

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Meadow Oaks, FL
• County: Pasco County · 524,098 people
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 14,618
• Household income: $58,638
• Rent vs Own: 11.9% rent · 88.1% own
• Severe rent burden: 176.0

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 10% Two or more races 6% Black 4% Asian 3%
• Hispanic origin (detail): Puerto Rican 5% Cuban 1%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 1%
• Foreign-born: 8% · Canada, Vietnam, Jamaica
• Languages at home: 90% English-only · Spanish 7% Vietnamese 3% Other Indo-European 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: ▼ -102.24%
• Current HPI: 321.5862
• Rent YoY: —
• 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

+41.3% since first listed

16 events — show timeline

• 2026-02-17 Price Changed $240,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-10-07 Price Changed $245,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-27 Price Changed $249,995 Stellar MLS as Distributed by MLS Grid
• 2025-06-23 Price Changed $259,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-05 Listed $269,000 Stellar MLS as Distributed by MLS Grid
• 2020-07-09 Sold (Public Records) $153,000 Public Records
• 2020-06-30 Sold (MLS) $153,000 Stellar MLS as Distributed by MLS Grid
• 2020-05-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-05-11 Price Changed $155,300 Stellar MLS as Distributed by MLS Grid
• 2020-02-29 Price Changed $160,100 Stellar MLS as Distributed by MLS Grid
• 2020-01-22 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2005-04-21 Sold (Public Records) $167,900 Public Records
• 2005-04-11 Sold (MLS) $167,900 Stellar MLS as Distributed by MLS Grid
• 2005-03-10 Listed $169,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+10.1%/yr

Latest (2025): $2,313 · +2.8% YoY. Source: county tax records.