15708 Ruby Ln · Hudson, FL 34667

$85,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 2 Days on market

Built 1972 0.96 ac lot ↓ 23% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great starter or investor property. Or use for snowbird retreat, possibly set up a RV and rent home out. Lots of possibilities. Property is completely fenced with 5 zoned irrigation system. Workshops, carport, storage shed. At the end of a dead end street and also an entrance from another street, so you have 2 entrances to property. Keep your RV, Boat, and 4 wheelsers on your property. 3 bedroom 2 bath mobile has window ac but has central heat. AC unit comes with home but needs to be installed. Kitchen has breakfast bar & nice pantry. Dining room & living room. Take a look & make offer before it's gone!!

Key facts

• Gated lot
• Fully fenced
• Private well

Tags

• 1 ACRE LOT
• FULLY FENCED
• GATED LOT
• PRIVATE WELL
• SEPTIC SYSTEM
• RV HOOKUP

Property features AI

Finance

• Other: Approximately 0.96 acre lot (about 1/2 to less than 1 acre); Homestead exempt; Unfurnished; Living area about 1,152 (public records)

Exterior

• Parking: Carport with 2 spaces
• Utilities: Well water; Septic tank; Other utilities
• Home design: Residential mobile home (single wide); One level; Faces west
• Construction: Metal siding; Metal roof
• Exterior features: Dog run; Chain link fencing; Dirt road access

Interior

• Kitchen: Other appliances
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Wall/window cooling unit(s)
• Interior features: No interior features listed
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Cap rate 21.9% vs local median 3.4% in Hudson — 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 74/100 on livability (#289 in FL, #4,856 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, employment D, schools D-.
• 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 soft (-2.3%/yr); 799 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).
• At $2,027/mo this rent would consume 47% of the median local household income ($51k/yr) (locally 946% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.38% ✓
• Cap rate: 21.86%
• Cash-on-cash: 55.59%
• DSCR: 3.47
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $201,600
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15739 Brenda St	0.13mi	3/2.0	1,200 (+4%)	2mo	$210,000	$175	85

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: 50.6%
• Equity multiple: 3.12×
• Total profit: $50,480
• Equity at exit: $12,674

10-year hold

• IRR: 54.9%
• Equity multiple: 5.68×
• Total profit: $111,321
• Equity at exit: $7,349

Cash invested: $23,800 (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 34667

• Rents YoY: -2.3%
• Active inventory: 799
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,027 high
• Mortgage (P&I): −$446
• Tax from tax record: −$17 /mo · $209/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $1,102

Break-even live

Break-even rent $631

Max offer price $85,000

Occupancy floor 41%

Sensitivity live

Price	-10% $1,151	-5% $1,127	+0% $1,102	+5% $1,078	+10% $1,054
Rent	-10% $942	-5% $1,022	+0% $1,102	+5% $1,183	+10% $1,263
Rate	-1.0pp $1,145	-0.5pp $1,124	base $1,102	+0.5pp $1,080	+1.0pp $1,058

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8516 Inwood Dr Hudson, FL	2.0	2.0	1120	$1,900	$1.70	6d	1	1.26mi
8512 Longboat Ln Hudson, FL	3.0	2.0	1500	$2,095	$1.40	18d	1	1.29mi
8316 Needles Dr Hudson, FL	2.0	2.0	1407	$1,900	$1.35	13d	1	1.39mi
14611 Ivy Chase Ln Hudson, FL	2.0–3.0	1.0–2.0	1021	$1,450	$1.42	25d	4	1.43mi
15902 Spyglass Ter Hudson, FL	2.0–3.0	2.0	1300	$1,725	$1.33	0d	19	1.45mi

Listing history 3 events

1. 2026-06-13
   statusdays on market $85,000 Pending 2 DOM
2. 2026-06-10
   remarks 699-char remark
3. 2026-06-10
   listed $85,000 Active 1 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: $209 · $17/mo
• Projected year-2 tax: $706 · $59/mo
• Expected delta: +$496/yr (+$41/mo · 237.6%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,320
• − Mortgage interest: −$4,761
• − Property taxes: −$209
• − Insurance: −$425
• − Repairs & maintenance: −$1,946
• − Management: −$1,946
• − Depreciation: −$2,473
• Taxable income: $12,560
• Est. tax owed @ 24.0%: −$3,015
• After-tax cash flow: $10,215/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 — Hudson

• Score: 74/100
• State rank: #289
• US rank: #4856

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pasco County · 524,098 people
• City population: 45,307
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 30,689
• Household income: $51,280
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 946.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 7% Two or more races 6% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 7% · Canada, Jamaica, Vietnam
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 2% French/Haitian/Cajun 0%

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: ▼ -183.96%
• Current HPI: 307.5552
• Rent YoY: ▼ -2.26%
• 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

-22.7% since first listed

7 events — show timeline

• 2026-06-09 Listed $85,000 Stellar MLS as Distributed by MLS Grid
• 2020-11-24 Sold (Public Records) $78,000 Public Records
• 2020-11-20 Sold (MLS) $78,000 Stellar MLS as Distributed by MLS Grid
• 2020-11-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-10-21 Price Changed $84,900 Stellar MLS as Distributed by MLS Grid
• 2020-09-22 Price Changed $104,900 Stellar MLS as Distributed by MLS Grid
• 2020-09-03 Listed $109,999 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.1%/yr

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