13103 Grassy Ln · Meadow Oaks, FL 34669

$199,000

2 bd · 2.0 ba · 672 sqft · Manufactured public records · 262 Days on market

Built 1972 0.95 ac lot

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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 +12.8/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• DSCR +3.8/10.0
• 1% rule +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * * INVESTOR OPPORTUNITY OR TOY LOVER'S HAVEN – NEARLY 1 ACRE IN FAST-GROWING HUDSON! * * * Don’t miss this rare 0.95-acre opportunity in Hudson’s sought-after Colony Village. Whether you’re an investor searching for solid returns or a buyer who wants extra space for an RV, boat, or workshop, this property checks all the boxes. A spacious 1,568 sq. ft. Home * is already on site, offering immediate use and value. For investors, it’s a ready fix-and-flip or rental opportunity. For lifestyle buyers, it’s a chance to enjoy wide-open space with no HOA restrictions—perfect for parking your toys, adding a detached garage, or even building that d

Key facts

• Custom workshop
• Extra garages
• No hoa restrictions

Tags

• NEARLY 1 ACRE
• 0.95-ACRE OPPORTUNITY
• NO HOA RESTRICTIONS
• RV STORAGE
• CUSTOM WORKSHOP
• EXTRA GARAGES

Property features AI

Finance

• HOA & community: No homeowner association

Exterior

• Utilities: Well water; Septic tank; Electricity connected; Broadband/high-speed internet available; Private utilities
• Home design: Single-wide mobile home; Residential property; Fixer condition; One story; Faces east; Entry level: One
• Construction: Stucco and frame construction; Shingle roof; Crawlspace foundation; Built as single-level
• Exterior features: Covered rear porch; Front porch; Private mailbox; Chain link fencing; Shed(s); Mature landscaping with oak trees; Oversized, paved lot in an unincorporated area; Publicly maintained asphalt road access

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Cathedral ceilings; Ceiling fans; Open floor plan; Decorative stone fireplace in the living room; Inside utility room
• Laundry & utility: Laundry room inside the home

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $-17 ($-207/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (19.3% below list).
• Recommended offer: $161k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: amenities F, commute F, employment 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.
• Zoned schools: Moon Lake Elementary School (math 30% / reading 35%, grade F, #1,787 of 2,144 statewide, top 84%, 579 students, 70% FRL); Hudson Academy (math 35% / reading 30%, grade F, #443 of 571 statewide, top 78%, 964 students, 80% FRL); Fivay High School (math 20% / reading 28%, grade F, #529 of 667 statewide, top 80%, 1,610 students, 78% FRL) — zoned schools average 76% FRL vs 48% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 51% district-wide (-21 pts) — the specific schools serving this property underperform the Pasco average; the district grade overstates school quality for this exact location.
• Market conditions: 303 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).
• This rent runs 33% 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 $1k of loan paydown is wiped out by about $6k 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 262 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 12y ago; this cycle's ask has dropped $51k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $160k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,667 (19.3% 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 262 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.81% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.37%
• DSCR: 0.98
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.9%
• Equity multiple: 0.40×
• Total profit: $-33,378
• Equity at exit: $29,672

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-30,606
• Equity at exit: $17,206

Cash invested: $55,720 (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: 303
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,607 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$160 /mo · $1,921/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $-17

Break-even live

Break-even rent $1,629

Max offer price $195,946

Occupancy floor 96%

Sensitivity live

Price	-10% $95	-5% $39	+0% $-17	+5% $-74	+10% $-130
Rent	-10% $-144	-5% $-81	+0% $-17	+5% $46	+10% $110
Rate	-1.0pp $83	-0.5pp $33	base $-17	+0.5pp $-69	+1.0pp $-121

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11105 Pinto Dr Port Richey, FL	2.0	1.0	672	$1,350	$2.01	14d	1	0.84mi

Listing history 48 events

1. 2026-06-07
   days on market $199,000 Active 262 DOM
2. 2026-06-04
   days on market $199,000 Active 259 DOM
3. 2026-06-03
   days on market $199,000 Active 258 DOM
4. 2026-06-02
   days on market $199,000 Active 257 DOM
5. 2026-06-01
   days on market $199,000 Active 256 DOM
6. 2026-05-31
   days on market $199,000 Active 255 DOM
7. 2026-05-21
   price $199,000
8. 2025-09-18
   listed $249,900 Active
9. 2025-03-21
   price $199,900
10. 2025-02-22
    price $225,000
11. 2025-02-02
    price $239,900
12. 2025-01-11
    listed $245,000 Active
13. 2024-11-12
    historical
14. 2024-10-01
    price $279,000
15. 2024-08-15
    listed $299,000 Active
16. 2024-08-07
    historical
17. 2024-07-01
    listed $300,000 Active
18. 2024-06-06
    historical
19. 2024-06-06
    historical
20. 2024-03-21
    price $295,000
21. 2024-03-21
    price $295,000
22. 2024-02-06
    listed $335,000 Active
23. 2024-02-05
    listed $335,000 Active
24. 2024-01-27
    historical
25. 2024-01-19
    listed $335,000 Active
26. 2023-12-15
    historical
27. 2023-12-15
    historical
28. 2023-12-11
    price $315,000
29. 2023-12-11
    price $315,000
30. 2023-11-03
    listed $335,000 Active
31. 2023-11-03
    listed $335,000 Active
32. 2023-10-24
    historical
33. 2023-10-07
    listed $335,000 Active
34. 2023-08-28
    soldstatus $160,000
35. 2022-12-06
    historical
36. 2022-09-15
    listed $375,000 Active
37. 2021-11-29
    soldstatus $77,000
38. 2015-06-08
    soldstatus $76,000
39. 2015-06-05
    historical
40. 2015-06-03
    soldstatus $76,000 Sold
41. 2015-05-21
    status Pending
42. 2015-04-21
    listed $79,000 Active
43. 2015-03-31
    historical
44. 2014-06-14
    status Active
45. 2014-06-10
    historical
46. 2014-03-26
    listed $89,900 Active
47. 1998-01-07
    soldstatus $30,000
48. 1980-07-01
    soldstatus $5,500

ⓘ 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: $1,921 · $160/mo
• Projected year-2 tax: $1,921 · $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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 26 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: $19,280
• − Mortgage interest: −$11,147
• − Property taxes: −$1,921
• − Insurance: −$995
• − Repairs & maintenance: −$1,542
• − Management: −$1,542
• − Depreciation: −$5,789
• Taxable loss: −$3,657
• Est. tax savings @ 24.0%: +$878
• After-tax cash flow: $670/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

• 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

+3518.2% since first listed

42 events — show timeline

• 2026-05-21 Price Changed $199,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-18 Listed $249,900 Stellar MLS as Distributed by MLS Grid
• 2025-03-21 Price Changed $199,900 Stellar MLS as Distributed by MLS Grid
• 2025-02-22 Price Changed $225,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-02 Price Changed $239,900 Stellar MLS as Distributed by MLS Grid
• 2025-01-11 Listed $245,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-10-01 Price Changed $279,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-15 Listed $299,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-07-01 Listed $300,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-06-06 Listing Removed — HCAR
• 2024-03-21 Price Changed $295,000 HCAR
• 2024-03-21 Price Changed $295,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-06 Listed $335,000 HCAR
• 2024-02-05 Listed $335,000 Stellar MLS as Distributed by MLS Grid
• 2024-01-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-01-19 Listed $335,000 Stellar MLS as Distributed by MLS Grid
• 2023-12-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-12-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-12-11 Price Changed $315,000 Stellar MLS as Distributed by MLS Grid
• 2023-12-11 Price Changed $315,000 Stellar MLS as Distributed by MLS Grid
• 2023-11-03 Listed $335,000 Stellar MLS as Distributed by MLS Grid
• 2023-11-03 Listed $335,000 Stellar MLS as Distributed by MLS Grid
• 2023-10-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-10-07 Listed $335,000 Stellar MLS as Distributed by MLS Grid
• 2023-08-28 Sold (Public Records) $160,000 Public Records
• 2022-12-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-09-15 Listed $375,000 Stellar MLS as Distributed by MLS Grid
• 2021-11-29 Sold (Public Records) $77,000 Public Records
• 2015-06-08 Sold (Public Records) $76,000 Public Records
• 2015-06-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-06-03 Sold (MLS) $76,000 Stellar MLS as Distributed by MLS Grid
• 2015-05-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-04-21 Listed $79,000 Stellar MLS as Distributed by MLS Grid
• 2015-03-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-06-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-06-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-03-26 Listed $89,900 Stellar MLS as Distributed by MLS Grid
• 1998-01-07 Sold (Public Records) $30,000 Public Records
• 1980-07-01 Sold (Public Records) $5,500 Public Records

Property tax history

+24.7%/yr

Latest (2025): $1,921 · +8.6% YoY. Source: county tax records.