13535 Grandville Ave · Meadow Oaks, FL 34669

$149,000

3 bd · 2.0 ba · 1,512 sqft · Manufactured · 59 Days on market

Built 1996 Good condition 0.42 ac lot Est $256k · 42% under

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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
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This property is located in a peaceful Florida's clothing optional Naturist Park. Enjoy your own relaxed lifestyle as a full-time residence or a unique seasonal getaway. Don't miss this unique opportunity to secure a homestead in this one-of-a-kind community. Doublewide Mobile Home on 0.42 acres. Built 1996. lot size 140 x 134 feet. 140 ft road frontage. fenced and gated. 2 lots. 1512 sqft. 3 beds 2 baths. central AC. well and septic. New Paint. New Vinyl Flooring

Key facts

• New paint
• Fenced and gated
• 0.42 acres

Tags

• DOUBLEWIDE MOBILE HOME
• 0.42 ACRES
• FENCED AND GATED
• NEW PAINT
• NEW VINYL FLOORING

Property features AI

Finance

• Other: Lot approximately 0.42 acres (1/4 to less than 1/2 acre); Dirt road access; Unfurnished; Living area about 1512 square feet; Listed by EZ CHOICE MLS, INC
• HOA & community: No HOA association indicated; No association approval required

Exterior

• Utilities: Well water; Septic tank; Private utilities
• Home design: Manufactured home (double wide); Residential property; One story; Home faces north; Crawlspace foundation
• Construction: Vinyl siding; Shingle roof
• Exterior features: Chain link fencing; Other exterior features

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Split bedroom layout; 3 total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $149k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $797 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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); Crews Lake Middle School. (math 47% / reading 39%, grade D-, #331 of 571 statewide, top 59%, 834 students, 67% FRL); Fivay High School (math 20% / reading 28%, grade F, #529 of 667 statewide, top 80%, 1,610 students, 78% FRL) — zoned schools average 72% FRL vs 48% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 51% district-wide (-18 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; 5 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).
• At $2,313/mo this rent would consume 47% of the median local household income ($59k/yr) (locally 176% 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 $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.55% ✓
• Cap rate: 12.72%
• Cash-on-cash: 22.94%
• DSCR: 2.02
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $255,528
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13239 Sheeks Rd	0.44mi	3/2.0	1,539 (+2%)	9mo	$156,500	$102	70
13040 Jack Ter	0.49mi	3/2.0	1,296 (-14%)	7mo	$219,000	$169	48

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: 15.9%
• Equity multiple: 1.64×
• Total profit: $26,683
• Equity at exit: $22,216

10-year hold

• IRR: 24.5%
• Equity multiple: 3.13×
• Total profit: $88,780
• Equity at exit: $12,883

Cash invested: $41,720 (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: 5.4×

Monthly cashflow live

• Estimated rent: $2,313 high
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $797

Break-even live

Break-even rent $1,303

Max offer price $149,000

Occupancy floor 61%

Sensitivity live

Price	-10% $900	-5% $849	+0% $797	+5% $746	+10% $695
Rent	-10% $615	-5% $706	+0% $797	+5% $889	+10% $980
Rate	-1.0pp $873	-0.5pp $835	base $797	+0.5pp $759	+1.0pp $720

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13341 Tropical Breeze Way Hudson, FL	3.0	2.0	1455	$2,000	$1.37	6d	1	0.35mi
12909 Walnut Tree Ln Hudson, FL	3.0	2.0	1787	$2,095	$1.17	5d	1	0.80mi
13651 Meadow Green Ln Hudson, FL	3.0	2.0	1932	$2,750	$1.42	26d	1	0.99mi
12130 Infinity Dr New Port Richey, FL	4.0	2.0	1968	$2,000	$1.02	4d	1	1.33mi
12036 Tasha Ct New Port Richey, FL	3.0	2.0	1732	$2,155	$1.24	5d	1	1.44mi

Listing history 6 events

1. 2026-05-07
   status Pending
2. 2026-04-30
   price $149,000
3. 2026-03-30
   price $159,000
4. 2026-03-30
   price $164,000
5. 2026-03-09
   price $169,000
6. 2026-03-09
   listed $149,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 6 d/yr ≥108°F today · 21 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: $27,755
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$2,220
• − Management: −$2,220
• − Depreciation: −$4,335
• Taxable income: $7,653
• Est. tax owed @ 24.0%: −$1,837
• After-tax cash flow: $7,733/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This mobile home is in good condition with minimal repairs needed. Landscaping and exterior painting would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Landscaping and yard maintenance — Enhanced landscaping can improve curb appeal and attract potential buyers or renters.
• Both Painting the exterior — Fresh paint can make the home look more inviting and maintain its value.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and yard maintenance — Enhanced landscaping can improve curb appeal and attract potential buyers or renters. ↑
• Both Painting the exterior — Fresh paint can make the home look more inviting and maintain its value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

6 events — show timeline

• 2026-05-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Price Changed $149,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-30 Price Changed $159,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-30 Price Changed $164,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-09 Price Changed $169,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-09 Listed $149,000 Stellar MLS as Distributed by MLS Grid