11219 Hook Ln · Meadow Oaks, FL 34669

$249,900

3 bd · 2.0 ba · 2,052 sqft · Manufactured public records · 27 Days on market

Built 1990 1.30 ac lot Est $300k · 17% under

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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 +19.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• Schools +4.3/10.0
• 1% rule +4.0/10.0
• 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

Spacious 4-bedroom, 2.5-bath double-wide manufactured home, situated on 1.29 acres on a quiet dead-end street in Hudson, FL, offering exceptional outdoor features including mature fruit trees, a greenhouse, RV/trailer electrical and water hook-ups, and plenty of space for gardening, homesteading, or recreational living. The property also features a detached 2-car garage/workshop, covered parking, fenced yard, irrigation system, and expansive outdoor space designed for both functionality and enjoyment. Inside, the home offers a functional split-bedroom and open floor plan with a large living room, formal dining area, versatile flex space, and a spacious kitchen with an eating area and wood-burning fireplace. Upon entry, you are welcomed into the living room, featuring chair rail molding, an updated ceiling fan, and large double windows that provide abundant natural light. This space flows seamlessly into the formal dining room and kitchen while maintaining an open concept feel through a partial wall/peninsula design. The kitchen is designed for functionality and convenience, offering ample cabinet storage, generous counter space, laminate countertops, and appliances including a range, microwave, and refrigerator. The adjacent eating area creates an additional casual dining option and comfortable central gathering space, enhanced by vinyl flooring, a wood-burning fireplace, and double French doors leading to the screened patio for seamless indoor-outdoor living. Adjacent to the main living areas is a versatile flex space, ideal for a home office, den, or additional dining space, featuring natural light and vinyl flooring while maintaining an open connection to the living and dining areas. The primary bedroom offers a spacious layout with vaulted ceilings featuring beam detail and a large dual-entry walk-through closet. The en-suite bathroom includes a single-sink vanity with ample counter space, a large tub, walk-in shower, storage cabinetry, large framed mirror, and decorative frosted windows providing natural light. On the opposite side of the home, three additional bedrooms and a full bathroom provide flexibility for family or guests. These rooms feature vinyl flooring and closet space, with one bedroom offering direct bathroom access and another featuring large double doors adjacent to the kitchen eating area, making it ideal for an at-home office or flex space. The laundry room is equipped with a washer and dryer, built-in shelving, access to the half bath, and a rear exterior door with window for convenient outdoor access. Exterior highlights continue with a covered and screened front porch, combination chain-link and wood fencing, mature oak trees, gravel driveway, off-street parking, covered parking, in-ground irrigation, gardening areas, and abundant room for outdoor activities, storage, or hobby use.

Key facts

• 1.3 acre lot
• 2 garage spots
• Built 1990

Property features AI

Finance

• Other: Furnished; Lot approximately 1.29 acres

Exterior

• Parking: 2-car garage
• Utilities: Well water; Septic tank; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured single-wide home; Residential property; One level; East-facing
• Construction: Frame and other construction materials; Shingle roof; Other foundation
• Exterior features: Chain link fence; Irrigation equipment; Gravel road access

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Central air; Wall/window air conditioning units
• Interior features: Ceiling fans; High ceilings; Open floor plan; Walk-in closets; Wood-burning fireplace
• Laundry & utility: Washer; Dryer; Electric water heater; Laundry inside with corridor access

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (10.5% below list).
• Recommended offer: $224k (10.5% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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 4d 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 $2,237/mo this rent would consume 46% 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 $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 27 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y 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 $185k; 35% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $223,736 (10.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.90% ✗
• Cap rate: 7.62%
• Cash-on-cash: 4.75%
• DSCR: 1.21
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $299,592
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11113 Black Walnut St	0.15mi	3/2.0	1,984 (-3%)	7mo	$275,000	$139	81
12717 Morgan Rd	0.49mi	3/2.0	2,108 (+3%)	8mo	$308,000	$146	66
13230 Lake Karl Dr	0.58mi	4/2.0 (+1)	1,944 (-5%)	15mo	$285,000	$147	46
13018 Lake Karl Dr	0.67mi	4/2.0 (+1)	1,836 (-10%)	14mo	$250,000	$136	35

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: -8.9%
• Equity multiple: 0.67×
• Total profit: $-22,954
• Equity at exit: $37,261

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $2,288
• Equity at exit: $21,607

Cash invested: $69,972 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,237 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$76 /mo · $909/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $277

Break-even live

Break-even rent $1,887

Max offer price $249,900

Occupancy floor 83%

Sensitivity live

Price	-10% $419	-5% $348	+0% $277	+5% $206	+10% $136
Rent	-10% $100	-5% $189	+0% $277	+5% $366	+10% $454
Rate	-1.0pp $403	-0.5pp $341	base $277	+0.5pp $212	+1.0pp $147

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	5d	1	1.16mi
12130 Infinity Dr New Port Richey, FL	4.0	2.0	1968	$2,000	$1.02	3d	1	1.23mi
12909 Walnut Tree Ln Hudson, FL	3.0	2.0	1787	$2,095	$1.17	4d	1	1.41mi

Listing history 23 events

1. 2026-06-03
   statusdays on market $249,900 Pending 27 DOM
2. 2026-06-02
   days on market $249,900 Active 26 DOM
3. 2026-06-01
   days on market $249,900 Active 25 DOM
4. 2026-05-31
   days on market $249,900 Active 24 DOM
5. 2026-05-07
   listed $249,900 Active
6. 2026-05-05
   listed $249,900 Active 2859-char remark

   Show marketing remark (2859 chars)

   Spacious 4-bedroom, 2.5-bath double-wide manufactured home, situated on 1.29 acres on a quiet dead-end street in Hudson, FL, offering exceptional outdoor features including mature fruit trees, a greenhouse, RV/trailer electrical and water hook-ups, and plenty of space for gardening, homesteading, or recreational living. The property also features a detached 2-car garage/workshop, covered parking, fenced yard, irrigation system, and expansive outdoor space designed for both functionality and enjoyment. Inside, the home offers a functional split-bedroom and open floor plan with a large living room, formal dining area, versatile flex space, and a spacious kitchen with an eating area and wood-burning fireplace. Upon entry, you are welcomed into the living room, featuring chair rail molding, an updated ceiling fan, and large double windows that provide abundant natural light. This space flows seamlessly into the formal dining room and kitchen while maintaining an open concept feel through a partial wall/peninsula design. The kitchen is designed for functionality and convenience, offering ample cabinet storage, generous counter space, laminate countertops, and appliances including a range, microwave, and refrigerator. The adjacent eating area creates an additional casual dining option and comfortable central gathering space, enhanced by vinyl flooring, a wood-burning fireplace, and double French doors leading to the screened patio for seamless indoor-outdoor living. Adjacent to the main living areas is a versatile flex space, ideal for a home office, den, or additional dining space, featuring natural light and vinyl flooring while maintaining an open connection to the living and dining areas. The primary bedroom offers a spacious layout with vaulted ceilings featuring beam detail and a large dual-entry walk-through closet. The en-suite bathroom includes a single-sink vanity with ample counter space, a large tub, walk-in shower, storage cabinetry, large framed mirror, and decorative frosted windows providing natural light. On the opposite side of the home, three additional bedrooms and a full bathroom provide flexibility for family or guests. These rooms feature vinyl flooring and closet space, with one bedroom offering direct bathroom access and another featuring large double doors adjacent to the kitchen eating area, making it ideal for an at-home office or flex space. The laundry room is equipped with a washer and dryer, built-in shelving, access to the half bath, and a rear exterior door with window for convenient outdoor access. Exterior highlights continue with a covered and screened front porch, combination chain-link and wood fencing, mature oak trees, gravel driveway, off-street parking, covered parking, in-ground irrigation, gardening areas, and abundant room for outdoor activities, storage, or hobby use.

7. 2024-12-13
   status Pending
8. 2024-12-12
   historical
9. 2024-12-03
   price $247,500
10. 2024-11-24
    status Active
11. 2024-11-20
    status Pending
12. 2024-10-27
    listed $250,000 Active
13. 2024-06-14
    soldstatus $185,000
14. 2022-05-31
    soldstatus $60,000
15. 2014-02-21
    soldstatus $33,500 Sold
16. 2013-06-28
    listed $33,000
17. 2007-09-27
    soldstatus $135,000
18. 2007-09-24
    soldstatus $135,000
19. 2007-04-27
    listed $144,900
20. 2007-04-09
    historical
21. 2006-11-29
    soldstatus $120,000
22. 2006-10-12
    listed $149,000
23. 2006-01-11
    listed $164,975

ⓘ 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: $909 · $76/mo
• Projected year-2 tax: $2,074 · $173/mo
• Expected delta: +$1,165/yr (+$97/mo · 128.2%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 25 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: $26,848
• − Mortgage interest: −$13,998
• − Property taxes: −$909
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,148
• − Management: −$2,148
• − Depreciation: −$7,270
• Taxable loss: −$874
• Est. tax savings @ 24.0%: +$210
• After-tax cash flow: $3,536/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

+51.5% since first listed

19 events — show timeline

• 2026-05-07 Listed $249,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-05 Listed $249,900 HCAR
• 2024-12-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-12-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-12-03 Price Changed $247,500 Stellar MLS as Distributed by MLS Grid
• 2024-11-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-11-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-10-27 Listed $250,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-14 Sold (Public Records) $185,000 Public Records
• 2022-05-31 Sold (Public Records) $60,000 Public Records
• 2014-02-21 Sold (MLS) $33,500 Stellar MLS as Distributed by MLS Grid
• 2013-06-28 Listed $33,000 Stellar MLS as Distributed by MLS Grid
• 2007-09-27 Sold (Public Records) $135,000 Public Records
• 2007-09-24 Sold (MLS) $135,000 Stellar MLS as Distributed by MLS Grid
• 2007-04-27 Listed $144,900 Stellar MLS as Distributed by MLS Grid
• 2007-04-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-11-29 Sold (Public Records) $120,000 Public Records
• 2006-10-12 Listed $149,000 Stellar MLS as Distributed by MLS Grid
• 2006-01-11 Listed $164,975 Stellar MLS as Distributed by MLS Grid

Property tax history

+2.2%/yr

Latest (2025): $909 · -44.0% YoY. Source: county tax records.