13229 Molitor Ct · Meadow Oaks, FL 34669

$135,000

2 bd · 2.0 ba · 1,076 sqft · SingleFamily public records · 142 Days on market

Built 1987 5,082 sqft lot Est $179k · 24% under $360/mo HOA · 18% of rent

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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 +24.5/30.0
• ARV discount +15.0/15.0
• 1% rule +9.7/10.0
• DSCR +7.9/10.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

$20K PRICE REDUCTION!!! Nice 2 Bedroom 2 Bathroom End Unit Villa Located on in the Quiet 55+ Cypress Run at Meadow Oaks Community. Wonderful open layout with laminate wood throughout the common areas plus 2 large bedrooms, a kitchen overlooking the living room with a dining area as well. Home has a large front patio and a screened-in lanai overlooking a backyard, which both make great for entertaining. The kitchen offers lots of counter and cabinet space with a set of appliances including the refrigerator, range and compact. The primary bedroom suite offers a large living space with a walk-in closet plus a private bathroom. This villa is also located on a quiet cul-de-sac street with no rea

Key facts

• Quiet cul-de-sac
• End unit villa
• Screened-in lanai

Tags

• END UNIT VILLA
• QUIET CUL-DE-SAC
• SCREENED-IN LANAI
• LARGE FRONT PATIO
• HEATED POOL
• TENNIS COURTS

Property features AI

Finance

• Other: No lease restrictions indicated
• Financial info: Total monthly fees $360; total annual fees $4,320
• HOA & community: Monthly HOA fee of $360 (association: John Crause); Association approval required; Association recreation owned; Clubhouse; Community mailbox; Deed restrictions; Community pool; Senior community; Pets allowed (max 30 lbs)

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Public utilities
• Home design: Residential villa; Single-story residence (1 story); South-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on two levels
• Exterior features: Sliding doors; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Split bedroom floor plan; Vaulted ceilings; Walk-in closet(s)
• Laundry & utility: Laundry area in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: 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 $933 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.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 13y ago; this cycle's ask has dropped $68k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.47% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.76%
• DSCR: 1.39
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $178,616
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13335 Norman Cir	0.31mi	2/2.0	1,057 (-2%)	4mo	$175,000	$166	79
13137 Greenview Ct	0.10mi	2/2.0	1,201 (+12%)	2mo	$235,000	$196	74
12830 Lake Tree Ln	0.70mi	2/2.0	1,120 (+4%)	1mo	$145,000	$129	60

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: -2.8%
• Equity multiple: 0.89×
• Total profit: $-4,043
• Equity at exit: $20,129

10-year hold

• IRR: 7.0%
• Equity multiple: 1.53×
• Total profit: $20,138
• Equity at exit: $11,672

Cash invested: $37,800 (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 34669

• Home prices YoY: -24.1%
• Active inventory: 299
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,986 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$360
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $276

Break-even live

Break-even rent $1,637

Max offer price $135,000

Occupancy floor 81%

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: $33,750
• Closing costs: $4,050
• 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	1d	1	0.77mi
13407 Crest Lake Dr Hudson, FL	3.0	2.0	1337	$1,920	$1.44	12d	1	0.86mi
13341 Tropical Breeze Way Hudson, FL	3.0	2.0	1455	$2,000	$1.37	4d	1	0.88mi

HOA detail

• Monthly dues: $360 · $4,320/yr

Listing history 37 events

1. 2026-05-23
   status Pending
2. 2026-05-15
   price $135,000
3. 2026-05-02
   price $155,000
4. 2026-04-08
   price $165,000
5. 2026-03-12
   price $175,000
6. 2026-02-05
   price $192,500
7. 2025-12-31
   listed $202,500 Active
8. 2025-10-10
   historical
9. 2025-09-20
   price $214,000
10. 2025-09-15
    price $217,000
11. 2025-09-02
    price $218,000
12. 2025-08-26
    price $219,000
13. 2025-08-15
    price $220,000
14. 2025-08-14
    price $225,000
15. 2025-08-08
    status Active
16. 2025-08-08
    price $226,000
17. 2025-08-02
    status Pending
18. 2025-07-02
    listed $289,000 Active
19. 2024-06-13
    status Active
20. 2024-04-10
    status Pending
21. 2024-04-02
    status Active
22. 2024-02-12
    status Pending
23. 2024-01-30
    price $209,000
24. 2023-12-20
    listed $219,000 Active
25. 2023-03-08
    soldstatus $225,000
26. 2023-03-01
    soldstatus $225,000 Closed
27. 2023-02-05
    status Pending
28. 2023-01-23
    price $224,000
29. 2022-12-19
    listed $229,000 Active
30. 2022-09-17
    soldstatus $216,300
31. 2022-08-31
    soldstatus $216,300 Closed
32. 2022-08-02
    status Pending
33. 2022-07-27
    listed $209,900 Active
34. 2013-07-19
    soldstatus $62,500
35. 2013-07-18
    soldstatus $62,500
36. 2013-05-23
    listed $66,300
37. 1996-10-31
    soldstatus $53,000

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $23,833
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,907
• − Management: −$1,907
• − HOA: −$4,320
• − Depreciation: −$3,927
• Taxable income: $1,510
• Est. tax owed @ 24.0%: −$362
• After-tax cash flow: $2,950/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

+154.7% since first listed

37 events — show timeline

• 2026-05-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-15 Price Changed $135,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-02 Price Changed $155,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-08 Price Changed $165,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Price Changed $175,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-05 Price Changed $192,500 Stellar MLS as Distributed by MLS Grid
• 2025-12-31 Listed $202,500 Stellar MLS as Distributed by MLS Grid
• 2025-10-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-09-20 Price Changed $214,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-15 Price Changed $217,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-02 Price Changed $218,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-26 Price Changed $219,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-15 Price Changed $220,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-14 Price Changed $225,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-08-08 Price Changed $226,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-07-02 Listed $289,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-04-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-04-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-02-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-01-30 Price Changed $209,000 Stellar MLS as Distributed by MLS Grid
• 2023-12-20 Listed $219,000 Stellar MLS as Distributed by MLS Grid
• 2023-03-08 Sold (Public Records) $225,000 Public Records
• 2023-03-01 Sold (MLS) $225,000 Stellar MLS as Distributed by MLS Grid
• 2023-02-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-01-23 Price Changed $224,000 Stellar MLS as Distributed by MLS Grid
• 2022-12-19 Listed $229,000 Stellar MLS as Distributed by MLS Grid
• 2022-09-17 Sold (Public Records) $216,300 Public Records
• 2022-08-31 Sold (MLS) $216,300 Stellar MLS as Distributed by MLS Grid
• 2022-08-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-07-27 Listed $209,900 Stellar MLS as Distributed by MLS Grid
• 2013-07-19 Sold (Public Records) $62,500 Public Records
• 2013-07-18 Sold (MLS) $62,500 Stellar MLS as Distributed by MLS Grid
• 2013-05-23 Listed $66,300 Stellar MLS as Distributed by MLS Grid
• 1996-10-31 Sold (Public Records) $53,000 Public Records

Property tax history

-6.8%/yr

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