13103 Cypress Hill Dr Unit B2 · Moon Lake, FL 34669

$105,000

2 bd · 2.0 ba · 1,035 sqft · Condo public records · 82 Days on market

Built 1988 $424/mo HOA · 22% of rent ↓ 26% since listing

---

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 +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your new home located at 13103 Cypress Hill Dr. , #118 Unit B2. Affordable second-floor condo in Hudson with tons of potential!! This unit offers a spacious layout and a great opportunity to update to your own style. Enjoy the privacy of no upstairs neighbors and a comfortable living space filled with natural light. Step out onto the large porch-perfect for relaxing, entertaining, or enjoying your morning coffee. Ideal for year-round living, seasonal use, or investment. Enjoy the outdoors of your new community by relaxing by the community pool or get your tennis racket out or head to the shuffleboard courts. This home awaits you. Conveniently located near shopping, dining, and ju

Key facts

• Shuffleboard courts
• Near dining
• Second floor condo

Tags

• SECOND FLOOR CONDO
• LARGE PORCH
• COMMUNITY POOL
• SHUFFLEBOARD COURTS
• NEAR SHOPPING
• NEAR DINING

Property features AI

Finance

• Other: Unfurnished; Condo land included; Unit located on 2nd floor
• Financial info: Total monthly fees reported ~$424.55; total annual fees reported ~$5,094.56; Lease restrictions apply
• HOA & community: HOA required; monthly HOA ~$424.55 (quarterly association fee listed); Association covers cable TV, pool, building and grounds maintenance, pest control, private road, recreational facilities, sewer, trash and water; Association approval required to purchase; Community features include clubhouse, sidewalks, tennis courts and street lights; Pets allowed (maximum ~35 lbs); Senior community

Exterior

• Parking: No parking details provided
• Utilities: Public sewer; Water available and connected; Electricity available; Cable available; Phone available; Underground utilities; Sewer connected
• Home design: Condominium; Residential property; One story (building listed as one level); Faces south
• Construction: Stucco and frame construction; Shingle roof; Slab foundation; Built as part of Building #118
• Exterior features: Balcony; Sliding doors; Asphalt/paved road access

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator; Disposal
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Eat-in kitchen; Thermostat; Total of 5 rooms
• Laundry & utility: Washer hookup; Dryer hookup (electric); Inside laundry room; Electric water heater; Water softener

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $461 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 4.4% in Moon Lake — 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 56/100 on livability (#871 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).
• This rent runs 39% 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 $726 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 + 3.0% rent growth), your $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 F-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. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.82% ✓
• Cap rate: 11.56%
• Cash-on-cash: 18.80%
• DSCR: 1.84
• GRM: 4.6

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: 10.8%
• Equity multiple: 1.43×
• Total profit: $12,550
• Equity at exit: $15,656

10-year hold

• IRR: 19.9%
• Equity multiple: 2.69×
• Total profit: $49,634
• Equity at exit: $9,078

Cash invested: $29,400 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,915 high
• Mortgage (P&I): −$551
• Tax from tax record: −$34 /mo · $408/yr
• Insurance: −$44
• HOA: −$424
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $461

Break-even live

Break-even rent $1,332

Max offer price $105,000

Occupancy floor 71%

Sensitivity live

Price	-10% $520	-5% $490	+0% $461	+5% $431	+10% $401
Rent	-10% $309	-5% $385	+0% $461	+5% $536	+10% $612
Rate	-1.0pp $513	-0.5pp $487	base $461	+0.5pp $433	+1.0pp $406

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12405 Shearwater Dr Unit 12405 New Port Richey, FL	2.0	2.0	1000	$1,600	$1.60	4d	1	0.78mi
12706 White Bluff Rd Hudson, FL	3.0	2.0	1360	$1,870	$1.38	2d	1	0.90mi
12135 Environmental Dr #4 New Port Richey, FL	3.0	2.0	1239	$1,800	$1.45	25d	1	1.10mi
11550 Baywood Meadows Dr #7 New Port Richey, FL	2.0	1.0	1008	$1,495	$1.48	25d	1	1.11mi
13341 Tropical Breeze Way Hudson, FL	3.0	2.0	1455	$2,000	$1.37	5d	1	1.42mi
12065 Grizzly Ln New Port Richey, FL	3.0	2.5	1440	$2,200	$1.53	18d	1	1.42mi
12245 Grizzly Ln New Port Richey, FL	3.0	2.5	1207	$2,280	$1.89	25d	1	1.45mi

HOA detail condo

• Monthly dues: $424 · $5,088/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $105,000 Active 82 DOM
2. 2026-06-17
   days on market $105,000 Active 81 DOM
3. 2026-06-16
   days on market $105,000 Active 80 DOM
4. 2026-06-15
   days on market $105,000 Active 79 DOM
5. 2026-06-13
   days on market $105,000 Active 77 DOM
6. 2026-06-09
   days on market $105,000 Active 73 DOM
7. 2026-06-08
   days on market $105,000 Active 72 DOM
8. 2026-06-07
   days on market $105,000 Active 71 DOM
9. 2026-06-04
   days on market $105,000 Active 68 DOM
10. 2026-06-03
    days on market $105,000 Active 67 DOM
11. 2026-06-02
    days on market $105,000 Active 66 DOM
12. 2026-06-01
    days on market $105,000 Active 65 DOM
13. 2026-05-31
    days on market $105,000 Active 64 DOM
14. 2026-03-28
    listed $105,000 Active
15. 2026-02-16
    historical
16. 2025-11-19
    status Active
17. 2025-11-19
    historical
18. 2025-11-13
    listed $119,000
19. 2025-08-18
    historical
20. 2025-06-28
    price $120,000
21. 2025-06-10
    price $129,900
22. 2025-02-19
    listed $142,000 Active

ⓘ 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: $408 · $34/mo
• Projected year-2 tax: $872 · $73/mo
• Expected delta: +$463/yr (+$39/mo · 113.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 27 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: $22,982
• − Mortgage interest: −$5,882
• − Property taxes: −$408
• − Insurance: −$525
• − Repairs & maintenance: −$1,839
• − Management: −$1,839
• − HOA: −$5,088
• − Depreciation: −$3,055
• Taxable income: $4,347
• Est. tax owed @ 24.0%: −$1,043
• After-tax cash flow: $4,484/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 — Moon Lake

• Score: 56/100
• State rank: #871
• US rank: #22850

Category grades

Amenities F Commute F Cost of living A+ Crime B- 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

-26.1% since first listed

9 events — show timeline

• 2026-03-28 Listed $105,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-11-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-13 Listed $119,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-28 Price Changed $120,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-10 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2025-02-19 Listed $142,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.5%/yr

Latest (2025): $408 · +5.7% YoY. Source: county tax records.