13103 Cypress Hill Dr Unit B2 · Hudson, FL 34669

$105,000

2 bd · 2.0 ba · 1,035 sqft · Condo public records · 133 Days on market

Built 1988 Good condition $101/sqft · 21% below area Est $133k · 21% under $424/mo HOA · 22% of rent ↓ 26% since listing

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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 +5.0/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +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.

Key facts

• Shuffleboard courts
• Near dining
• Second floor condo

Tags

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

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $442 ($5k/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: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 3.6% in Hudson — 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 74/100 on livability (#289 in FL, #4,856 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, employment D, 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.
• 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: 365 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 54d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).

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 133 days — a 12% lower offer ($92k) 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 $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 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. 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 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. 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: 1.80% ✓
• Cap rate: 11.34%
• Cash-on-cash: 18.03%
• DSCR: 1.80
• GRM: 4.6

CMA / ARV

• ARV (median comp): $133,187
• List price: $105,000
• Delta: -21.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13026 Cypress Hill Dr	0.05mi	2/2.0	1,189 (+15%)	2mo	$145,000	$122	72
13317 Norman Cir	1.34mi	2/2.0	1,060 (+2%)	1mo	$215,000	$203	60
11606 Baywood Meadows Dr #2	1.09mi	2/1.0	1,008 (-3%)	2mo	$93,500	$93	55
13002 Titleist Dr	0.90mi	2/2.0	1,103 (+7%)	1mo	$219,000	$199	54
12830 Lake Tree Ln	0.84mi	2/2.0	1,120 (+8%)	2mo	$145,000	$129	50
12449 Eagle Lake Ave	1.22mi	3/2.0 (+1)	924 (-11%)	1mo	$165,000	$179	41
12202 Great Basin Dr	1.32mi	3/2.0 (+1)	1,223 (+18%)	0mo	$284,457	$233	35
13038 Titleist Dr	0.89mi	3/2.0 (+1)	1,232 (+19%)	0mo	$250,000	$203	35
12809 Kellywood Cir	1.30mi	2/1.0	800 (-23%)	2mo	$197,500	$247	34
12236 Great Basin Dr	1.33mi	3/2.0 (+1)	1,223 (+18%)	1mo	$289,540	$237	34
12260 Great Basin Dr	1.35mi	3/2.0 (+1)	1,223 (+18%)	2mo	$271,490	$222	33
12192 Isle Royale Dr	1.42mi	3/2.0 (+1)	1,223 (+18%)	2mo	$259,990	$213	33

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: 9.8%
• Equity multiple: 1.39×
• Total profit: $11,352
• Equity at exit: $15,656

10-year hold

• IRR: 19.0%
• Equity multiple: 2.60×
• Total profit: $47,048
• 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 →

Active competition Active MLS

• For sale now: 0 active · 1 under contract

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34669

• Home prices YoY: -24.1%
• Active inventory: 365
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,891 high
• Mortgage (P&I): −$551
• Tax from tax record: −$34 /mo · $408/yr
• Insurance: −$44
• HOA: −$424
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $442

Break-even live

Break-even rent $1,332

Max offer price $105,000

Occupancy floor 72%

Sensitivity live

Price	-10% $501	-5% $471	+0% $442	+5% $412	+10% $382
Rent	-10% $292	-5% $367	+0% $442	+5% $516	+10% $591
Rate	-1.0pp $495	-0.5pp $468	base $442	+0.5pp $415	+1.0pp $387

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	52d	1	0.78mi
12834 Lake Tree Ln Hudson, FL	2.0	2.0	1106	$1,750	$1.58	7d	1	0.82mi
12706 White Bluff Rd Hudson, FL	3.0	2.0	1360	$1,740	$1.28	18d	1	0.90mi
12135 Environmental Dr #4 New Port Richey, FL	3.0	2.0	1239	$1,800	$1.45	73d	1	1.10mi
11550 Baywood Meadows Dr #7 New Port Richey, FL	2.0	1.0	1008	$1,495	$1.48	73d	1	1.11mi
13341 Tropical Breeze Way Hudson, FL	3.0	2.0	1455	$2,000	$1.37	54d	1	1.42mi
12065 Grizzly Ln Unit Labs New Port Richey, FL	3.0	2.5	1440	$2,150	$1.49	30d	1	1.42mi
12245 Grizzly Ln New Port Richey, FL	3.0	2.5	1207	$2,280	$1.89	73d	1	1.45mi

Property features AI

Finance

• Other: UnfurnishedCondo land includedUnit located on 2nd floor
• Financial info: Total monthly fees reported ~$424.55; total annual fees reported ~$5,094.56Lease 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 waterAssociation approval required to purchaseCommunity features include clubhouse, sidewalks, tennis courts and street lightsPets allowed (maximum ~35 lbs)Senior community

Exterior

• Parking: No parking details provided
• Utilities: Public sewerWater available and connectedElectricity availableCable availablePhone availableUnderground utilitiesSewer connected
• Home design: CondominiumResidential propertyOne story (building listed as one level)Faces south
• Construction: Stucco and frame constructionShingle roofSlab foundationBuilt as part of Building #118
• Exterior features: BalconySliding doorsAsphalt/paved road access

Interior

• Kitchen: DishwasherRangeRange hoodRefrigeratorDisposal
• Bedrooms: 2 bedrooms
• Flooring: CarpetCeramic tileTile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Eat-in kitchenThermostatTotal of 5 rooms
• Laundry & utility: Washer hookupDryer hookup (electric)Inside laundry roomElectric water heaterWater softener

HOA detail $424/mo · $5,088/yr condo

• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $105,000 Active 133 DOM
2. 2026-08-06
   days on market $105,000 Active 131 DOM
3. 2026-08-05
   days on market $105,000 Active 130 DOM
4. 2026-08-04
   days on market $105,000 Active 129 DOM
5. 2026-08-03
   days on market $105,000 Active 128 DOM
6. 2026-07-31
   days on market $105,000 Active 125 DOM
7. 2026-07-30
   days on market $105,000 Active 123 DOM
8. 2026-07-28
   days on market $105,000 Active 122 DOM
9. 2026-07-26
   days on market $105,000 Active 120 DOM
10. 2026-07-24
    days on market $105,000 Active 118 DOM
11. 2026-07-23
    days on market $105,000 Active 117 DOM
12. 2026-07-22
    days on market $105,000 Active 116 DOM
13. 2026-07-21
    days on market $105,000 Active 115 DOM
14. 2026-07-20
    days on market $105,000 Active 114 DOM
15. 2026-07-18
    days on market $105,000 Active 111 DOM
16. 2026-07-16
    days on market $105,000 Active 110 DOM
17. 2026-07-15
    days on market $105,000 Active 109 DOM
18. 2026-07-13
    days on market $105,000 Active 107 DOM
19. 2026-07-13
    days on market $105,000 Active 106 DOM
20. 2026-07-11
    days on market $105,000 Active 105 DOM
21. 2026-07-10
    days on market $105,000 Active 104 DOM
22. 2026-07-09
    days on market $105,000 Active 103 DOM
23. 2026-07-07
    days on market $105,000 Active 101 DOM
24. 2026-07-06
    days on market $105,000 Active 100 DOM
25. 2026-07-06
    days on market $105,000 Active 99 DOM
26. 2026-07-05
    days on market $105,000 Active 98 DOM
27. 2026-07-03
    days on market $105,000 Active 97 DOM
28. 2026-07-03
    days on market $105,000 Active 96 DOM
29. 2026-07-01
    days on market $105,000 Active 95 DOM
30. 2026-06-30
    days on market $105,000 Active 94 DOM
31. 2026-06-29
    days on market $105,000 Active 93 DOM
32. 2026-06-28
    days on market $105,000 Active 92 DOM
33. 2026-06-27
    days on market $105,000 Active 91 DOM
34. 2026-06-26
    days on market $105,000 Active 90 DOM
35. 2026-06-24
    days on market $105,000 Active 88 DOM
36. 2026-06-22
    days on market $105,000 Active 86 DOM
37. 2026-06-22
    days on market $105,000 Active 85 DOM
38. 2026-06-18
    days on market $105,000 Active 82 DOM
39. 2026-06-17
    days on market $105,000 Active 81 DOM
40. 2026-06-16
    days on market $105,000 Active 80 DOM
41. 2026-06-15
    days on market $105,000 Active 79 DOM
42. 2026-06-13
    days on market $105,000 Active 77 DOM
43. 2026-06-09
    days on market $105,000 Active 73 DOM
44. 2026-06-08
    days on market $105,000 Active 72 DOM
45. 2026-06-07
    days on market $105,000 Active 71 DOM
46. 2026-06-04
    days on market $105,000 Active 68 DOM
47. 2026-06-03
    days on market $105,000 Active 67 DOM
48. 2026-06-02
    days on market $105,000 Active 66 DOM
49. 2026-06-01
    days on market $105,000 Active 65 DOM
50. 2026-05-31
    days on market $105,000 Active 64 DOM

ⓘ 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: $22,696
• − Mortgage interest: −$5,882
• − Property taxes: −$408
• − Insurance: −$525
• − Repairs & maintenance: −$1,816
• − Management: −$1,816
• − HOA: −$5,088
• − Depreciation: −$3,055
• Taxable income: $4,108
• Est. tax owed @ 24.0%: −$986
• After-tax cash flow: $4,316/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 · 10 photos

Good 75/100 Cosmetic rehab Est. rehab $5,175–$15,525 screening

This is a good condition townhouse with a good exterior and interior. It has a good roof and landscaping. The home is move-in ready and has good potential for updates to increase its value.

Value-add opportunities

• Both Paint the exterior walls and trim — Painting the exterior walls and trim can improve the curb appeal and increase the home's value for both resale and rental. ↑
• Both Clean and maintain the landscaping — A well-maintained landscape can improve the home's curb appeal and increase its value for both resale and rental. ↑
• Both Inspect and clean the HVAC system — A clean and functioning HVAC system can improve the home's comfort and energy efficiency, which can increase its value for both resale and rental. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 50/100

Zoned Schools

Elementary Chango Elementary School A+ NY #133/2,108 Nat'l #798/41,679 Middle Crews Lake Middle School. D- FL #331/571 Nat'l #5,160/14,009 High Fivay High School F FL #529/667 Nat'l #13,437/17,239

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

B Composite livability gradescore 74/100

Livability — Hudson

• Score: 74/100
• State rank: #289
• US rank: #4856

Category grades

Amenities D Commute F Cost of living A+ Crime B Employment D Housing A+ Health & safety A+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pasco County · 570,045 people
• City population: 45,307
• 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: 13% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: UnfurnishedCondo land includedUnit located on 2nd floor
• Financial info: Total monthly fees reported ~$424.55; total annual fees reported ~$5,094.56Lease 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 waterAssociation approval required to purchaseCommunity features include clubhouse, sidewalks, tennis courts and street lightsPets allowed (maximum ~35 lbs)Senior community

Exterior

• Parking: No parking details provided
• Utilities: Public sewerWater available and connectedElectricity availableCable availablePhone availableUnderground utilitiesSewer connected
• Home design: CondominiumResidential propertyOne story (building listed as one level)Faces south
• Construction: Stucco and frame constructionShingle roofSlab foundationBuilt as part of Building #118
• Exterior features: BalconySliding doorsAsphalt/paved road access

Interior

• Kitchen: DishwasherRangeRange hoodRefrigeratorDisposal
• Bedrooms: 2 bedrooms
• Flooring: CarpetCeramic tileTile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Eat-in kitchenThermostatTotal of 5 rooms
• Laundry & utility: Washer hookupDryer hookup (electric)Inside laundry roomElectric water heaterWater softener

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.