13144 Coxswain Ct · Hudson, FL 34667

$179,900

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 46 Days on market

Built 1973 4,557 sqft lot Est $312k · 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 +27.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +7.8/10.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is a definite must-see! In desirable Signal Cove with deep and unobstructed Gulf access, this two bedroom two bath is an absolute doll-house. Immaculate inside and out, tastefully updated and decorated. From the etched glass double entry doors to the lighted built-in bookshelves to the bold use of color, there are many extras here that make this home something special. Newer laminate floors and carpet, updated kitchen and baths, a spectacular Florida room facing the water that`s perfect for entertaining. In mint condition ready to move in and enjoy - bring your pickiest buyers! SELLER HIGHLY MOTIVATED--BRING ALL OFFERS!!! SELLER OFFERING HOME WARRANTY. SELLER WILL PAY $2000 TOWARDS BUYER'S CLOSING COSTS OR $2000 TOWARDS BUYERS HOME OWNERS INSURANCE

Key facts

• Direct gulf access
• Canal home
• Large florida room

Tags

• CANAL HOME
• BOATERS PARADISE LOCATION
• DIRECT GULF ACCESS
• LARGE FLORIDA ROOM
• FLOATING DOCK
• PRIVATE BOAT LAUNCH RAMP

Property features AI

Finance

• Other: Property listed in a community with clubhouse; Property condition noted as fixer; Waterfront property on a saltwater canal with 51 ft frontage; canal and Gulf/Ocean access, features include no fixed bridges, minimum wake zone, concrete seawall, and skiing allowed
• HOA & community: Association: Aggie Purinton; Community clubhouse

Exterior

• Parking: Paved road access
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected; Cable available; Satellite dish
• Home design: Mobile home (double wide); One level; Faces north; Located on a cul-de-sac; Irregular lot; In-county location; Flood zone
• Construction: Metal frame construction; Metal roof; Built as double wide; Shed(s)/storage structures on site
• Exterior features: Deck; Patio; Porch and side porch; Balcony; Outdoor grill; Sliding doors; Storage; Shed(s)

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Linoleum; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air
• Interior features: Ceiling fans; High ceilings; Living room/dining room combo; Walk-in closets; Blinds; Shutters
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry inside; Inside utility/Florida room/Family room additional living spaces

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 3.4% 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: Gulf Highlands Elementary School (math 29% / reading 32%, grade F, #1,862 of 2,144 statewide, top 88%, 714 students, 89% FRL); Fivay High School (math 20% / reading 28%, grade F, #529 of 667 statewide, top 80%, 1,610 students, 78% FRL) — zoned schools average 84% FRL vs 48% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 51% district-wide (-24 pts) — the specific schools serving this property underperform the Pasco average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-2.3%/yr); 790 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).
• At $2,309/mo this rent would consume 54% of the median local household income ($51k/yr) (locally 946% 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 $5k 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 46 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.28% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.16%
• DSCR: 1.59
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $312,480
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13017 Port Ct	0.11mi	2/2.0 (-1)	1,404 (-2%)	13mo	$305,000	$217	74
6337 Tower Dr	0.16mi	3/2.0	1,296 (-10%)	8mo	$330,000	$255	69
6513 Tower Dr	0.25mi	3/3.0	1,248 (-13%)	3mo	$240,000	$192	60
13127 Keel Ct	0.34mi	3/2.0	1,348 (-6%)	17mo	$102,000	$76	59
13104 Keel Ct	0.38mi	3/2.0	1,296 (-10%)	11mo	$399,900	$309	56

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.45×
• Total profit: $-27,589
• Equity at exit: $26,824

10-year hold

• IRR: -16.9%
• Equity multiple: 0.23×
• Total profit: $-38,574
• Equity at exit: $15,554

Cash invested: $50,372 (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 34667

• Rents YoY: -2.3%
• Active inventory: 790
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,309 high
• Mortgage (P&I): −$943
• Tax from tax record: −$253 /mo · $3,036/yr
• Insurance: −$75
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $126

Break-even live

Break-even rent $2,149

Max offer price $179,900

Occupancy floor 90%

Sensitivity live

Price	-10% $228	-5% $177	+0% $126	+5% $75	+10% $24
Rent	-10% $-57	-5% $35	+0% $126	+5% $217	+10% $308
Rate	-1.0pp $216	-0.5pp $172	base $126	+0.5pp $79	+1.0pp $32

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13240 Starfish Dr Hudson, FL	2.0	1.0	1155	$2,000	$1.73	25d	1	0.19mi
13128 Beacon Ct Hudson, FL	2.0	2.0	1070	$1,600	$1.50	25d	1	0.24mi
13315 Neptune Dr Hudson, FL	2.0	1.0	900	$2,000	$2.22	25d	1	0.37mi
13428 Neptune Dr Hudson, FL	3.0	2.0	1258	$2,195	$1.74	0d	1	0.48mi
6623 Boatyard Dr Hudson, FL	2.0	2.0	1208	$2,500	$2.07	18d	1	0.52mi
13617 Frances Ave Hudson, FL	2.0	1.0	1025	$1,850	$1.80	15d	1	0.61mi
12535 3rd Isle Hudson, FL	2.0	2.0	1389	$2,600	$1.87	25d	1	0.61mi
13729 Cox Ave Hudson, FL	3.0	2.0	1536	$2,450	$1.60	25d	1	0.64mi
6105 Sea Ranch Dr Unit 1545766P Hudson, FL	2.0	2.0	947	$2,322	$2.45	15d	1	0.71mi
6035 Sea Ranch Dr #508 Hudson, FL	2.0	2.0	1236	$2,500	$2.02	5d	1	0.74mi
6035 Sea Ranch Dr #215 Hudson, FL	3.0	2.0	1563	$2,995	$1.92	25d	1	0.74mi
6035 Sea Ranch Dr #211 Hudson, FL	2.0	2.0	1236	$2,400	$1.94	5d	1	0.74mi
6035 Sea Ranch Dr #901 Hudson, FL	2.0	2.0	1236	$3,500	$2.83	5d	1	0.74mi
6009 Sea Ranch Dr #707 Hudson, FL	2.0	2.0	950	$2,300	$2.42	25d	1	0.74mi
6009 Sea Ranch Dr #108 Hudson, FL	2.0	2.0	950	$2,500	$2.63	25d	1	0.74mi
6009 Sea Ranch Dr #208 Hudson, FL	2.0	2.0	950	$2,150	$2.26	25d	1	0.74mi
5915 Sea Ranch Dr Unit 509W Hudson, FL	2.0	2.0	950	$2,400	$2.53	25d	1	0.78mi
13806 San Juan Ave Hudson, FL	3.0	2.0	1800	$3,500	$1.94	25d	1	0.82mi
13913 Berkowitz Ave Hudson, FL	3.0	2.0	1300	$2,295	$1.77	25d	1	0.91mi
7216 Gulf Breeze Cir Hudson, FL	3.0	2.0	1520	$1,731	$1.14	0d	1	0.93mi
13847 Maria Dr Hudson beach34674, FL	3.0	2.0	1448	$3,000	$2.07	25d	1	0.96mi
7300 Country Club Dr Hudson, FL	2.0	1.0	926	$1,400	$1.51	3d	1	1.00mi
6891 Clark St Hudson, FL	3.0	3.0	1728	$2,500	$1.45	25d	1	1.05mi
12702 Social Dr Hudson, FL	2.0	1.0	1032	$1,500	$1.45	5d	1	1.10mi
12809 College Hill Dr Hudson, FL	3.0	2.0	1114	$1,780	$1.60	5d	1	1.17mi
7433 Greystone Dr #7433 Hudson, FL	2.0	2.0	1029	$1,300	$1.26	18d	1	1.23mi

Listing history 12 events

1. 2026-05-22
   status Pending
2. 2026-04-06
   listed $179,900 Active
3. 2006-08-23
   soldstatus $180,000
4. 2006-08-18
   soldstatus $180,000 770-char remark

   Show marketing remark (770 chars)

   This home is a definite must-see! In desirable Signal Cove with deep and unobstructed Gulf access, this two bedroom two bath is an absolute doll-house. Immaculate inside and out, tastefully updated and decorated. From the etched glass double entry doors to the lighted built-in bookshelves to the bold use of color, there are many extras here that make this home something special. Newer laminate floors and carpet, updated kitchen and baths, a spectacular Florida room facing the water that`s perfect for entertaining. In mint condition ready to move in and enjoy - bring your pickiest buyers! SELLER HIGHLY MOTIVATED--BRING ALL OFFERS!!! SELLER OFFERING HOME WARRANTY. SELLER WILL PAY $2000 TOWARDS BUYER'S CLOSING COSTS OR $2000 TOWARDS BUYERS HOME OWNERS INSURANCE

5. 2005-05-15
   listed $224,750

   Show marketing remark (770 chars)

   This home is a definite must-see! In desirable Signal Cove with deep and unobstructed Gulf access, this two bedroom two bath is an absolute doll-house. Immaculate inside and out, tastefully updated and decorated. From the etched glass double entry doors to the lighted built-in bookshelves to the bold use of color, there are many extras here that make this home something special. Newer laminate floors and carpet, updated kitchen and baths, a spectacular Florida room facing the water that`s perfect for entertaining. In mint condition ready to move in and enjoy - bring your pickiest buyers! SELLER HIGHLY MOTIVATED--BRING ALL OFFERS!!! SELLER OFFERING HOME WARRANTY. SELLER WILL PAY $2000 TOWARDS BUYER'S CLOSING COSTS OR $2000 TOWARDS BUYERS HOME OWNERS INSURANCE

6. 2005-05-15
   listed $195,000 770-char remark

   Show marketing remark (770 chars)

   This home is a definite must-see! In desirable Signal Cove with deep and unobstructed Gulf access, this two bedroom two bath is an absolute doll-house. Immaculate inside and out, tastefully updated and decorated. From the etched glass double entry doors to the lighted built-in bookshelves to the bold use of color, there are many extras here that make this home something special. Newer laminate floors and carpet, updated kitchen and baths, a spectacular Florida room facing the water that`s perfect for entertaining. In mint condition ready to move in and enjoy - bring your pickiest buyers! SELLER HIGHLY MOTIVATED--BRING ALL OFFERS!!! SELLER OFFERING HOME WARRANTY. SELLER WILL PAY $2000 TOWARDS BUYER'S CLOSING COSTS OR $2000 TOWARDS BUYERS HOME OWNERS INSURANCE

7. 2004-09-10
   soldstatus $178,500
8. 2004-09-03
   soldstatus $178,500
9. 2004-08-06
   historical
10. 2004-07-08
    listed $185,000
11. 2003-09-10
    soldstatus $89,900
12. 2000-12-20
    soldstatus $43,000

ⓘ 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: $3,036 · $253/mo
• Projected year-2 tax: $3,036 · $253/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 6 d/yr ≥114°F today · 19 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: $27,702
• − Mortgage interest: −$10,077
• − Property taxes: −$3,036
• − Insurance: −$6,018
• − Repairs & maintenance: −$2,216
• − Management: −$2,216
• − Depreciation: −$5,233
• Taxable loss: −$1,095
• Est. tax savings @ 24.0%: +$263
• After-tax cash flow: $1,773/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 — 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

• Census place: Hudson, FL
• County: Pasco County · 524,098 people
• City population: 45,307
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 30,689
• Household income: $51,280
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 946.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 7% Two or more races 6% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 7% · Canada, Jamaica, Vietnam
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 2% French/Haitian/Cajun 0%

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: ▼ -183.96%
• Current HPI: 307.5552
• Rent YoY: ▼ -2.26%
• 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

+318.4% since first listed

12 events — show timeline

• 2026-05-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-06 Listed $179,900 Stellar MLS as Distributed by MLS Grid
• 2006-08-23 Sold (Public Records) $180,000 Public Records
• 2006-08-18 Sold (MLS) $180,000 Stellar MLS as Distributed by MLS Grid
• 2005-05-15 Listed $195,000 Stellar MLS as Distributed by MLS Grid
• 2005-05-15 Listed $224,750 Stellar MLS as Distributed by MLS Grid
• 2004-09-10 Sold (Public Records) $178,500 Public Records
• 2004-09-03 Sold (MLS) $178,500 Stellar MLS as Distributed by MLS Grid
• 2004-08-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2004-07-08 Listed $185,000 Stellar MLS as Distributed by MLS Grid
• 2003-09-10 Sold (Public Records) $89,900 Public Records
• 2000-12-20 Sold (Public Records) $43,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $3,036 · +4.6% YoY. Source: county tax records.