13120 Ballast Ct · Hudson, FL 34667

$130,000

2 bd · 2.0 ba · 720 sqft · Manufactured public records · 65 Days on market

Built 1971 4,000 sqft lot Est $107k · 22% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Direct Gulf access! This waterfront homesite offers 40 feet of frontage on a saltwater canal and includes a floating dock plus a concrete seawall installed in 2023 at an approximate cost of $20,000. Enjoy quick access to the Gulf of America with no fixed bridges, making it ideal for boating, fishing, and the Florida waterfront lifestyle. Located in the Signal Cove community, owners have the option to join the Civic Association, which offers a clubhouse and access to a private boat ramp. Optional membership is $65 per year, with an additional $40 annually for boat ramp access. Conveniently located near major highways, medical facilities, shopping, dining, and Gulf beaches. Value is in the land. The existing mobile home is uninhabitable due to flooding and substantial damage from the 2024 hurricanes. Buyer to determine rehab or demolition. Cash only.

Key facts

• Concrete seawall
• Waterfront homesite
• Quick access to gulf

Tags

• GULF ACCESS
• WATERFRONT HOMESITE
• 40 FEET OF FRONTAGE
• FLOATING DOCK
• CONCRETE SEAWALL
• QUICK ACCESS TO GULF

Property features AI

Finance

• Other: Homestead exempt; Located in-county (R1MH zoning)
• HOA & community: No association; Pets allowed: cats and dogs

Exterior

• Parking: Has a 1-space carport
• Utilities: Public water; Public sewer; Public utilities
• Home design: Residential mobile home (single wide); One story; Faces west
• Construction: Metal siding; Metal roof; Crawlspace foundation; Built on a 0.09-acre lot; Asphalt road access; Public maintained road
• Exterior features: Private mailbox; 40 feet of saltwater canal frontage; Canal water view; Can access saltwater canal; Sailboat access; Concrete seawall

Interior

• Kitchen: Refrigerator included
• Bedrooms: 2 bedrooms
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Walk-in closet(s); 4 total rooms
• Laundry & utility: Laundry located outside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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, schools D-.
• 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: Rents soft (-2.3%/yr); 800 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 43% of the median local income ($51k/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 $899 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 65 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y 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; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. 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 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: 1.42% ✓
• Cap rate: 11.96%
• Cash-on-cash: 20.22%
• DSCR: 1.90
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $106,560
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13015 Coxswain Ct	0.40mi	2/1.0	728 (+1%)	4mo	$216,000	$297	73
13229 Jazz Ln	0.30mi	2/1.5	648 (-10%)	3mo	$87,000	$134	65
6602 Tower Dr	0.17mi	2/1.0	672 (-7%)	19mo	$125,000	$186	61
13001 Dania St	0.56mi	3/2.0 (+1)	720 (0%)	11mo	$45,000	$63	60
13100 Cabin Ct	0.15mi	2/2.0	808 (+12%)	19mo	$92,000	$114	57
13026 Coxswain Ct	0.37mi	2/1.5	672 (-7%)	18mo	$172,000	$256	54
13236 Indigo Ln	0.29mi	1/1.0 (-1)	640 (-11%)	8mo	$95,000	$148	53
7137 Florestate Dr	0.61mi	2/1.5	672 (-7%)	7mo	$34,000	$51	53
13125 Dania St	0.54mi	2/1.0	672 (-7%)	9mo	$91,000	$135	52
13018 Buoy Ct	0.44mi	2/2.0	816 (+13%)	12mo	$129,900	$159	47

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: -11.3%
• Equity multiple: 0.61×
• Total profit: $-14,299
• Equity at exit: $19,383

10-year hold

• IRR: -9.2%
• Equity multiple: 0.53×
• Total profit: $-16,927
• Equity at exit: $11,240

Cash invested: $36,400 (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 34667

• Rents YoY: -2.3%
• Active inventory: 800
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,840 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$104 /mo · $1,250/yr
• Insurance: −$54
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $187

Break-even live

Break-even rent $1,603

Max offer price $130,000

Occupancy floor 85%

Sensitivity live

Price	-10% $261	-5% $224	+0% $187	+5% $150	+10% $113
Rent	-10% $42	-5% $114	+0% $187	+5% $260	+10% $332
Rate	-1.0pp $252	-0.5pp $220	base $187	+0.5pp $153	+1.0pp $119

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13113 Bartow St Hudson, FL	2.0	1.0	528	$1,190	$2.25	25d	1	0.46mi
6009 Sea Ranch Dr #704 Hudson, FL	1.0	1.0	733	$1,800	$2.46	25d	1	0.90mi
5915 Sea Ranch Dr #703 Hudson, FL	1.0	1.0	733	$2,700	$3.68	25d	1	0.97mi

Listing history 32 events

1. 2026-06-22
   days on market $130,000 Active 65 DOM
2. 2026-06-18
   days on market $130,000 Active 62 DOM
3. 2026-06-17
   days on market $130,000 Active 61 DOM
4. 2026-06-16
   days on market $130,000 Active 60 DOM
5. 2026-06-15
   days on market $130,000 Active 59 DOM
6. 2026-06-13
   days on market $130,000 Active 57 DOM
7. 2026-06-09
   days on market $130,000 Active 53 DOM
8. 2026-06-08
   days on market $130,000 Active 52 DOM
9. 2026-06-07
   days on market $130,000 Active 51 DOM
10. 2026-06-04
    days on market $130,000 Active 48 DOM
11. 2026-06-03
    days on market $130,000 Active 47 DOM
12. 2026-06-02
    days on market $130,000 Active 46 DOM
13. 2026-06-01
    days on market $130,000 Active 45 DOM
14. 2026-05-31
    days on market $130,000 Active 44 DOM
15. 2026-04-17
    listed $130,000 Active
16. 2026-04-02
    listed $130,000 Active 860-char remark

    Show marketing remark (860 chars)

    Direct Gulf access! This waterfront homesite offers 40 feet of frontage on a saltwater canal and includes a floating dock plus a concrete seawall installed in 2023 at an approximate cost of $20,000. Enjoy quick access to the Gulf of America with no fixed bridges, making it ideal for boating, fishing, and the Florida waterfront lifestyle. Located in the Signal Cove community, owners have the option to join the Civic Association, which offers a clubhouse and access to a private boat ramp. Optional membership is $65 per year, with an additional $40 annually for boat ramp access. Conveniently located near major highways, medical facilities, shopping, dining, and Gulf beaches. Value is in the land. The existing mobile home is uninhabitable due to flooding and substantial damage from the 2024 hurricanes. Buyer to determine rehab or demolition. Cash only.

17. 2021-06-01
    soldstatus $175,000
18. 2021-05-26
    soldstatus $175,000 Closed 1616-char remark

    Show marketing remark (1616 chars)

    Adorable Canal Home with direct access to the Gulf of Mexico w/ in 5 minutes! A partially furnished, 2 bedroom (split floor plan).   A full walk-in closet (could be a 3rd bedroom) Home is an open floor plan of Living room/Kitchen,  with one & half bathrooms. Brand new stainless refrig & range. Home has 2 wall units for A/C & heat & very works well, one is brand new. This is a 40x100 lot and lot is utilized as much as possible between the Carport, screened breezeway, large driveway, 2 large storage shed (10x10 each), a pergola, firepit & floating dock with Water & Electric access near the dock. There is lots of room to park your toys at this home. Home is surrounded by plants, palm trees & flowers giving it a secluded feel & with no grass to mow! Home is being sold partially furnished. Come and enjoy the water, sunsets and boating. It is perfect to self-isolate & enjoy or as a rental opportunity.   Signal Cove is a subdivision that has a lovely clubhouse & also a private boat launch ramp area. The community fee is optional & is only $65 per year & an additional $40 for those wanting access to the boat ramp. This home is centrally located near all major Hwy's, Medical, Shopping & beaches. making this not only a great year around home, but also a wonderful investment, should you rent it out as a vacation rental! If you are looking for beautiful sunsets & the ultimate in waterfront living, boating, fishing, look no longer! Make an appointment to view this  home today! CASH only.

19. 2021-05-12
    status Pending 1616-char remark

    Show marketing remark (1616 chars)

    Adorable Canal Home with direct access to the Gulf of Mexico w/ in 5 minutes! A partially furnished, 2 bedroom (split floor plan).   A full walk-in closet (could be a 3rd bedroom) Home is an open floor plan of Living room/Kitchen,  with one & half bathrooms. Brand new stainless refrig & range. Home has 2 wall units for A/C & heat & very works well, one is brand new. This is a 40x100 lot and lot is utilized as much as possible between the Carport, screened breezeway, large driveway, 2 large storage shed (10x10 each), a pergola, firepit & floating dock with Water & Electric access near the dock. There is lots of room to park your toys at this home. Home is surrounded by plants, palm trees & flowers giving it a secluded feel & with no grass to mow! Home is being sold partially furnished. Come and enjoy the water, sunsets and boating. It is perfect to self-isolate & enjoy or as a rental opportunity.   Signal Cove is a subdivision that has a lovely clubhouse & also a private boat launch ramp area. The community fee is optional & is only $65 per year & an additional $40 for those wanting access to the boat ramp. This home is centrally located near all major Hwy's, Medical, Shopping & beaches. making this not only a great year around home, but also a wonderful investment, should you rent it out as a vacation rental! If you are looking for beautiful sunsets & the ultimate in waterfront living, boating, fishing, look no longer! Make an appointment to view this  home today! CASH only.

20. 2021-05-06
    listed $175,000 Active 1616-char remark

    Show marketing remark (1616 chars)

    Adorable Canal Home with direct access to the Gulf of Mexico w/ in 5 minutes! A partially furnished, 2 bedroom (split floor plan).   A full walk-in closet (could be a 3rd bedroom) Home is an open floor plan of Living room/Kitchen,  with one & half bathrooms. Brand new stainless refrig & range. Home has 2 wall units for A/C & heat & very works well, one is brand new. This is a 40x100 lot and lot is utilized as much as possible between the Carport, screened breezeway, large driveway, 2 large storage shed (10x10 each), a pergola, firepit & floating dock with Water & Electric access near the dock. There is lots of room to park your toys at this home. Home is surrounded by plants, palm trees & flowers giving it a secluded feel & with no grass to mow! Home is being sold partially furnished. Come and enjoy the water, sunsets and boating. It is perfect to self-isolate & enjoy or as a rental opportunity.   Signal Cove is a subdivision that has a lovely clubhouse & also a private boat launch ramp area. The community fee is optional & is only $65 per year & an additional $40 for those wanting access to the boat ramp. This home is centrally located near all major Hwy's, Medical, Shopping & beaches. making this not only a great year around home, but also a wonderful investment, should you rent it out as a vacation rental! If you are looking for beautiful sunsets & the ultimate in waterfront living, boating, fishing, look no longer! Make an appointment to view this  home today! CASH only.

21. 2020-06-12
    soldstatus $125,100
22. 2020-06-11
    soldstatus $115,100 Sold
23. 2020-05-29
    status Pending
24. 2020-04-04
    listed $125,000 Active
25. 2015-08-11
    soldstatus $55,000
26. 2015-08-09
    soldstatus $55,000
27. 2015-08-09
    soldstatus $55,000
28. 2015-08-07
    soldstatus $55,000 Sold
29. 2015-08-01
    status Pending
30. 2015-07-03
    listed $62,500 Active
31. 2015-06-28
    listed $62,500
32. 2015-06-28
    listed $62,500

ⓘ 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: $1,250 · $104/mo
• Projected year-2 tax: $1,250 · $104/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 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥114°F today · 22 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: $22,078
• − Mortgage interest: −$7,282
• − Property taxes: −$1,250
• − Insurance: −$5,768
• − Repairs & maintenance: −$1,766
• − Management: −$1,766
• − Depreciation: −$3,782
• Taxable income: $464
• Est. tax owed @ 24.0%: −$111
• After-tax cash flow: $2,132/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

+108.0% since first listed

18 events — show timeline

• 2026-04-17 Listed $130,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-02 Listed $130,000 Stellar MLS as Distributed by MLS Grid
• 2021-06-01 Sold (Public Records) $175,000 Public Records
• 2021-05-26 Sold (MLS) $175,000 Stellar MLS as Distributed by MLS Grid
• 2021-05-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-05-06 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2020-06-12 Sold (Public Records) $125,100 Public Records
• 2020-06-11 Sold (MLS) $115,100 Stellar MLS as Distributed by MLS Grid
• 2020-05-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-04-04 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2015-08-11 Sold (Public Records) $55,000 Public Records
• 2015-08-09 Sold (MLS) $55,000 St. Augustine and St. Johns County Board of REALTORS®
• 2015-08-09 Sold (MLS) $55,000 HCAR
• 2015-08-07 Sold (MLS) $55,000 Stellar MLS as Distributed by MLS Grid
• 2015-08-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-07-03 Listed $62,500 Stellar MLS as Distributed by MLS Grid
• 2015-06-28 Listed $62,500 St. Augustine and St. Johns County Board of REALTORS®
• 2015-06-28 Listed $62,500 HCAR

Property tax history

+3.2%/yr

Latest (2025): $1,250 · +3.3% YoY. Source: county tax records.