6439 Tower Dr · Hudson, FL 34667

$174,900

1 bd · 1.0 ba · 500 sqft · Manufactured public records · 1 Days on market

Built 1964 4,680 sqft lot Est $156k · 12% over

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Why this score? — see what drove the D+ 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 +20.7/30.0
• DSCR +6.6/10.0
• 1% rule +4.5/10.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• ARV discount +1.9/15.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT WATERFRONT - EASY ACCESS TO GULF THIS HOME HAS A BONUS FAMILY ROOM BEHIND MOBILE 16 X 12 AIR / HEAT (NEWER). WELL MAINTAINED WITH 8X10 STORAGE UTILITY SHED WITH WASHER, DRYER, FREEZER AND WORK AREA. FLOATING DOCK, SEAWALL, FRUIT TREES, FURNISHINGS AND HOT TUB INCLUDED. SPECIAL POTENTIAL FOR INVESTORS * * OWNER FINANCING WITH LARGE DOWN PMT. FISHERMANS DELIGHT

Key facts

• Remodeled
• Dock
• Farmhouse sink

Tags

• WATER ACCESS
• DOCK
• REMODELED
• OPEN CONCEPT LAYOUT
• STAINLESS STEEL APPLIANCES
• FARMHOUSE SINK

Property features AI

Finance

• Other: Homestead exempt; Property type: Residential mobile home; Lot is approximately 0.11 acres (0 to less than 1/4 acre); Paved public maintained road access; Partially furnished
• HOA & community: Pets allowed; No association fee indicated

Exterior

• Parking: Has carport (1 space)
• Utilities: Public water; Public sewer; Electricity available and connected; Water available and connected; Sewer available and connected; Cable available and connected
• Home design: Residential mobile home (single wide); One story; Faces south
• Construction: Vinyl siding; Roof over; Crawlspace foundation
• Exterior features: Covered rear porch; Private mailbox; Fencing: Other; Shed(s) and storage structures; On waterfront (canal - saltwater) with canal view; 25 feet of saltwater canal frontage; Water access by canal; Seawall (concrete); No wake zone

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Marble
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating: Other; Cooling: Mini-split unit(s)
• Interior features: Kitchen/family room combo; Open floorplan
• Laundry & utility: Laundry located outside

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $-189 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (19.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (4.9% below list).
• Recommended offer: $142k (19.0% below list) — sets the bar for cash-flow.
• Cap rate 7.9% 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); 790 active listings in the ZIP; 3 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).
• This rent runs 39% 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 $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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 21y 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.
• Current owner paid $95k; list at $175k implies a 84% gain — meaningful room to come down on a strong offer.

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 $141,582 (19.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1964 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.95% ✗
• Cap rate: 7.93%
• Cash-on-cash: 5.83%
• DSCR: 1.26
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $155,500
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6502 Saltwater Blvd	0.22mi	1/1.0	450 (-10%)	13mo	$140,000	$311	62
6724 Curlew Ln	0.59mi	2/1.5 (+1)	570 (+14%)	8mo	$110,000	$193	36

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: -28.4%
• Equity multiple: 0.08×
• Total profit: $-45,021
• Equity at exit: $26,078

10-year hold

• IRR: -51.9%
• Equity multiple: -0.48×
• Total profit: $-72,671
• Equity at exit: $15,122

Cash invested: $48,972 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,663 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$86 /mo · $1,029/yr
• Insurance: −$73
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $-189

Break-even live

Break-even rent $1,902

Max offer price $141,582

Occupancy floor —

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: $43,725
• Closing costs: $5,247
• 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	24d	1	0.60mi
6009 Sea Ranch Dr #704 Hudson, FL	1.0	1.0	733	$1,800	$2.46	24d	1	0.94mi
5915 Sea Ranch Dr #703 Hudson, FL	1.0	1.0	733	$2,700	$3.68	24d	1	0.99mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $174,900 Active 1 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: $1,029 · $86/mo
• Projected year-2 tax: $1,452 · $121/mo
• Expected delta: +$423/yr (+$35/mo · 41.1%)

ⓘ 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: $19,955
• − Mortgage interest: −$9,797
• − Property taxes: −$1,029
• − Insurance: −$5,993
• − Repairs & maintenance: −$1,596
• − Management: −$1,596
• − Depreciation: −$5,088
• Taxable loss: −$5,144
• Est. tax savings @ 24.0%: +$1,235
• After-tax cash flow: $-1,029/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

+7.4% since first listed

5 events — show timeline

• 2026-06-17 Listed $174,900 Stellar MLS as Distributed by MLS Grid
• 2018-12-12 Sold (Public Records) $95,000 Public Records
• 2006-05-12 Sold (Public Records) $75,000 Public Records
• 2006-05-05 Sold (MLS) $75,000 Stellar MLS as Distributed by MLS Grid
• 2005-11-17 Listed $162,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+0.9%/yr

Latest (2025): $1,029 · +3.5% YoY. Source: county tax records.