8907 Whistler Way · Hudson, FL 34667

$234,900

3 bd · 2.0 ba · 1,272 sqft · SingleFamily public records · 23 Days on market

Built 1985 7,405 sqft lot Est $251k · 6% under $33/mo HOA · 2% of rent

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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 +14.3/30.0
• ARV discount +10.3/15.0
• DSCR +4.4/10.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

True 4 bedroom w/ uncanny use of space. Split bedroom plan. Living room-dining room combo w/ bay window and pass thru from kitchen. Master suite w/ full bath, walk in closet and sliders to 12 x 22 (mol) screened lanai. Dimensional shingle roof in 2001. Siding doesn't need paint. Rubber mulch in landscaping.

Key facts

• Wood flooring
• Breakfast nook
• Cul-de-sac

Tags

• CUL-DE-SAC
• PARTIALLY FENCED BACKYARD
• WOOD FLOORING
• BREAKFAST NOOK
• COVERED AND SCREENED PORCH
• LOW HOA

Property features AI

Finance

• Other: Total living area approximately 1,272 (public records); Lot about 0.17 acre (0 to less than 1/4 acre); Lease restrictions apply
• HOA & community: HOA: Beacon Woods East (monthly HOA approx. $33.33; $100 quarterly fee); HOA approval required; Association amenities include clubhouse, pool, playground, tennis courts, shuffleboard court; Pets allowed

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Cable available; Broadband/High-speed internet available; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; One story; Faces south; PUD zoning
• Construction: Block, stucco, and wood siding construction; Shingle roof; Slab foundation; Built with standard residential materials
• Exterior features: Rain gutters; Paved road access

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Split bedroom floor plan; Thermostat; Walk-in closet(s)
• Laundry & utility: Laundry area in garage; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $44 ($522/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (16.8% below list).
• Recommended offer: $195k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.3% 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: Hudson Academy (math 35% / reading 30%, grade F, #443 of 571 statewide, top 78%, 964 students, 80% FRL); Fivay High School (math 20% / reading 28%, grade F, #529 of 667 statewide, top 80%, 1,610 students, 78% FRL) — zoned schools average 79% FRL vs 48% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 51% district-wide (-23 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); 800 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $1,953/mo this rent would consume 46% 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 $2k of loan paydown is wiped out by about $7k 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 23 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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 $145k; list at $235k implies a 62% gain — meaningful room to come down on a strong offer.

Recommended offer $195,335 (16.8% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.79%
• DSCR: 1.04
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $250,584
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8605 Sagewood Dr	0.54mi	3/2.0	1,221 (-4%)	1mo	$254,500	$208	67
8603 Sagewood Dr	0.56mi	3/2.0	1,226 (-4%)	6mo	$241,000	$197	63
13749 Meade Ct	0.54mi	2/2.0 (-1)	1,310 (+3%)	4mo	$244,000	$186	62
8611 Sagewood Dr	0.52mi	3/2.0	1,374 (+8%)	2mo	$185,000	$135	60
13102 Pembrook Ct	0.45mi	2/2.0 (-1)	1,221 (-4%)	9mo	$209,000	$171	60
13001 Sandburst Ln	0.60mi	3/2.0	1,369 (+8%)	2mo	$298,000	$218	58
12805 Sandburst Ln	0.62mi	2/2.0 (-1)	1,334 (+5%)	3mo	$237,000	$178	55
8607 Sagewood Dr	0.53mi	2/2.0 (-1)	1,206 (-5%)	8mo	$312,500	$259	55
8914 Woodmill Dr	0.74mi	2/2.0 (-1)	1,215 (-4%)	3mo	$250,000	$206	51
13001 Sawmill Way	0.54mi	2/2.0 (-1)	1,173 (-8%)	9mo	$235,000	$200	50
12906 Sandburst Ln	0.63mi	3/2.0	1,424 (+12%)	4mo	$246,000	$173	48
9043 Tournament Dr	0.58mi	3/2.0	1,438 (+13%)	4mo	$280,000	$195	48

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: -18.2%
• Equity multiple: 0.38×
• Total profit: $-41,064
• Equity at exit: $35,024

10-year hold

• IRR: -17.2%
• Equity multiple: 0.17×
• Total profit: $-54,502
• Equity at exit: $20,310

Cash invested: $65,772 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,953 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$137 /mo · $1,643/yr
• Insurance: −$98
• HOA: −$33
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $44

Break-even live

Break-even rent $1,898

Max offer price $234,900

Occupancy floor 93%

Sensitivity live

Price	-10% $176	-5% $110	+0% $44	+5% $-23	+10% $-89
Rent	-10% $-111	-5% $-34	+0% $44	+5% $121	+10% $198
Rate	-1.0pp $162	-0.5pp $103	base $44	+0.5pp $-17	+1.0pp $-79

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13220 Whaler Dr Hudson, FL	3.0	2.0	1566	$1,990	$1.27	26d	1	0.18mi
13102 Pembrook Ct Hudson, FL	2.0	2.0	1221	$1,575	$1.29	26d	1	0.46mi
13642 Dunwoody Ct Hudson, FL	3.0	2.0	1720	$2,295	$1.33	18d	1	0.46mi
13013 Sawmill Way Hudson, FL	2.0	2.0	1519	$1,790	$1.18	6d	1	0.49mi
13121 Shadberry Ln Hudson, FL	3.0	2.0	1771	$1,889	$1.07	4d	1	0.58mi
8305 Sandwedge Cir Unit A Hudson, FL	2.0	2.0	1144	$1,450	$1.27	23d	1	0.80mi
9723 Tom St Hudson, FL	2.0	1.0	1152	$1,200	$1.04	19d	1	0.81mi
13306 Lakeshore Blvd Hudson, FL	3.0	2.0	1700	$1,500	$0.88	1d	1	0.95mi
14420 Pimberton Dr Hudson, FL	3.0	2.0	1735	$2,000	$1.15	26d	1	1.00mi
12909 Litewood Dr Hudson, FL	3.0	2.0	1000	$1,645	$1.65	26d	1	1.03mi
12909 Litewood Dr Hudson, FL	3.0	2.0	984	$1,645	$1.67	19d	1	1.03mi
14543 Strathglass Dr Hudson, FL	3.0	2.0	1742	$2,200	$1.26	0d	1	1.10mi
8312 Mill Creek Ln Hudson, FL	2.0	2.0	1152	$1,600	$1.39	1d	1	1.18mi
8312 Mill Creek Ln Hudson, FL	2.0	2.0	1152	$1,600	$1.39	26d	1	1.18mi
8304 Mill Creek Ln Hudson, FL	2.0	2.0	1000	$1,650	$1.65	26d	1	1.20mi
14144 Whitecap Ave Hudson, FL	3.0	2.0	1594	$2,450	$1.54	22d	1	1.27mi
14709 Shadowwood Blvd Hudson, FL	2.0	2.0	1568	$1,699	$1.08	6d	1	1.28mi
14611 Ivy Chase Ln Hudson, FL	2.0–3.0	1.0–2.0	1021	$1,450	$1.42	26d	4	1.29mi
12215 Meadowbrook Ln Hudson, FL	2.0	2.0	1519	$1,850	$1.22	25d	1	1.38mi
9734 Highland Ridge Dr Hudson, FL	3.0	2.0	1505	$2,195	$1.46	26d	1	1.40mi
9607 Highland Ridge Dr Hudson, FL	4.0	2.0	1828	$2,105	$1.15	0d	1	1.42mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: landscaping

Listing history 7 events

1. 2026-06-01
   remarks 699-char remark
2. 2026-06-01
   status $234,900 Pending 23 DOM
3. 2026-05-31
   days on market $234,900 Active 23 DOM
4. 2026-05-08
   listed $239,900 Active
5. 2006-09-21
   soldstatus $145,000
6. 2006-09-12
   soldstatus $145,000 308-char remark

   Show marketing remark (308 chars)

   True 4 bedroom w/ uncanny use of space. Split bedroom plan. Living room-dining room combo w/ bay window and pass thru from kitchen. Master suite w/ full bath, walk in closet and sliders to 12 x 22 (mol) screened lanai. Dimensional shingle roof in 2001. Siding doesn't need paint. Rubber mulch in landscaping.

7. 2006-03-10
   listed $159,900 308-char remark

   Show marketing remark (308 chars)

   True 4 bedroom w/ uncanny use of space. Split bedroom plan. Living room-dining room combo w/ bay window and pass thru from kitchen. Master suite w/ full bath, walk in closet and sliders to 12 x 22 (mol) screened lanai. Dimensional shingle roof in 2001. Siding doesn't need paint. Rubber mulch in landscaping.

ⓘ 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: $1,643 · $137/mo
• Projected year-2 tax: $1,950 · $162/mo
• Expected delta: +$307/yr (+$26/mo · 18.7%)

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

Taxation est. · year 1

• Rental income: $23,440
• − Mortgage interest: −$13,158
• − Property taxes: −$1,643
• − Insurance: −$1,174
• − Repairs & maintenance: −$1,875
• − Management: −$1,875
• − HOA: −$396
• − Depreciation: −$6,833
• Taxable loss: −$3,515
• Est. tax savings @ 24.0%: +$844
• After-tax cash flow: $1,366/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

+50.0% since first listed

4 events — show timeline

• 2026-05-08 Listed $239,900 Stellar MLS as Distributed by MLS Grid
• 2006-09-21 Sold (Public Records) $145,000 Public Records
• 2006-09-12 Sold (MLS) $145,000 Stellar MLS as Distributed by MLS Grid
• 2006-03-10 Listed $159,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+18.5%/yr

Latest (2018): $1,643 · +7.3% YoY. Source: county tax records.