7522 Mediterranean Ct · Hudson, FL 34667

$169,999

2 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 100 Days on market

Built 1992 3,910 sqft lot Est $215k · 21% under $240/mo HOA · 13% of rent

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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 +20.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +6.0/10.0
• 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

Under contract-accepting backup offers. HUGE PRICE IMPROVEMENT! VILLAS IN THIS NICHE SUBDIVISION RARELY COME AVAILABLE ON THE MARKET! THIS IS A 2 BED, 2 BATH, 1 CAR GARAGE LOCATED ON A NON-THRU STREET. UPON ENTERING YOU HAVE HIGH, SOARING CEILINGS, PLANT SHELVES AND IT IS BRIGHT WITH LOTS OF LIGHT. THE KITCHEN AJOINS THE FAMILY ROOM AND EAT-IN KITCHEN WITH LAMINATE FLOORING IN THE LIVING AREAS. LOVELY LIVING ROOM OVERLOOKING THE LARGE SCREEN LANAI WITH CERAMIC TILE AND PRIVATE BACKYARD. THE PRIMARY SUITE IS LOCATED AT THE BACK OF THE HOME WITH ENSUITE BATHROOM, DUAL SINKS AND 2 CLOSETS. THE SECOND BEDROOM IS LOCATED TO THE RIGHT, AS YOU ENTER THE HOME AND 2ND HALL BATH. INSIDE UTILITY ROOM

Key facts

• Dual sinks
• Private backyard
• Large screen lanai

Tags

• HIGH SOARING CEILINGS
• PLANT SHELVES
• LARGE SCREEN LANAI
• PRIVATE BACKYARD
• ENSUITE BATHROOM
• DUAL SINKS

Property features AI

Finance

• Financial info: Lease restrictions apply
• HOA & community: HOA (Beacon Woods / Community Mgmt.- Sandy); Monthly HOA fee of $240 (includes pool, internet, cable, trash, maintenance of structure and grounds); Additional monthly maintenance amount of $210; Quarterly fee of $90; Community amenities: clubhouse, golf course, pool; Association recreation owned, deed restrictions, buyer approval required

Exterior

• Parking: Attached 1-car garage
• Security: Security system
• Utilities: Public water; Public sewer; Electricity connected; Cable available; High-speed internet / broadband available; Sewer connected; Water connected
• Home design: Residential villa; Single-story home; Faces north; One-level entry; PUD zoning; Homestead exempt
• Construction: Block and stucco construction; Tile roof; Slab foundation; Built as part of existing development
• Exterior features: Covered rear porch; Sliding doors; Private mailbox; Conservation area nearby; Paved streets; Street dead-end

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater; Water softener
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Eat-in kitchen; Kitchen and family room combo; Living and dining room combo; Vaulted ceilings; Walk-in closets; Window treatments; Blinds
• Laundry & utility: Washer and dryer included; Inside laundry room; Inside utility / family room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $155k (9.0% below list) — sets the bar for market timing.
• 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; 40 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).
• This rent runs 44% 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

• It's been on market 100 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $84k; list at $170k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,699 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.10% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.60%
• DSCR: 1.25
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $214,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7559 Mediterranean Ct	0.06mi	2/2.0	1,477 (+3%)	1mo	$220,000	$149	92
7519 Clanton Trl	0.06mi	3/2.0 (+1)	1,464 (+2%)	2mo	$249,000	$170	87
12711 Shell Point Dr	0.27mi	3/2.0 (+1)	1,464 (+2%)	0mo	$92,500	$63	79
12701 Shell Point Dr	0.31mi	2/2.0	1,464 (+2%)	4mo	$218,000	$149	79
7401 Country Club Dr	0.23mi	3/3.0 (+1)	1,350 (-6%)	1mo	$165,000	$122	69
7710 Fairlawn Dr	0.31mi	3/2.0 (+1)	1,572 (+9%)	2mo	$285,000	$181	64
7212 Dipaola Dr	0.39mi	3/2.5 (+1)	1,496 (+4%)	6mo	$204,000	$136	63
12302 Quail Run Row	0.69mi	2/2.0	1,517 (+5%)	0mo	$160,000	$105	59
13017 Club Dr	0.68mi	3/2.0 (+1)	1,477 (+3%)	1mo	$162,000	$110	58
12412 Rodeo Ln	0.55mi	3/2.0 (+1)	1,320 (-8%)	2mo	$216,000	$164	54
13037 Hillyer Ln	0.60mi	3/2.0 (+1)	1,540 (+7%)	2mo	$295,000	$192	54
7912 Rusty Hook Ct	0.65mi	3/2.0 (+1)	1,590 (+10%)	4mo	$260,000	$164	44

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: -11.2%
• Equity multiple: 0.61×
• Total profit: $-18,799
• Equity at exit: $25,347

10-year hold

• IRR: -7.3%
• Equity multiple: 0.60×
• Total profit: $-18,973
• Equity at exit: $14,698

Cash invested: $47,600 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,864 high
• Mortgage (P&I): −$891
• Tax from tax record: −$48 /mo · $577/yr
• Insurance: −$71
• HOA: −$240
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $222

Break-even live

Break-even rent $1,583

Max offer price $169,999

Occupancy floor 83%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12809 College Hill Dr Hudson, FL	3.0	2.0	1114	$1,780	$1.60	4d	1	0.18mi
7300 Country Club Dr Hudson, FL	2.0	1.0	926	$1,400	$1.51	2d	1	0.28mi
12702 Social Dr Hudson, FL	2.0	1.0	1032	$1,500	$1.45	4d	1	0.35mi
7433 Greystone Dr #7433 Hudson, FL	2.0	2.0	1029	$1,300	$1.26	17d	1	0.39mi
7216 Gulf Breeze Cir Hudson, FL	3.0	2.0	1520	$1,781	$1.17	4d	1	0.42mi
7602 Danube Dr Unit 7602 Hudson, FL	2.0	2.0	1125	$1,600	$1.42	24d	1	0.64mi
7616 Danube Dr Hudson, FL	2.0	2.0	1125	$1,350	$1.20	24d	1	0.65mi
8305 Sandwedge Cir Unit A Hudson, FL	2.0	2.0	1144	$1,450	$1.27	21d	1	0.77mi
13847 Maria Dr Hudson beach34674, FL	3.0	2.0	1448	$3,000	$2.07	24d	1	0.80mi
12213 Saddle Strap Row Hudson, FL	3.0	2.0	1684	$1,990	$1.18	17d	1	0.86mi
13121 Shadberry Ln Hudson, FL	3.0	2.0	1771	$1,889	$1.07	2d	1	0.92mi
12041 Hoosier Ct #204 Hudson, FL	2.0	2.0	1103	$1,495	$1.36	17d	1	0.92mi
12041 Hoosier Ct #204 Hudson, FL	2.0	2.0	1103	$1,495	$1.36	24d	1	0.92mi
8304 Mill Creek Ln Hudson, FL	2.0	2.0	1000	$1,650	$1.65	24d	1	0.94mi
12027 Hoosier Ct #203 Hudson, FL	2.0	2.0	1103	$1,550	$1.41	24d	1	0.96mi
13315 Neptune Dr Hudson, FL	2.0	1.0	900	$2,000	$2.22	24d	1	0.96mi
8312 Mill Creek Ln Hudson, FL	2.0	2.0	1152	$1,600	$1.39	24d	1	0.98mi
13428 Neptune Dr Hudson, FL	3.0	2.0	1258	$2,450	$1.95	24d	1	0.99mi
13128 Beacon Ct Hudson, FL	2.0	2.0	1070	$1,600	$1.50	24d	1	1.00mi
12215 Meadowbrook Ln Hudson, FL	2.0	2.0	1519	$1,850	$1.22	23d	1	1.04mi
6623 Boatyard Dr Hudson, FL	2.0	2.0	1208	$2,500	$2.07	17d	1	1.05mi
12535 3rd Isle Hudson, FL	2.0	2.0	1389	$2,600	$1.87	24d	1	1.06mi
13617 Frances Ave Hudson, FL	2.0	1.0	1025	$1,850	$1.80	14d	1	1.07mi
13102 Pembrook Ct Hudson, FL	2.0	2.0	1221	$1,575	$1.29	24d	1	1.12mi
13806 San Juan Ave Hudson, FL	3.0	2.0	1800	$3,500	$1.94	24d	1	1.12mi
13240 Starfish Dr Hudson, FL	2.0	1.0	1155	$2,000	$1.73	24d	1	1.16mi
13642 Dunwoody Ct Hudson, FL	3.0	2.0	1720	$2,295	$1.33	16d	1	1.20mi
6891 Clark St Hudson, FL	3.0	3.0	1728	$2,500	$1.45	24d	1	1.22mi
12200 Hudson Ridge Dr Port Richey, FL	2.0–3.0	2.0	1107	$1,468	$1.33	2d	10	1.22mi
13913 Berkowitz Ave Hudson, FL	3.0	2.0	1300	$2,295	$1.77	24d	1	1.23mi
13013 Sawmill Way Hudson, FL	2.0	2.0	1519	$1,790	$1.18	4d	1	1.24mi
14144 Whitecap Ave Hudson, FL	3.0	2.0	1594	$2,450	$1.54	20d	1	1.25mi
7924 Halsey Dr Port Richey, FL	3.0	2.0	1272	$1,800	$1.42	21d	1	1.28mi
7924 Halsey Dr Port Richey, FL	3.0	2.0	1272	$1,800	$1.42	4d	1	1.28mi
7539 Gulf Highlands Dr Port Richey, FL	2.0	1.5	936	$1,550	$1.66	4d	1	1.37mi
13729 Cox Ave Hudson, FL	3.0	2.0	1536	$2,450	$1.60	24d	1	1.39mi
11630 Paige Dr Port Richey, FL	3.0	1.0	1152	$1,680	$1.46	12d	1	1.40mi
11610 Meadow Dr Port Richey, FL	2.0	2.0	1128	$1,570	$1.39	12d	1	1.42mi
11611 Constance Dr Port Richey, FL	3.0	1.0	984	$1,540	$1.57	24d	1	1.43mi
11611 Constance Dr Port Richey, FL	3.0	1.0	984	$1,540	$1.57	11d	1	1.43mi

HOA detail

• Monthly dues: $240 · $2,880/yr

Listing history 12 events

1. 2026-06-15
   statusdays on market $169,999 Pending 100 DOM
2. 2026-06-13
   pricedays on market $169,999 Active 99 DOM
3. 2026-06-09
   statusdays on market $177,900 Active 95 DOM
4. 2026-05-05
   price $177,900
5. 2026-04-14
   price $188,900
6. 2026-03-23
   price $197,500
7. 2026-03-09
   price $204,900
8. 2026-02-24
   status Active
9. 2026-02-24
   price $209,900
10. 2026-01-17
    status Pending
11. 2026-01-15
    listed $199,900 Active
12. 2000-11-20
    soldstatus $84,500

ⓘ 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: $577 · $48/mo
• Projected year-2 tax: $1,411 · $118/mo
• Expected delta: +$834/yr (+$70/mo · 144.6%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 62% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥114°F today · 23 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: $22,365
• − Mortgage interest: −$9,523
• − Property taxes: −$577
• − Insurance: −$850
• − Repairs & maintenance: −$1,789
• − Management: −$1,789
• − HOA: −$2,880
• − Depreciation: −$4,945
• Taxable income: $11
• Est. tax owed @ 24.0%: −$3
• After-tax cash flow: $2,661/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

+110.5% since first listed

9 events — show timeline

• 2026-05-05 Price Changed $177,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Price Changed $188,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-23 Price Changed $197,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-09 Price Changed $204,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-24 Price Changed $209,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-15 Listed $199,900 Stellar MLS as Distributed by MLS Grid
• 2000-11-20 Sold (Public Records) $84,500 Public Records

Property tax history

+0.5%/yr

Latest (2025): $577 · +2.5% YoY. Source: county tax records.