8704 Long Boat Ln · Hudson, FL 34667

$230,000

3 bd · 2.0 ba · 1,413 sqft · SingleFamily · 115 Days on market

Built 1978 Good condition 6,400 sqft lot Garage $163/sqft · 8% below area Est $249k · 8% under $8/mo HOA ↓ 4% since listing

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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 +15.1/30.0
• ARV discount +11.0/15.0
• DSCR +4.6/10.0
• 1% rule +4.2/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your slice of Florida living in the desirable Sea Pines community! This charming single-story home offers the perfect blend of comfort, functionality, and coastal convenience. Featuring 3 spacious bedrooms and 2 full bathrooms, this well-maintained residence is designed for easy living. Step inside to a bright and inviting living area centered around a cozy wood-burning fireplace—perfect for relaxing evenings or entertaining guests. The layout flows seamlessly into the dining and kitchen areas, creating a practical space for everyday life.

Key facts

• Private boat ramp
• 6,400 sq ft lot
• Garage

Tags

• WOOD-BURNING FIREPLACE
• PRIVATE FENCED-IN BACKYARD
• PRIVATE BOAT RAMP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $75 ($905/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 $212k (7.9% below list).
• Recommended offer: $209k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 3.6% 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 Primary Academy (math 29% / reading 31%, grade F, #1,882 of 2,144 statewide, top 88%, 647 students, 90% FRL); Hudson Academy (math 35% / reading 30%, grade F, #443 of 571 statewide, top 78%, 964 students, 80% FRL); Hudson High School (math 45% / reading 40%, grade F, #264 of 667 statewide, top 41%, 1,387 students, 66% 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 35% at this address vs 51% district-wide (-16 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); 964 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 35d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).
• At $2,118/mo this rent would consume 50% of the median local household income ($51k/yr) — 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 115 days — a 9% lower offer ($209k) is reasonable based on typical stale-listing flexibility.

Recommended offer $209,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
8. 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.
9. 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.
10. 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: 0.92% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.41%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (median comp): $249,199
• List price: $230,000
• Delta: -7.70%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8637 Summer Dr	0.12mi	3/2.0	1,428 (+1%)	6mo	$236,000	$165	88
8523 Lafitte Dr	0.17mi	3/2.0	1,434 (+2%)	7mo	$131,000	$91	84
8505 Jolly Roger Dr	0.22mi	3/2.0	1,540 (+9%)	1mo	$278,000	$181	74
16034 Pine Ridge Dr	0.32mi	3/2.0	1,478 (+5%)	8mo	$244,900	$166	71
16038 Tree Line Dr	0.26mi	2/2.0 (-1)	1,480 (+5%)	5mo	$278,000	$188	70
8527 Jolly Roger Dr	0.17mi	2/2.0 (-1)	1,550 (+10%)	1mo	$285,000	$184	70
15836 Lyle Cir	0.47mi	3/2.0	1,404 (-1%)	9mo	$313,000	$223	70
16026 Surrey Dr	0.30mi	3/2.0	1,548 (+10%)	2mo	$241,000	$156	69
15847 Adobe Dr	0.47mi	3/2.0	1,472 (+4%)	3mo	$190,000	$129	68
8611 Jolly Roger Dr	0.12mi	3/2.0	1,222 (-14%)	7mo	$250,000	$205	66
16201 Pine Ridge Dr	0.22mi	3/2.0	1,566 (+11%)	8mo	$217,000	$139	65
16032 Tree Line Dr	0.28mi	2/2.0 (-1)	1,260 (-11%)	0mo	$200,000	$159	64

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: -17.5%
• Equity multiple: 0.40×
• Total profit: $-38,634
• Equity at exit: $34,294

10-year hold

• IRR: -16.6%
• Equity multiple: 0.20×
• Total profit: $-51,287
• Equity at exit: $19,886

Cash invested: $64,400 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 10 under contract
• Months of supply: 4.8 mo (21%/mo absorbed)
• Median asking: $254,950 ($179/sqft)
• Median days on market: 127 d
• This list price: 38% of active listings are priced below it
• ARV vs active asking: -1.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34667

• Rents YoY: -2.3%
• Active inventory: 964
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,118 high
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$288 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$8
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $75

Break-even live

Break-even rent $2,022

Max offer price $230,000

Occupancy floor 91%

Sensitivity live

Price	-10% $234	-5% $155	+0% $75	+5% $-4	+10% $-83
Rent	-10% $-92	-5% $-8	+0% $75	+5% $159	+10% $243
Rate	-1.0pp $191	-0.5pp $134	base $75	+0.5pp $16	+1.0pp $-45

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: $57,500
• Closing costs: $6,900
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8605 Inwood Dr Hudson, FL	3.0	2.0	1725	$2,250	$1.30	35d	1	0.09mi
8516 Inwood Dr Hudson, FL	2.0	2.0	1120	$1,850	$1.65	17d	1	0.16mi
8512 Longboat Ln Hudson, FL	3.0	2.0	1500	$2,095	$1.40	38d	1	0.17mi
8316 Needles Dr Hudson, FL	2.0	2.0	1407	$1,900	$1.35	61d	1	0.42mi
15839 Villa Dr Hudson, FL	3.0	2.0	1018	$1,650	$1.62	17d	1	0.51mi
15902 Spyglass Ter Hudson, FL	2.0–3.0	2.0	1300	$1,910	$1.47	12d	11	0.66mi
8400 Sunnydale Dr Hudson, FL	3.0	1.0	960	$1,395	$1.45	31d	1	1.06mi
8400 Sunnydale Dr Hudson, FL	3.0	1.0	960	$1,295	$1.35	17d	1	1.06mi
7527 Hatteras Dr Hudson, FL	3.0	2.0	1524	$2,495	$1.64	73d	1	1.30mi
7538 Mako Dr Hudson, FL	4.0	2.0	1686	$1,895	$1.12	73d	1	1.32mi

Property features AI

Finance

• Other: Homestead exemption indicatedNo lease restrictionsTotal living area reported ~1413 sq ft (public records)Building area total reported ~1731 sq ft (public records)Lot approximately 0.15 acre
• HOA & community: Has HOA (annual fee $100; approximately $8.33/month)HOA fee optionalCommunity clubhouseDeed restrictionsGolf carts allowedParkPets allowed

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public waterPublic sewerElectricity connectedCable availableFiber opticsWater connectedSewer connected
• Home design: Single family residenceResidential propertyOne storyNorth-facing
• Construction: Block and stucco constructionShingle roofSlab foundationBuilt/recorded as completed
• Exterior features: AwningsChain link fenceLevel lotStreet dead-endPaved driveway/streetsAsphalt road surface

Interior

• Kitchen: DishwasherDisposalMicrowaveRange
• Bedrooms: 3 bedrooms
• Flooring: CarpetCeramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air
• Interior features: Ceiling fansEat-in kitchenThermostatWindow treatmentsLiving room fireplace (wood burning)
• Laundry & utility: WasherDryerElectric dryer hookupLaundry roomElectric water heater

Listing history 50 events

1. 2026-08-08
   days on market $230,000 Active 115 DOM
2. 2026-08-06
   days on market $230,000 Active 113 DOM
3. 2026-08-05
   days on market $230,000 Active 112 DOM
4. 2026-08-04
   days on market $230,000 Active 111 DOM
5. 2026-08-03
   days on market $230,000 Active 110 DOM
6. 2026-07-31
   days on market $230,000 Active 107 DOM
7. 2026-07-30
   pricedays on market $230,000 Active 105 DOM
8. 2026-07-28
   days on market $240,000 Active 104 DOM
9. 2026-07-26
   days on market $240,000 Active 102 DOM
10. 2026-07-24
    days on market $240,000 Active 100 DOM
11. 2026-07-23
    days on market $240,000 Active 99 DOM
12. 2026-07-22
    days on market $240,000 Active 98 DOM
13. 2026-07-21
    days on market $240,000 Active 97 DOM
14. 2026-07-20
    days on market $240,000 Active 96 DOM
15. 2026-07-18
    days on market $240,000 Active 93 DOM
16. 2026-07-16
    days on market $240,000 Active 92 DOM
17. 2026-07-15
    days on market $240,000 Active 91 DOM
18. 2026-07-13
    days on market $240,000 Active 89 DOM
19. 2026-07-13
    days on market $240,000 Active 88 DOM
20. 2026-07-11
    days on market $240,000 Active 87 DOM
21. 2026-07-10
    days on market $240,000 Active 86 DOM
22. 2026-07-09
    days on market $240,000 Active 85 DOM
23. 2026-07-07
    days on market $240,000 Active 83 DOM
24. 2026-07-06
    days on market $240,000 Active 82 DOM
25. 2026-07-06
    days on market $240,000 Active 81 DOM
26. 2026-07-05
    days on market $240,000 Active 80 DOM
27. 2026-07-03
    days on market $240,000 Active 79 DOM
28. 2026-07-02
    days on market $240,000 Active 78 DOM
29. 2026-07-01
    days on market $240,000 Active 77 DOM
30. 2026-06-30
    days on market $240,000 Active 76 DOM
31. 2026-06-29
    days on market $240,000 Active 75 DOM
32. 2026-06-28
    days on market $240,000 Active 74 DOM
33. 2026-06-27
    days on market $240,000 Active 73 DOM
34. 2026-06-26
    days on market $240,000 Active 72 DOM
35. 2026-06-24
    days on market $240,000 Active 70 DOM
36. 2026-06-22
    days on market $240,000 Active 68 DOM
37. 2026-06-22
    days on market $240,000 Active 67 DOM
38. 2026-06-18
    days on market $240,000 Active 64 DOM
39. 2026-06-17
    days on market $240,000 Active 63 DOM
40. 2026-06-16
    days on market $240,000 Active 62 DOM
41. 2026-06-15
    days on market $240,000 Active 61 DOM
42. 2026-06-13
    days on market $240,000 Active 59 DOM
43. 2026-06-09
    days on market $240,000 Active 55 DOM
44. 2026-06-08
    days on market $240,000 Active 54 DOM
45. 2026-06-07
    days on market $240,000 Active 53 DOM
46. 2026-06-04
    days on market $240,000 Active 50 DOM
47. 2026-06-03
    days on market $240,000 Active 49 DOM
48. 2026-06-02
    days on market $240,000 Active 48 DOM
49. 2026-06-01
    days on market $240,000 Active 47 DOM
50. 2026-05-31
    days on market $240,000 Active 46 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,412
• − Mortgage interest: −$12,884
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,033
• − Management: −$2,033
• − HOA: −$96
• − Depreciation: −$6,691
• Taxable loss: −$2,925
• Est. tax savings @ 24.0%: +$702
• After-tax cash flow: $1,607/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $7,065–$21,195 screening

This charming single-story home in Sea Pines offers a good condition with minor cosmetic updates needed to maximize its value.

Value-add opportunities

• Resale paint exterior — enhances curb appeal ↑
• Resale replace ceiling fan — modernizes space ↑
• Both update flooring — improves aesthetics and value ↑
• Both update kitchen appliances — enhances functionality and appeal ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 35/100

Zoned Schools

Elementary Hudson Primary Academy F FL #1,882/2,144 Nat'l #26,438/41,679 Middle Hudson Academy F FL #443/571 Nat'l #8,188/14,009 High Hudson High School F FL #264/667 Nat'l #7,501/17,239

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

B Composite livability gradescore 74/100

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

• County: Pasco County · 570,045 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: 12% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Homestead exemption indicatedNo lease restrictionsTotal living area reported ~1413 sq ft (public records)Building area total reported ~1731 sq ft (public records)Lot approximately 0.15 acre
• HOA & community: Has HOA (annual fee $100; approximately $8.33/month)HOA fee optionalCommunity clubhouseDeed restrictionsGolf carts allowedParkPets allowed

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public waterPublic sewerElectricity connectedCable availableFiber opticsWater connectedSewer connected
• Home design: Single family residenceResidential propertyOne storyNorth-facing
• Construction: Block and stucco constructionShingle roofSlab foundationBuilt/recorded as completed
• Exterior features: AwningsChain link fenceLevel lotStreet dead-endPaved driveway/streetsAsphalt road surface

Interior

• Kitchen: DishwasherDisposalMicrowaveRange
• Bedrooms: 3 bedrooms
• Flooring: CarpetCeramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air
• Interior features: Ceiling fansEat-in kitchenThermostatWindow treatmentsLiving room fireplace (wood burning)
• Laundry & utility: WasherDryerElectric dryer hookupLaundry roomElectric water heater

Price history

-4.0% since first listed

2 events — show timeline

• 2026-05-11 Price Changed $240,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Listed $250,000 Stellar MLS as Distributed by MLS Grid