8704 Long Boat Ln · Hudson, FL 34667

$240,000

3 bd · 2.0 ba · 1,413 sqft · SingleFamily · 67 Days on market

Built 1978 Good condition 6,400 sqft lot Est $235k · at est. $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 +13.7/30.0
• ARV discount +6.5/15.0
• Schools +4.3/10.0
• DSCR +4.1/10.0
• 1% rule +3.9/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• 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. The home also includes a 1-car garage for added storage and convenience, while the private fenced-in backyard provides a peaceful retrea

Key facts

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

Tags

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

Property features AI

Finance

• Other: Homestead exemption indicated; No lease restrictions; Total 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 optional; Community clubhouse; Deed restrictions; Golf carts allowed; Park; Pets allowed

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Fiber optics; Water connected; Sewer connected
• Home design: Single family residence; Residential property; One story; North-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built/recorded as completed
• Exterior features: Awnings; Chain link fence; Level lot; Street dead-end; Paved driveway/streets; Asphalt road surface

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Eat-in kitchen; Thermostat; Window treatments; Living room fireplace (wood burning)
• Laundry & utility: Washer; Dryer; Electric dryer hookup; Laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $17 ($208/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 $213k (11.2% below list).
• Recommended offer: $213k (11.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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 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); 800 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $2,132/mo this rent would consume 50% 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 67 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.

Recommended offer $213,156 (11.2% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 11% 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: 0.89% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.31%
• DSCR: 1.01
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $234,558
• Comps found: 12

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%)	5mo	$236,000	$165	89
8523 Lafitte Dr	0.17mi	3/2.0	1,434 (+2%)	5mo	$131,000	$91	85
16034 Pine Ridge Dr	0.32mi	3/2.0	1,478 (+5%)	6mo	$244,900	$166	72
16038 Tree Line Dr	0.26mi	2/2.0 (-1)	1,480 (+5%)	4mo	$278,000	$188	72
15836 Lyle Cir	0.47mi	3/2.0	1,404 (-1%)	7mo	$313,000	$223	71
8640 Horizon Ln	0.14mi	3/2.0	1,288 (-9%)	9mo	$230,000	$179	71
15847 Adobe Dr	0.47mi	3/2.0	1,472 (+4%)	2mo	$190,000	$129	70
8611 Jolly Roger Dr	0.12mi	3/2.0	1,222 (-14%)	6mo	$250,000	$205	67
8316 Needles Dr	0.43mi	2/2.0 (-1)	1,407 (-0%)	10mo	$135,000	$96	66
16201 Pine Ridge Dr	0.22mi	3/2.0	1,566 (+11%)	6mo	$217,000	$139	66
16201 Tree Line Dr	0.17mi	3/3.0	1,568 (+11%)	8mo	$238,000	$152	63
8524 Winter Haven Dr	0.36mi	3/2.0	1,278 (-10%)	9mo	$214,000	$167	60

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: -19.2%
• Equity multiple: 0.35×
• Total profit: $-43,995
• Equity at exit: $35,785

10-year hold

• IRR: -19.8%
• Equity multiple: 0.09×
• Total profit: $-60,878
• Equity at exit: $20,751

Cash invested: $67,200 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,132 high
• Mortgage (P&I): −$1,259
• Tax est. 1.5%: −$300 /mo · $3,600/yr
• Insurance: −$100
• HOA: −$8
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $17

Break-even live

Break-even rent $2,110

Max offer price $240,000

Occupancy floor 94%

Sensitivity live

Price	-10% $183	-5% $100	+0% $17	+5% $-66	+10% $-149
Rent	-10% $-151	-5% $-67	+0% $17	+5% $102	+10% $186
Rate	-1.0pp $138	-0.5pp $78	base $17	+0.5pp $-45	+1.0pp $-108

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8516 Inwood Dr Hudson, FL	2.0	2.0	1120	$1,900	$1.70	6d	1	0.16mi
8512 Longboat Ln Hudson, FL	3.0	2.0	1500	$2,095	$1.40	19d	1	0.17mi
8316 Needles Dr Hudson, FL	2.0	2.0	1407	$1,900	$1.35	14d	1	0.42mi
15902 Spyglass Ter Hudson, FL	2.0	2.0	1225	$1,512	$1.23	0d	18	0.66mi
7527 Hatteras Dr Hudson, FL	3.0	2.0	1524	$2,495	$1.64	26d	1	1.30mi
7538 Mako Dr Hudson, FL	4.0	2.0	1686	$1,895	$1.12	26d	1	1.32mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 16 events

1. 2026-06-22
   days on market $240,000 Active 67 DOM
2. 2026-06-18
   days on market $240,000 Active 64 DOM
3. 2026-06-17
   days on market $240,000 Active 63 DOM
4. 2026-06-16
   days on market $240,000 Active 62 DOM
5. 2026-06-15
   days on market $240,000 Active 61 DOM
6. 2026-06-13
   days on market $240,000 Active 59 DOM
7. 2026-06-09
   days on market $240,000 Active 55 DOM
8. 2026-06-08
   days on market $240,000 Active 54 DOM
9. 2026-06-07
   days on market $240,000 Active 53 DOM
10. 2026-06-04
    days on market $240,000 Active 50 DOM
11. 2026-06-03
    days on market $240,000 Active 49 DOM
12. 2026-06-02
    days on market $240,000 Active 48 DOM
13. 2026-06-01
    days on market $240,000 Active 47 DOM
14. 2026-05-31
    days on market $240,000 Active 46 DOM
15. 2026-05-11
    price $240,000
16. 2026-04-15
    listed $250,000 Active

ⓘ 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: $25,579
• − Mortgage interest: −$13,444
• − Property taxes: −$3,600
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,046
• − Management: −$2,046
• − HOA: −$96
• − Depreciation: −$6,982
• Taxable loss: −$3,835
• Est. tax savings @ 24.0%: +$921
• After-tax cash flow: $1,129/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

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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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

-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