7206 Dorchester Ct · Hudson, FL 34667

$249,000

3 bd · 2.0 ba · 1,330 sqft · SingleFamily public records · 26 Days on market

Built 1980 0.28 ac lot Est $297k · 16% under

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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 +21.6/30.0
• ARV discount +14.7/15.0
• DSCR +6.9/10.0
• 1% rule +4.4/10.0
• 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

Welcome to this beautifully maintained 2-bedroom, 2-bath home that has been lovingly cared for over the past 27 years! Situated on a gorgeous oversized corner lot of more than 1/4 acre, this property offers exceptional curb appeal, privacy, and plenty of outdoor space to enjoy. Inside, you’ll find a warm and inviting layout with spacious living areas, abundant natural light, and pride of ownership throughout. The home features a highly desirable oversized 2-car garage with plenty of room for vehicles, storage, hobbies, or a workshop setup. Step outside to enjoy the fully fenced yard — perfect for pets, entertaining, gardening, or simply relaxing in your own private outdoor retre

Key facts

• Oversized corner lot
• Fully fenced yard
• 0.28 acre lot

Tags

• OVERSIZED CORNER LOT
• FULLY FENCED YARD
• SPACIOUS LIVING AREAS
• ABUNDANT NATURAL LIGHT
• OVERSIZED 2-CAR GARAGE

Property features AI

Finance

• Other: Zoned R2
• HOA & community: No HOA/association

Exterior

• Parking: Driveway; Oversized attached garage with garage door opener; 2-car garage
• Utilities: Public water and private well; Public sewer; Sprinkler well; Electricity connected; Cable available; Phone available; Water connected; Sewer connected
• Home design: Single-family home; One story; Faces north; Homestead property
• Construction: Block, stone and stucco construction; Shingle roof; Slab foundation; Built as residential single family
• Exterior features: Rain gutters; Chain link fence; Corner lot; Level lot; Near public transit; Private lot; Asphalt road access; Irrigation equipment; Well (one)

Interior

• Kitchen: Dishwasher; Disposal; Range; Refrigerator; Exhaust fan; Electric water heater; Water softener
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Kitchen and family room combo; Blinds
• Laundry & utility: Indoor laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/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 $233k (6.4% below list).
• Recommended offer: $233k (6.4% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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, 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); Fivay High School (math 20% / reading 28%, grade F, #529 of 667 statewide, top 80%, 1,610 students, 78% FRL) — zoned schools average 84% FRL vs 48% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 51% district-wide (-24 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); 799 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $2,331/mo this rent would consume 55% 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 26 days — a 2% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $249k implies a 258% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $233,052 (6.4% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 8.12%
• Cash-on-cash: 6.51%
• DSCR: 1.29
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $296,590
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7300 Windsor Mill Rd	0.07mi	2/2.0 (-1)	1,241 (-7%)	6mo	$220,000	$177	75
7208 Clouchester Ct	0.11mi	2/2.0 (-1)	1,251 (-6%)	12mo	$205,000	$164	70
13820 Melanie Ave	0.37mi	2/2.0 (-1)	1,271 (-4%)	6mo	$275,000	$216	66
13928 Raie Ave	0.61mi	3/1.0	1,300 (-2%)	10mo	$299,000	$230	55
13411 Whitby Rd	0.46mi	2/2.0 (-1)	1,217 (-8%)	8mo	$215,000	$177	52
13802 Melanie Ave	0.38mi	2/2.0 (-1)	1,522 (+14%)	1mo	$220,000	$145	52
7939 Chandler Lake Ct	0.68mi	3/2.0	1,472 (+11%)	1mo	$328,838	$223	50
13922 Raie Ave	0.60mi	4/3.0 (+1)	1,411 (+6%)	3mo	$350,000	$248	50
14612 Coral Dr	0.73mi	3/2.0	1,184 (-11%)	2mo	$100,000	$84	46
13607 Frances Ave	0.66mi	3/2.0	1,148 (-14%)	1mo	$400,000	$348	46
7966 Chandler Lake Ct	0.68mi	3/2.0	1,472 (+11%)	9mo	$355,305	$241	43
13633 Britton Dr	0.69mi	2/2.0 (-1)	1,201 (-10%)	8mo	$349,000	$291	40

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: -11.1%
• Equity multiple: 0.61×
• Total profit: $-27,394
• Equity at exit: $37,127

10-year hold

• IRR: -6.4%
• Equity multiple: 0.64×
• Total profit: $-25,002
• Equity at exit: $21,529

Cash invested: $69,720 (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: 799
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,331 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$53 /mo · $638/yr
• Insurance: −$104
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $312

Break-even live

Break-even rent $1,936

Max offer price $249,000

Occupancy floor 82%

Sensitivity live

Price	-10% $453	-5% $382	+0% $312	+5% $241	+10% $171
Rent	-10% $128	-5% $220	+0% $312	+5% $404	+10% $496
Rate	-1.0pp $437	-0.5pp $375	base $312	+0.5pp $247	+1.0pp $182

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13847 Maria Dr Hudson beach34674, FL	3.0	2.0	1448	$3,000	$2.07	25d	1	0.31mi
6891 Clark St Hudson, FL	3.0	3.0	1728	$2,500	$1.45	25d	1	0.35mi
13806 San Juan Ave Hudson, FL	3.0	2.0	1800	$3,500	$1.94	25d	1	0.48mi
13913 Berkowitz Ave Hudson, FL	3.0	2.0	1300	$2,295	$1.77	25d	1	0.49mi
13617 Frances Ave Hudson, FL	2.0	1.0	1025	$1,850	$1.80	15d	1	0.65mi
7216 Gulf Breeze Cir Hudson, FL	3.0	2.0	1520	$1,731	$1.14	0d	1	0.68mi
14144 Whitecap Ave Hudson, FL	3.0	2.0	1594	$2,450	$1.54	21d	1	0.69mi
6623 Boatyard Dr Hudson, FL	2.0	2.0	1208	$2,500	$2.07	18d	1	0.72mi
13428 Neptune Dr Hudson, FL	3.0	2.0	1258	$2,195	$1.74	0d	1	0.75mi
7132 Wilcox Dr Hudson, FL	2.0	2.0	1238	$2,000	$1.62	25d	1	0.78mi
7035 McCray Dr Hudson, FL	2.0	2.0	980	$2,100	$2.14	18d	1	0.82mi
13315 Neptune Dr Hudson, FL	2.0	1.0	900	$2,000	$2.22	25d	1	0.87mi
13729 Cox Ave Hudson, FL	3.0	2.0	1536	$2,450	$1.60	25d	1	0.87mi
14915 Old Dixie Hwy Hudson, FL	2.0	1.0	965	$1,950	$2.02	12d	1	0.98mi
13306 Lakeshore Blvd Hudson, FL	3.0	2.0	1700	$1,500	$0.88	0d	1	1.00mi
7708 Maryland Ave Hudson, FL	3.0	2.0	1427	$2,100	$1.47	25d	1	1.03mi
13128 Beacon Ct Hudson, FL	2.0	2.0	1070	$1,600	$1.50	25d	1	1.04mi
13240 Starfish Dr Hudson, FL	2.0	1.0	1155	$2,000	$1.73	25d	1	1.06mi
7300 Country Club Dr Hudson, FL	2.0	1.0	926	$1,400	$1.51	3d	1	1.09mi
6105 Sea Ranch Dr Unit 1545766P Hudson, FL	2.0	2.0	947	$2,322	$2.45	15d	1	1.14mi
12809 College Hill Dr Hudson, FL	3.0	2.0	1114	$1,780	$1.60	5d	1	1.14mi
6035 Sea Ranch Dr #508 Hudson, FL	2.0	2.0	1236	$2,500	$2.02	5d	1	1.17mi
6035 Sea Ranch Dr #215 Hudson, FL	3.0	2.0	1563	$2,995	$1.92	25d	1	1.17mi
6035 Sea Ranch Dr #901 Hudson, FL	2.0	2.0	1236	$3,500	$2.83	5d	1	1.17mi
6035 Sea Ranch Dr #211 Hudson, FL	2.0	2.0	1236	$2,400	$1.94	5d	1	1.17mi
6009 Sea Ranch Dr #707 Hudson, FL	2.0	2.0	950	$2,300	$2.42	25d	1	1.23mi
6009 Sea Ranch Dr #208 Hudson, FL	2.0	2.0	950	$2,150	$2.26	25d	1	1.23mi
6009 Sea Ranch Dr #108 Hudson, FL	2.0	2.0	950	$2,500	$2.63	25d	1	1.23mi
12702 Social Dr Hudson, FL	2.0	1.0	1032	$1,500	$1.45	5d	1	1.26mi
7841 Akron Ave Hudson, FL	3.0	2.0	1234	$1,655	$1.34	4d	1	1.28mi
5915 Sea Ranch Dr Unit 509W Hudson, FL	2.0	2.0	950	$2,400	$2.53	25d	1	1.32mi
13642 Dunwoody Ct Hudson, FL	3.0	2.0	1720	$2,295	$1.33	17d	1	1.32mi
7433 Greystone Dr #7433 Hudson, FL	2.0	2.0	1029	$1,300	$1.26	18d	1	1.36mi
13121 Shadberry Ln Hudson, FL	3.0	2.0	1771	$1,889	$1.07	3d	1	1.42mi
8305 Sandwedge Cir Unit A Hudson, FL	2.0	2.0	1144	$1,450	$1.27	22d	1	1.45mi

Listing history 15 events

1. 2026-06-18
   days on market $249,000 Active 26 DOM
2. 2026-06-17
   days on market $249,000 Active 25 DOM
3. 2026-06-16
   days on market $249,000 Active 24 DOM
4. 2026-06-15
   days on market $249,000 Active 23 DOM
5. 2026-06-13
   days on market $249,000 Active 21 DOM
6. 2026-06-09
   days on market $249,000 Active 17 DOM
7. 2026-06-08
   days on market $249,000 Active 16 DOM
8. 2026-06-07
   days on market $249,000 Active 15 DOM
9. 2026-06-04
   days on market $249,000 Active 12 DOM
10. 2026-06-03
    days on market $249,000 Active 11 DOM
11. 2026-06-02
    days on market $249,000 Active 10 DOM
12. 2026-06-01
    days on market $249,000 Active 9 DOM
13. 2026-05-31
    days on market $249,000 Active 8 DOM
14. 2026-05-23
    listed $249,000 Active
15. 1999-06-28
    soldstatus $69,500

ⓘ 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: $638 · $53/mo
• Projected year-2 tax: $2,067 · $172/mo
• Expected delta: +$1,428/yr (+$119/mo · 223.8%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 95% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥113°F today · 24 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,966
• − Mortgage interest: −$13,948
• − Property taxes: −$638
• − Insurance: −$2,042
• − Repairs & maintenance: −$2,237
• − Management: −$2,237
• − Depreciation: −$7,244
• Taxable loss: −$381
• Est. tax savings @ 24.0%: +$91
• After-tax cash flow: $3,835/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

+258.3% since first listed

2 events — show timeline

• 2026-05-23 Listed $249,000 Stellar MLS as Distributed by MLS Grid
• 1999-06-28 Sold (Public Records) $69,500 Public Records

Property tax history

+0.9%/yr

Latest (2025): $638 · +2.3% YoY. Source: county tax records.