AI-generated analysis — for information only. Every verdict, score, and figure here is produced by AI from public data and can be incomplete or wrong. This is not legal, financial, or appraisal advice. Verify everything independently — the decision is yours.
- Property intelligence report
- No. SAMPLE
- Prepared October 5, 2026
Lot 7 Cypress Bend Rd
Hudson, FL 34669Sample
- List price
- $145.0K
- Our fair value
- $85.0K–$110.0K
- Assessment
- Proceed with caution
Half of it is mapped wetland — the buildable acreage is far smaller than the price implies.
Where this price sits
Listed $145.0K against a fair range of $85.0K–$110.0K — ~$35.0K (32%) over.
The listing sells 5 acres, but USFWS maps roughly 2.4 of them as freshwater forested/emergent wetland, and the parcel sits partly in FEMA Zone AE. The genuinely buildable, dry upland is closer to 2 acres — and getting a permit to build near the wetland means a delineation, possible Army Corps involvement, and septic on soils that may not perc. Price it on usable land and permitting risk, not raw acreage: $85k–$110k is defensible.
213 days on market and two cuts already. The wetland mapping and lack of utilities are concrete, documentable reasons to offer well under ask — anchor near $95k contingent on a favorable wetland delineation and a passing perc test.
Scorecard
How this property scores across the dimensions that matter.
Priced fairly?
Neighborhood + trajectory
Physical state
Rental + upside
Low risk = high score
Red flags
4What the listing isn't telling you.
- ~48% of the parcel mapped as wetland (USFWS NWI)high
National Wetlands Inventory maps PFO/PEM wetland across roughly 2.4 of the 5 acres. Building near it can trigger a formal delineation and Army Corps / state permitting — months of delay and real cost, and it shrinks the dry buildable area.
- Partly in FEMA Zone AE (1% annual flood)high
A portion sits in the regulated floodplain, which raises foundation/elevation requirements and flood-insurance cost for any future structure.
- No utilities; septic + well likely requiredmed
No municipal water/sewer shown. Septic depends on soils passing a perc test — not guaranteed near wetland — and a well adds cost. Budget $30–60k for site work before a foundation.
- Access via unpaved easementlow
Confirm the easement is recorded and legally sufficient for a building permit and lender; landlocked or ambiguous access kills buildability.
Green flags
What's genuinely working in its favor.
- ~2 acres of dry upland
The northern upland appears outside the wetland and floodplain — enough for a homesite and septic field if soils perc.
- Motivated seller
213 days and $24k in cuts signal real flexibility on price.
Valuation & comparables
What similar homes actually trade for nearby.
3 comparable sales pulled from Pasco County Property Appraiser recorded land sales
Price history
−$24,000-14.2%over 213 days on market
| Date | Event | Price | Change |
|---|---|---|---|
| Mar 6, 2026 | Listed | $169,000 | — |
| May 29, 2026 | Price cut | $155,000 | −$14,000·8.3% |
| Aug 15, 2026 | Price cut | $145,000 | −$10,000·6.5% |
- Lot 3 Cypress Bend Rd— bd · — sqft · 0.2 mi · sold 2026-08-02 · 4.1 ac, mostly upland$92,000
- Parcel 122-04 Old Dixie Hwy— bd · — sqft · 1.1 mi · sold 2026-06-17 · 6 ac, road frontage + power$118,000
- Lot 9 Marsh View Ln— bd · — sqft · 0.6 mi · sold 2026-05-10 · 5 ac, heavily wetland$71,000
Per-usable-acre is the only honest metric here. Dry, utility-ready lots nearby trade at ~$25–30k/usable acre; heavily-wetland parcels trade far lower. With ~2 usable acres and meaningful permitting overhang, $85k–$110k is defensible against the $145k ask.
Your move — offer & negotiation
Three data-anchored offer levels, a what-if slider, and the talking points to back your number.
*30-yr at 20% down, ~6.9% rate, this ZIP's estimated tax & insurance — tune it in the mortgage calculator below. Offer tiers are an algorithmic estimate from this report's data, for negotiation prep only — not lending, pricing, or real-estate advice.
213 days on market and two cuts already. The wetland mapping and lack of utilities are concrete, documentable reasons to offer well under ask — anchor near $95k contingent on a favorable wetland delineation and a passing perc test.
- ~48% of the parcel mapped as wetland (USFWS NWI)
- Partly in FEMA Zone AE (1% annual flood)
- No utilities; septic + well likely required
- 2 price cuts already — the seller is moving toward you
- 213 days on market vs ~96 typical for the ZIP — it's sitting
- Homes here close at ~93% of asking on average — under-ask offers are normal
Market — 34669
The supply & demand backdrop the listing sits in.
0 = deep buyer's market, 100 = hot seller's market. Estimated from inventory, days on market and price cuts.
Land in 34669 sits an average 96 days with ~6.8 months of inventory — a patient buyer's market. Roughly 38% of lots cut price. There's no rush; the leverage is with the buyer who's done the wetland homework.
Permits & work history
What's been done to the home — permitted, open, or quietly not.
0 permits pulled from Pasco County building department records
No building permits found on file.
No structures on the parcel, so there's no building-permit history. Any future home will need its own permits — and near mapped wetland, expect a delineation and possibly Army Corps / state sign-off before the county will issue them.
Land & buildability
Government-data check on whether — and how easily — you can actually build.
Buildable, but only on ~2 dry upland acres and only after a wetland delineation, a perc test, and confirming legal access. Score reflects real but resolvable obstacles — this is a 'price it for the risk and verify before closing' parcel, not a clean homesite.
Location & what's nearby
A bird's-eye view of where it sits and what's in reach.
- Suncoast Pkwy (FL-589)Highway4.5 mi~9 min
- Publix (Hudson)Grocery5.2 mi~11 min
- HCA Florida Bayonet PointHospital7.1 mi~14 min
- Hudson ElementarySchool3.8 mi~8 min
- Downtown TampaDowntown38 mi~50 min
Neighborhood
What it's actually like to live here.
Exurban West Pasco — quiet, car-dependent, slow steady growth as Tampa's commuter ring widens. Fine for a rural homesite; not a walkable or rental-demand location.
Rural-residential Pasco County; low population density, typical exurban crime profile.
Fair Housing notice: neighborhood, crime, school and demographic figures are public-area statistics shown for general information only. They describe an area, not its residents, and must not be used to discriminate based on race, color, religion, sex, disability, familial status, national origin, or any other protected class.
Risk & resilience
Flood, environmental and climate exposure.
Water is the whole story on this parcel — both regulatory (wetland/floodplain limits where and how you can build) and physical (flood exposure). Treat a wetland delineation as non-negotiable before closing.
Estimated cost of ownership
An AI estimate of the real monthly number — not a lender quote.
- Taxes
- $95
Raw land carrying cost only (county taxes on assessed land value). Land loans typically require 25–50% down at higher rates; site development (clearing, septic, well, power, driveway) is a separate $30–60k+ capital outlay before you can build.
Investment lens
Estimated rent and returns if you rented it out — for illustration, not a projection.
Speculative. Upside depends on Tampa-ring sprawl reaching this corridor and on resolving the wetland/permitting overhang — both multi-year, uncertain bets.
Land doesn't cash-flow; it costs you taxes and opportunity cost while you hold. The return case is build-to-own (live on the dry upland) or a long-horizon appreciation play — not income.
Mortgage calculator
Model your real monthly payment with this ZIP's tax & insurance.
- Principal & interest
- $741
- Property tax
- $109
- Insurance
- $0
Uses ZIP 34669's effective property-tax rate (~0.90%) and the report's insurance estimate. Adjust the sliders to model your scenario. Estimate only — your lender's quote, PMI (if under 20% down), and actual tax/insurance will differ.
Questions to ask before you offer
Bring these to the viewing or your agent.
- 1Has a formal wetland delineation ever been done, and can you share it?
- 2Is the access easement recorded, and is it sufficient for a building permit and a lender?
- 3Has a perc/soil test been performed on the upland for septic?
- 4Are there any prior permit applications, denials, or code violations on the parcel?
- 5What exactly is the surveyed dry, non-floodplain acreage?
- 6Are there county wetland-buffer or impervious-surface limits that constrain the building envelope?
Sources
What this analysis drew on.
What this is
Automated research compiled by AI from public and third-party sources. It is a starting point for your own due diligence — a map of what to check and where the pressure points are.
What this is not
This is not an appraisal, home inspection, structural or pest report, boundary survey, title search, flood certification, or lender quote, and it is not legal, financial, tax, investment, or real-estate advice. It creates no agent, broker, fiduciary, or professional relationship. HomeInteli is not a licensed brokerage, appraiser, inspector, surveyor, or financial advisor.
Every figure is an estimate
Fair value, comparables, monthly cost, taxes, insurance, rent, yield and returns are good-faith estimates produced by software from public data. Actual figures will differ — sometimes materially. Do not treat any number here as a commitment, valuation, or projection.
Verify before you act
Confirm everything that matters with the appropriate licensed professionals and official sources before you offer, waive a contingency, or close — an inspector, appraiser, surveyor, attorney and lender, plus FEMA, USFWS, and the county assessor, recorder and zoning offices.
Data currency
Public records and third-party data were retrieved when this report was generated and may be outdated, incomplete, or inaccurate at the time you read it. Permits, liens, zoning, flood maps and listing status change without notice.
Fair Housing
Neighborhood, crime, school and demographic figures are public-area statistics shown for general information only. They describe an area, not the people who live in it, and must not be used to make or influence any housing decision on the basis of race, color, religion, sex, disability, familial status, national origin, or any other class protected by the federal Fair Housing Act or applicable state or local law.
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Prepared by HomeInteli. This report is AI-generated from public data and can be incomplete or inaccurate. It is information only — not legal, financial, or appraisal advice. Verify everything independently and make your own decision. Source: sample land listing