Villa in 55+ Golf
For Sale
$250,000
Pending
18325 WHITACRE CIRCLE, Hudson, FL 34667
Charming villa with golf course and many community amenities.
Property Size1,883 SF
Lot Size0.11 Acres
Days on Market536
Property Features for 18325 WHITACRE CIRCLE
General Information
Standard status
Pending
Size
1,883 SF
Lot size
0.11 Acres
Property subtype
Condo/Townhome
Taxes and HOA fees
Annual Taxes
$1,663
Building Details
Year Built
2001
Listing Agency:
SANDPEAK REALTY
(813) 833-5307
Listed By:
Kristy Fennell · License #3330993
(813) 833-5307
Source:
Exitrealty
Added: Feb 21, 2025
Changed: Aug 8
Last Checked: Aug 11 at 8:02AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of SANDPEAK REALTY
Investment Insights
Based on property information with market context.
This well-maintained villa is located in the Heritage Pines 55+ gated golf community. The property features 2 bedrooms, 2 bathrooms, and a 2-car garage. The home includes a naturally lit foyer that leads into a spacious living and dining room combination. The open-concept kitchen is equipped with a breakfast bar, breakfast nook, updated appliances, a closet pantry, and ample cabinetry and counter space. Adjacent to the kitchen is a dedicated laundry room with washer and dryer hookups, storage cabinets, and a laundry tub. The primary suite includes two large walk-in closets and an en suite bathroom with dual sinks and a standing shower. The second bedroom, located at the front of the home, also offers a generous walk-in closet and is situated near the hallway bathroom, which features a standing shower. The property provides access to a heated swimming pool, an 18-hole golf course, pickleball and tennis courts, a full-service clubhouse and restaurant, a fitness center, billiards, and an arts and crafts room, as well as a variety of social clubs, events, and entertainment. The roof was replaced in 2021, the HVAC system in 2020, and the exterior was painted in 2024. The property is conveniently situated near shopping, dining, major highways, and medical facilities. The property size is 1883 square feet.
Key Highlights
- Located in Heritage Pines, a highly sought‑after 55+ gated golf community with extensive amenities
- Updated major systems: Roof (2021), HVAC (2020), and Exterior Paint (2024)
- Two‑bedroom, two‑bathroom villa with a two‑car garage
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$17,318
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.93%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$346,360
$346.4K
Cap Rate 7%
$247,400
$247.4K
Cap Rate 9%
$192,422
$192.4K
Market Conditions
NOI Build-Up for 1,883 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$33.9K $18.00/SF
− Vacancy
−$2.4K −$1.28/SF
EGI
$31.5K $16.72/SF
− OpEx
−$14.2K −$7.52/SF
NOI
$17.3K $9.20/SF
Area
Pasco County, FL
Vacancy
7.10%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$346,360
Cap Rate 7%
$247,400
Cap Rate 9%
$192,422
Alternative Uses
Best Use
Apartment 5plus
$247.4K
$216.5K – $288.6K
NOI $17,318 @ 7.0% cap · market cap 6.93%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$428.9K
$375.3K – $500.4K
NOI $30,026 @ 7.0% cap · market cap 12.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
152
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 34667, FL
34,910
Population
19,651
Households
1.8
Avg Household Size
58
Median Age
18%
College-Educated
90%
High-School Grad
30.5 sq mi
ZIP Area
1,145
Density / Sq Mi
$51,106
Median Household Income
$40,828
Median Earnings
$1,189
Median Rent
$214,200
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Senior housing / Retirement Home - Charming villa with golf course and many community amenities.
Where is this senior housing / retirement home located?
The property is located at 18325 WHITACRE CIRCLE Hudson, FL.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: Located in Heritage Pines, a highly sought‑after 55+ gated golf community with extensive amenities; Updated major systems: Roof (2021), HVAC (2020), and Exterior Paint (2024); Two‑bedroom, two‑bathroom villa with a two‑car garage
