7441 Fairlane Ave · High Point, FL 34613

$154,900

2 bd · 2.0 ba · 1,200 sqft · Manufactured public records · 70 Days on market

Built 1973 6,213 sqft lot Est $138k · 12% over $46/mo HOA · 3% of rent

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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 +24.5/30.0
• DSCR +7.9/10.0
• 1% rule +6.3/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready! This fully furnished 2-bedroom, 2-bath home offers plenty of space with 1,200 sq. ft. under air and a total of 2,050 sq. ft. The Florida room is perfect for year-round use, and the screened lanai is ideal for catching a breeze. The functional kitchen features ample cabinets, a pantry, an attached island with bar stools, and a dining area with built-in cabinets. Custom window treatments, Berber carpet in the living room and bedrooms, and tile flooring throughout the rest add style and comfort. Recent updates include a new A/C (2023), vapor barrier, tie-downs, upgraded windows, new refrigerator (2023), flat-top range, and built-in oven. The oversized master suite boasts a walk-in closet with organizers and a master bath with a walk-in shower. The large guest room sits across from the guest bath with a tub/shower combo. A utility shed houses the washer and dryer, with extra storage for tools and yard supplies. Enjoy mature landscaping, no rear neighbors, and a covered front porch. Low HOA of 46/month, you own the land, plus community amenities like a pool, tennis courts, social activities, and more in a 55+ active community.

Key facts

• Functional kitchen
• Ample cabinets
• Florida room

Tags

• FLORIDA ROOM
• SCREENED LANAI
• FUNCTIONAL KITCHEN
• AMPLE CABINETS
• ATTACHED ISLAND
• DINING AREA

Property features AI

Finance

• Other: Furnished: Yes
• Financial info: Monthly HOA amount $46; Total monthly fees listed as $46; total annual fees $552; Lease restrictions not indicated
• HOA & community: Highpoint Community HOA (monthly fee $46; approval required); Community features include street lights; Senior community; Pets allowed: cats and dogs

Exterior

• Parking: Carport for 2 vehicles
• Security: Located in gated/guarded community entrance (directions reference guard shack)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available; Underground utilities
• Home design: Residential mobile home (double wide); Single-story (two levels listed); Faces east; Homestead exempt
• Construction: Metal siding; Metal roof; Crawlspace foundation; Approximately built area and building area recorded in public records
• Exterior features: Private mailbox; Paved road access

Interior

• Kitchen: Range; Range hood; Microwave; Refrigerator; Dishwasher not listed
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Walk-in closet(s); Six total rooms
• Laundry & utility: Washer; Dryer; Laundry features: Other

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $146k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 5.8% in High Point — 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 64/100 on livability (#677 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Hernando (suburban): math 50% / reading 50% proficiency, ranked #38 of 73 in FL (top 52%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Pine Grove Elementary School (math 60% / reading 45%, grade C-, #976 of 2,144 statewide, top 46%, 991 students, 60% FRL); Central High School (math 34% / reading 44%, grade F, #312 of 667 statewide, top 48%, 1,426 students, 53% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: 691 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,505 units permitted in Hernando County in 2024 (318 in 5+ unit buildings).
• This rent runs 36% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Hernando County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $54k; list at $155k implies a 188% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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 F-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. 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.
8. 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.
9. 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: 1.13% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.76%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $138,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7444 Highpoint Blvd	0.18mi	2/2.0	1,104 (-8%)	1mo	$140,000	$127	77
8043 Little Tee Ln	0.43mi	2/2.0	1,152 (-4%)	2mo	$112,400	$98	72
9328 Highpoint Blvd	0.33mi	2/2.0	1,334 (+11%)	0mo	$153,000	$115	66
7360 Nielson Ave	0.43mi	2/2.0	1,300 (+8%)	2mo	$179,900	$138	64
7528 Western Circle Dr	0.24mi	2/2.0	1,026 (-14%)	1mo	$105,000	$102	64
12260 Hallmark Ave	0.67mi	2/2.0	1,152 (-4%)	1mo	$105,000	$91	62
8221 Highpoint Blvd	0.66mi	2/2.0	1,152 (-4%)	2mo	$85,000	$74	61
12306 Club House Rd	0.67mi	2/2.0	1,152 (-4%)	2mo	$149,900	$130	60
7156 Fairlane Ave	0.42mi	2/2.0	1,368 (+14%)	1mo	$135,000	$99	56
12075 Walshwood Ave	0.69mi	2/2.0	1,104 (-8%)	0mo	$107,084	$97	54
12160 Sara	0.64mi	3/2.0 (+1)	1,296 (+8%)	1mo	$195,000	$150	51
9100 Highpoint Blvd	0.72mi	2/2.0	1,040 (-13%)	2mo	$177,000	$170	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.0%
• Equity multiple: 0.89×
• Total profit: $-4,907
• Equity at exit: $23,096

10-year hold

• IRR: 6.7%
• Equity multiple: 1.50×
• Total profit: $21,803
• Equity at exit: $13,393

Cash invested: $43,372 (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 34613

• Home prices YoY: -17.2%
• Active inventory: 691
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,755 high
• Mortgage (P&I): −$812
• Tax from tax record: −$147 /mo · $1,768/yr
• Insurance: −$65
• HOA: −$46
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $317

Break-even live

Break-even rent $1,355

Max offer price $154,900

Occupancy floor 77%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7405 Western Circle Dr Brooksville, FL	2.0	2.0	1442	$1,500	$1.04	24d	1	0.05mi
12103 Fairway Ave Brooksville, FL	2.0	2.0	864	$1,725	$2.00	1d	1	0.82mi
12136 Fairway Ave Brooksville, FL	2.0	2.0	920	$1,650	$1.79	24d	1	0.83mi
7402 Eastern Circle Dr Brooksville, FL	2.0	1.0	720	$1,200	$1.67	24d	1	0.93mi
13109 Lola Dr Spring Hill, FL	2.0	2.0	1483	$4,900	$3.30	24d	1	1.49mi

HOA detail

• Monthly dues: $46 · $552/yr
• Likely covers: landscapingpool

Listing history 18 events

1. 2026-06-18
   days on market $154,900 Active 70 DOM
2. 2026-06-17
   days on market $154,900 Active 69 DOM
3. 2026-06-16
   days on market $154,900 Active 68 DOM
4. 2026-06-15
   days on market $154,900 Active 67 DOM
5. 2026-06-13
   days on market $154,900 Active 65 DOM
6. 2026-06-13
   days on market $154,900 Active 64 DOM
7. 2026-06-09
   days on market $154,900 Active 61 DOM
8. 2026-06-08
   days on market $154,900 Active 60 DOM
9. 2026-06-07
   days on market $154,900 Active 59 DOM
10. 2026-06-04
    days on market $154,900 Active 56 DOM
11. 2026-06-03
    days on market $154,900 Active 55 DOM
12. 2026-06-02
    days on market $154,900 Active 54 DOM
13. 2026-06-01
    days on market $154,900 Active 53 DOM
14. 2026-05-31
    days on market $154,900 Active 52 DOM
15. 2026-04-09
    listed $154,900 Active
16. 2026-03-14
    listed $154,900 Active 1154-char remark

    Show marketing remark (1154 chars)

    Move-in ready! This fully furnished 2-bedroom, 2-bath home offers plenty of space with 1,200 sq. ft. under air and a total of 2,050 sq. ft. The Florida room is perfect for year-round use, and the screened lanai is ideal for catching a breeze. The functional kitchen features ample cabinets, a pantry, an attached island with bar stools, and a dining area with built-in cabinets. Custom window treatments, Berber carpet in the living room and bedrooms, and tile flooring throughout the rest add style and comfort. Recent updates include a new A/C (2023), vapor barrier, tie-downs, upgraded windows, new refrigerator (2023), flat-top range, and built-in oven. The oversized master suite boasts a walk-in closet with organizers and a master bath with a walk-in shower. The large guest room sits across from the guest bath with a tub/shower combo. A utility shed houses the washer and dryer, with extra storage for tools and yard supplies. Enjoy mature landscaping, no rear neighbors, and a covered front porch. Low HOA of 46/month, you own the land, plus community amenities like a pool, tennis courts, social activities, and more in a 55+ active community.

17. 2007-03-05
    soldstatus $53,714
18. 2004-05-11
    soldstatus $45,000

ⓘ 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: $1,768 · $147/mo
• Projected year-2 tax: $1,768 · $147/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 25 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: $21,066
• − Mortgage interest: −$8,677
• − Property taxes: −$1,768
• − Insurance: −$774
• − Repairs & maintenance: −$1,685
• − Management: −$1,685
• − HOA: −$552
• − Depreciation: −$4,506
• Taxable income: $1,418
• Est. tax owed @ 24.0%: −$340
• After-tax cash flow: $3,459/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: Hernando
• NCES district ID: 1200810
• Math proficiency: 50% ▼ -8.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $41,985
• Composite: 42.03/100
• National rank: #3329
• State rank: #38 of 73 in FL

Livability — High Point

• Score: 64/100
• State rank: #677
• US rank: #14099

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: High Point, FL
• County: Hernando County · 169,677 people
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 19,337
• Household income: $58,596
• Rent vs Own: 9.2% rent · 90.8% own
• Severe rent burden: 307.0

Population outlook (Hernando County) Hauer SSP2

• Today (2025): 189,218 people
• By 2030: 194,367 · +2.7%
• By 2040: 203,398 · +7.5%
• By 2050: 209,589 · +10.8%
• By 2075: 218,452 · +15.4%
• By 2100: 205,923 · +8.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 4% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 3% French/Haitian/Cajun 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Hernando

• 2024 margin: Solid R (+37.0) · D 31.1% · R 68.2%
• 2008→2024 swing: -33.5pp toward R · 2008: -3.6pp · 2024: -37.0pp
• All cycles: 2024: R+37.0 2020: R+30.2 2016: R+29.0 2012: R+8.5 2008: R+3.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.51%
• Current HPI: 276.2229
• Rent YoY: —
• 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

+244.2% since first listed

4 events — show timeline

• 2026-04-09 Listed $154,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-14 Listed $154,900 HCAR
• 2007-03-05 Sold (Public Records) $53,714 Public Records
• 2004-05-11 Sold (Public Records) $45,000 Public Records

Property tax history

+11.1%/yr

Latest (2025): $1,768 · +1.9% YoY. Source: county tax records.