8109 Little Tee Ln · High Point, FL 34613

$119,900

2 bd · 2.0 ba · 1,196 sqft · Manufactured public records · 45 Days on market

Built 1980 8,125 sqft lot Est $140k · 14% under $46/mo HOA · 3% of rent

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +13.9/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Handyman/Investor Special! Opportunity awaits in the desirable High Point 55+ golf community where you own the land! This 1980 2 bedroom 2 bathroom fully furnished home offers 1,196 sq. ft. of living space and is perfectly situated on the golf course with beautiful views and endless potential. Featuring a spacious layout ready for your personal updates and renovations, this property is ideal for investors, flippers, or buyers looking to create their dream retirement retreat. Enjoy all the amenities and activities High Point has to offer, including golf, clubhouse, pool, and social events. Bring your vision and make this hidden gem shine again! Cash or renovation financing. Call today!

Key facts

• Social events
• Clubhouse
• Pool

Tags

• GOLF COURSE VIEWS
• CLUBHOUSE
• POOL
• SOCIAL EVENTS

Property features AI

Finance

• Other: Furnished; Living area approximately 1,196 square feet
• Financial info: Total annual fees $552; Lease restrictions apply
• HOA & community: HOA with required approval and monthly fee of $46; HOA includes pool and management; Community features: clubhouse, pool, golf, dog park, pickleball, tennis, shuffleboard, storage, recreation facilities, vehicle restrictions, wheelchair access; Senior community; Buyer approval required; Pets allowed with number limit

Exterior

• Parking: Carport with 4 spaces
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water and sewer connected
• Home design: Manufactured double-wide home; One level; North-facing
• Construction: Metal siding; Metal roof; Pillar/post/pier foundation; Built on a 0.2-acre lot
• Exterior features: Outdoor lighting; Asphalt road access

Interior

• Kitchen: Dishwasher; Range; Microwave
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer; Laundry located outside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $465 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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: 695 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 35% 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 $829 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago 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 $62k; list at $120k implies a 92% 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; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.41% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.62%
• DSCR: 1.74
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $139,932
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12041 Fairway Ave	0.26mi	2/2.0	1,152 (-4%)	1mo	$135,000	$117	80
12075 Walshwood Ave	0.19mi	2/2.0	1,104 (-8%)	0mo	$107,084	$97	78
8134 Baycrest Dr	0.37mi	2/2.0	1,284 (+7%)	2mo	$158,000	$123	69
12160 Sara	0.25mi	3/2.0 (+1)	1,296 (+8%)	1mo	$195,000	$150	68
7444 Highpoint Blvd	0.39mi	2/2.0	1,104 (-8%)	1mo	$140,000	$127	68
12260 Hallmark Ave	0.56mi	2/2.0	1,152 (-4%)	1mo	$105,000	$91	67
7528 Western Circle Dr	0.27mi	2/2.0	1,026 (-14%)	1mo	$105,000	$102	63
7360 Nielson Ave	0.51mi	2/2.0	1,300 (+9%)	2mo	$179,900	$138	60
9328 Highpoint Blvd	0.51mi	2/2.0	1,334 (+12%)	0mo	$153,000	$115	57
8795 Highpoint Blvd	0.58mi	2/2.0	1,344 (+12%)	2mo	$145,000	$108	51
7156 Fairlane Ave	0.59mi	2/2.0	1,368 (+14%)	1mo	$135,000	$99	48
9100 Highpoint Blvd	0.70mi	2/2.0	1,040 (-13%)	2mo	$177,000	$170	44

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: 7.8%
• Equity multiple: 1.31×
• Total profit: $10,248
• Equity at exit: $17,877

10-year hold

• IRR: 17.1%
• Equity multiple: 2.41×
• Total profit: $47,287
• Equity at exit: $10,367

Cash invested: $33,572 (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: 695
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,696 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$46
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $465

Break-even live

Break-even rent $1,107

Max offer price $119,900

Occupancy floor 68%

Sensitivity live

Price	-10% $533	-5% $499	+0% $465	+5% $431	+10% $397
Rent	-10% $331	-5% $398	+0% $465	+5% $532	+10% $599
Rate	-1.0pp $525	-0.5pp $496	base $465	+0.5pp $434	+1.0pp $402

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12103 Fairway Ave Brooksville, FL	2.0	2.0	864	$1,725	$2.00	2d	1	0.31mi
12136 Fairway Ave Brooksville, FL	2.0	2.0	920	$1,650	$1.79	25d	1	0.33mi
7405 Western Circle Dr Brooksville, FL	2.0	2.0	1442	$1,500	$1.04	25d	1	0.47mi
7402 Eastern Circle Dr Brooksville, FL	2.0	1.0	720	$1,200	$1.67	25d	1	0.84mi

HOA detail

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

Listing history 23 events

1. 2026-06-21
   days on market $119,900 Active 45 DOM
2. 2026-06-18
   days on market $119,900 Active 42 DOM
3. 2026-06-17
   days on market $119,900 Active 41 DOM
4. 2026-06-16
   days on market $119,900 Active 40 DOM
5. 2026-06-15
   days on market $119,900 Active 39 DOM
6. 2026-06-13
   days on market $119,900 Active 37 DOM
7. 2026-06-13
   days on market $119,900 Active 36 DOM
8. 2026-06-09
   days on market $119,900 Active 33 DOM
9. 2026-06-08
   days on market $119,900 Active 32 DOM
10. 2026-06-07
    days on market $119,900 Active 31 DOM
11. 2026-06-04
    days on market $119,900 Active 28 DOM
12. 2026-06-03
    days on market $119,900 Active 27 DOM
13. 2026-06-02
    days on market $119,900 Active 26 DOM
14. 2026-06-01
    days on market $119,900 Active 25 DOM
15. 2026-05-31
    days on market $119,900 Active 24 DOM
16. 2026-05-07
    listed $119,900 Active 693-char remark

    Show marketing remark (693 chars)

    Handyman/Investor Special! Opportunity awaits in the desirable High Point 55+ golf community where you own the land! This 1980 2 bedroom 2 bathroom fully furnished home offers 1,196 sq. ft. of living space and is perfectly situated on the golf course with beautiful views and endless potential. Featuring a spacious layout ready for your personal updates and renovations, this property is ideal for investors, flippers, or buyers looking to create their dream retirement retreat. Enjoy all the amenities and activities High Point has to offer, including golf, clubhouse, pool, and social events. Bring your vision and make this hidden gem shine again! Cash or renovation financing. Call today!

17. 2026-05-07
    listed $119,900 Active

    Show marketing remark (693 chars)

    Handyman/Investor Special! Opportunity awaits in the desirable High Point 55+ golf community where you own the land! This 1980 2 bedroom 2 bathroom fully furnished home offers 1,196 sq. ft. of living space and is perfectly situated on the golf course with beautiful views and endless potential. Featuring a spacious layout ready for your personal updates and renovations, this property is ideal for investors, flippers, or buyers looking to create their dream retirement retreat. Enjoy all the amenities and activities High Point has to offer, including golf, clubhouse, pool, and social events. Bring your vision and make this hidden gem shine again! Cash or renovation financing. Call today!

18. 2017-01-26
    soldstatus $62,500
19. 2017-01-20
    soldstatus $62,500 466-char remark

    Show marketing remark (466 chars)

    Fully furnished 2/2 golf course home sitting BESIDE THE #14 FAIRWAY. Home features eat-in kitchen, spacious living room and sunroom. Dual vanity in guest bath. LARGE SCREEN ENCLOSURE. Extra wide driveway. NEW HVAC in 2004, ROOFOVER Located in popular 55+ community where you OWN YOUR OWN LAND. Community amenities include tennis, heated pool, horseshoes, bocce, community center, pickle ball and more. Located near major medical facilities, shopping and restaurants.

20. 2017-01-20
    soldstatus $62,500

    Show marketing remark (466 chars)

    Fully furnished 2/2 golf course home sitting BESIDE THE #14 FAIRWAY. Home features eat-in kitchen, spacious living room and sunroom. Dual vanity in guest bath. LARGE SCREEN ENCLOSURE. Extra wide driveway. NEW HVAC in 2004, ROOFOVER Located in popular 55+ community where you OWN YOUR OWN LAND. Community amenities include tennis, heated pool, horseshoes, bocce, community center, pickle ball and more. Located near major medical facilities, shopping and restaurants.

21. 2016-10-22
    listed $69,900 466-char remark

    Show marketing remark (466 chars)

    Fully furnished 2/2 golf course home sitting BESIDE THE #14 FAIRWAY. Home features eat-in kitchen, spacious living room and sunroom. Dual vanity in guest bath. LARGE SCREEN ENCLOSURE. Extra wide driveway. NEW HVAC in 2004, ROOFOVER Located in popular 55+ community where you OWN YOUR OWN LAND. Community amenities include tennis, heated pool, horseshoes, bocce, community center, pickle ball and more. Located near major medical facilities, shopping and restaurants.

22. 2016-10-22
    listed $69,900

    Show marketing remark (466 chars)

    Fully furnished 2/2 golf course home sitting BESIDE THE #14 FAIRWAY. Home features eat-in kitchen, spacious living room and sunroom. Dual vanity in guest bath. LARGE SCREEN ENCLOSURE. Extra wide driveway. NEW HVAC in 2004, ROOFOVER Located in popular 55+ community where you OWN YOUR OWN LAND. Community amenities include tennis, heated pool, horseshoes, bocce, community center, pickle ball and more. Located near major medical facilities, shopping and restaurants.

23. 1988-07-01
    soldstatus $37,000

ⓘ 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: $1,800 · $150/mo
• Projected year-2 tax: $1,800 · $150/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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $20,352
• − Mortgage interest: −$6,716
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,628
• − Management: −$1,628
• − HOA: −$552
• − Depreciation: −$3,488
• Taxable income: $3,940
• Est. tax owed @ 24.0%: −$946
• After-tax cash flow: $4,636/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

+224.1% since first listed

8 events — show timeline

• 2026-05-07 Listed $119,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-07 Listed $119,900 HCAR
• 2017-01-26 Sold (Public Records) $62,500 Public Records
• 2017-01-20 Sold (MLS) $62,500 St. Augustine and St. Johns County Board of REALTORS®
• 2017-01-20 Sold (MLS) $62,500 HCAR
• 2016-10-22 Listed $69,900 St. Augustine and St. Johns County Board of REALTORS®
• 2016-10-22 Listed $69,900 HCAR
• 1988-07-01 Sold (Public Records) $37,000 Public Records

Property tax history

+20.0%/yr

Latest (2025): $1,800 · +1.4% YoY. Source: county tax records.