8341 Highpoint Blvd · High Point, FL 34613

$207,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 91 Days on market

Built 1981 6,000 sqft lot Est $165k · 25% over $44/mo HOA · 2% of rent

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Why this score? — see what drove the F 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 +13.1/30.0
• Schools +4.2/10.0
• DSCR +3.9/10.0
• 1% rule +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Fully Remodeled Highpoint Gem! Move right into this completely modernized, true 3-bedroom home in the desirable Highpoint community. Featuring low monthly fees and completely new inside, this turnkey property offers the ultimate Florida lifestyle. Home Features: Complete Interior Update: Fresh paint, brand-new subfloors, and durable water-resistant flooring throughout. Modern Kitchen: Sleek, brand-new soft-close cabinetry and premium 2026 stainless steel appliances. Brand New Bathrooms: Two completely renovated, easy-care bathrooms thoughtfully designed with modern finishes and aging-in-place features. Bonus Upgrades: A brand-new heat pump HVAC system will be installed at closing for tota

Key facts

• Soft-close cabinetry
• Step-in showers
• 2026 remodel

Tags

• 2026 REMODEL
• CHEF'S KITCHEN
• SOFT-CLOSE CABINETRY
• STAINLESS STEEL APPLIANCES
• STEP-IN SHOWERS
• INDOOR LAUNDRY ROOM

Property features AI

Finance

• Other: Third-party listing; Directions available
• Financial info: Lease restrictions in place; Total annual fees $528 (monthly equivalent $44)
• HOA & community: Monthly HOA fee of $44 (required) with management; HOA approval required; Association amenities: Clubhouse, Golf Course, Pickleball Court(s), Pool, Recreation Facilities, Security, Shuffleboard Court, Tennis Court(s), Wheelchair Access; Community features: Clubhouse, Dog Park, Golf Carts OK, Golf, Pool, Tennis Court(s), Street Lights; Senior community; Pets allowed (cats and dogs, number limit)

Exterior

• Parking: Carport with 2 spaces
• Security: Community security
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured double wide (residential); One story; South-facing entry
• Construction: Vinyl siding; Metal roof with roof over; Crawlspace foundation; Built on a 60x100 lot (0.14 acres)
• Exterior features: Awning(s); French doors; Sidewalk; Storage

Interior

• Kitchen: Dishwasher; Disposal; Freezer; Ice maker; Microwave; Range; Refrigerator; Solid surface counters; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Eat-in kitchen; Kitchen/family room combo; Living room/dining room combo; Open floorplan; Solid surface counters; Walk-in closet(s); Window treatments
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $207k.

Deal economics

• At list price, monthly cash flow is $-8 ($-101/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (14.8% below list).
• Recommended offer: $176k (14.8% below list) — sets the bar for 1% rule.

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-, schools F, amenities 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.
• Market conditions: 691 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $6k 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 91 days — a 9% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago; this cycle's ask has dropped $18k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $207k implies a 298% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,330 (14.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.85% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.17%
• DSCR: 0.99
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $165,312
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8134 Baycrest Dr	0.29mi	2/2.0	1,284 (-4%)	2mo	$158,000	$123	78
12160 Sara	0.24mi	3/2.0 (+1)	1,296 (-4%)	1mo	$195,000	$150	77
8795 Highpoint Blvd	0.53mi	2/2.0	1,344 (0%)	2mo	$145,000	$108	74
12041 Fairway Ave	0.09mi	2/2.0	1,152 (-14%)	1mo	$135,000	$117	71
9328 Highpoint Blvd	0.70mi	2/2.0	1,334 (-1%)	0mo	$153,000	$115	66
8221 Highpoint Blvd	0.22mi	2/2.0	1,152 (-14%)	2mo	$85,000	$74	64
7360 Nielson Ave	0.67mi	2/2.0	1,300 (-3%)	2mo	$179,900	$138	62
8060 Stockholm St	0.45mi	2/2.0	1,488 (+11%)	0mo	$215,000	$144	61
8043 Little Tee Ln	0.33mi	2/2.0	1,152 (-14%)	2mo	$112,400	$98	59
12306 Club House Rd	0.53mi	2/2.0	1,152 (-14%)	2mo	$149,900	$130	50
12260 Hallmark Ave	0.62mi	2/2.0	1,152 (-14%)	1mo	$105,000	$91	47
7381 Western Cir	0.74mi	3/2.0 (+1)	1,456 (+8%)	3mo	$245,000	$168	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: -16.6%
• Equity multiple: 0.41×
• Total profit: $-34,068
• Equity at exit: $30,864

10-year hold

• IRR: -8.4%
• Equity multiple: 0.48×
• Total profit: $-30,318
• Equity at exit: $17,898

Cash invested: $57,960 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,763 medium
• Mortgage (P&I): −$1,086
• Tax from tax record: −$186 /mo · $2,227/yr
• Insurance: −$86
• HOA: −$44
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-8

Break-even live

Break-even rent $1,774

Max offer price $205,519

Occupancy floor 95%

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: $51,750
• Closing costs: $6,210
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12136 Fairway Ave Brooksville, FL	2.0	2.0	920	$1,650	$1.79	24d	1	0.12mi
7405 Western Circle Dr Brooksville, FL	2.0	2.0	1442	$1,500	$1.04	24d	1	0.70mi
7718 Rome Ln Brooksville, FL	3.0	2.0	1674	$2,200	$1.31	24d	1	0.90mi
13020 Sun Rd Brooksville, FL	2.0	2.0	1424	$1,700	$1.19	24d	1	1.44mi

HOA detail

• Monthly dues: $44 · $528/yr
• Likely covers: water

Listing history 22 events

1. 2026-06-18
   days on market $207,000 Active 91 DOM
2. 2026-06-17
   days on market $207,000 Active 90 DOM
3. 2026-06-16
   days on market $207,000 Active 89 DOM
4. 2026-06-15
   days on market $207,000 Active 88 DOM
5. 2026-06-13
   days on market $207,000 Active 86 DOM
6. 2026-06-13
   days on market $207,000 Active 85 DOM
7. 2026-06-09
   days on market $207,000 Active 82 DOM
8. 2026-06-08
   days on market $207,000 Active 81 DOM
9. 2026-06-07
   days on market $207,000 Active 80 DOM
10. 2026-06-04
    days on market $207,000 Active 77 DOM
11. 2026-06-03
    days on market $207,000 Active 76 DOM
12. 2026-06-02
    days on market $207,000 Active 75 DOM
13. 2026-06-01
    days on market $207,000 Active 74 DOM
14. 2026-05-31
    days on market $207,000 Active 73 DOM
15. 2026-05-15
    price $207,000
16. 2026-04-21
    price $215,000
17. 2026-03-19
    listed $225,000 Active
18. 2019-11-11
    historical
19. 2018-06-15
    listed $64,900
20. 2003-06-26
    soldstatus $52,000
21. 2003-01-30
    listed $54,400
22. 2001-04-12
    soldstatus $40,000

ⓘ 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: $2,227 · $186/mo
• Projected year-2 tax: $2,227 · $186/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 · 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: $21,160
• − Mortgage interest: −$11,595
• − Property taxes: −$2,227
• − Insurance: −$1,035
• − Repairs & maintenance: −$1,693
• − Management: −$1,693
• − HOA: −$528
• − Depreciation: −$6,022
• Taxable loss: −$3,633
• Est. tax savings @ 24.0%: +$872
• After-tax cash flow: $771/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

+417.5% since first listed

8 events — show timeline

• 2026-05-15 Price Changed $207,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $215,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Listed $225,000 Stellar MLS as Distributed by MLS Grid
• 2019-11-11 Listing Removed — HCAR
• 2018-06-15 Listed $64,900 HCAR
• 2003-06-26 Sold (Public Records) $52,000 Public Records
• 2003-01-30 Listed $54,400 HCAR
• 2001-04-12 Sold (Public Records) $40,000 Public Records

Property tax history

+30.5%/yr

Latest (2025): $2,227 · -1.9% YoY. Source: county tax records.