7557 Fairlane Ave · High Point, FL 34613

$110,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 34 Days on market

Built 1973 5,982 sqft lot Est $146k · 25% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Light and bright 2/2 in active 55+ High Point golf community on a CORNER LOT. Home features eat in kitchen, LARGE GLASSED FLORIDA ROOM and separate screen room. Extra large utility room and golf cart storage. 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.

Key facts

• Community pool
• Carport
• Screened porch

Tags

• WHEELCHAIR ACCESSIBLE RAMP
• SCREENED PORCH
• CARPORT
• GOLF CART STORAGE
• 18 HOLE GOLF COURSE
• COMMUNITY POOL

Property features AI

Finance

• Other: Third party listing contact available
• Financial info: Total monthly fees listed as $46; Total annual fees listed as $552; Lease restrictions apply
• HOA & community: High Point Community Owners Inc HOA; Monthly HOA fee of $46; HOA fee required and association approval required; HOA includes pool and recreational facilities; Community amenities: clubhouse, golf course, pool, pickleball courts, shuffleboard court, dog park; Senior community; Cats and dogs allowed; Buyer approval required and deed restrictions

Exterior

• Parking: Attached garage; 1 garage space; Carport with 1 space
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water connected; Sewer connected
• Home design: Residential mobile home; Double wide; Single-story; Faces southeast; Entry level: One
• Construction: Metal siding; Metal roof; Crawlspace foundation; Pillar/post/pier foundation; Built on or before public records (year not provided)
• Exterior features: Paved road access; Accessible entrance

Interior

• Kitchen: Built-in oven; Cooktop
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $600 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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-, 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 34% 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 $761 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y 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 $45k; list at $110k implies a 145% 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.50% ✓
• Cap rate: 12.84%
• Cash-on-cash: 23.37%
• DSCR: 2.04
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $146,304
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8043 Little Tee Ln	0.29mi	2/2.0	1,152 (0%)	2mo	$112,400	$98	85
7444 Highpoint Blvd	0.21mi	2/2.0	1,104 (-4%)	1mo	$140,000	$127	82
7528 Western Circle Dr	0.10mi	2/2.0	1,026 (-11%)	1mo	$105,000	$102	76
12041 Fairway Ave	0.57mi	2/2.0	1,152 (0%)	1mo	$135,000	$117	72
12075 Walshwood Ave	0.51mi	2/2.0	1,104 (-4%)	0mo	$107,084	$97	69
12260 Hallmark Ave	0.66mi	2/2.0	1,152 (0%)	1mo	$105,000	$91	69
12306 Club House Rd	0.63mi	2/2.0	1,152 (0%)	2mo	$149,900	$130	69
12087 Club House Rd	0.32mi	2/2.0	984 (-15%)	0mo	$125,000	$127	60
7359 Highpoint	0.35mi	2/2.0	984 (-15%)	2mo	$135,000	$137	58
7360 Nielson Ave	0.47mi	2/2.0	1,300 (+13%)	2mo	$179,900	$138	55
8134 Baycrest Dr	0.63mi	2/2.0	1,284 (+12%)	2mo	$158,000	$123	50
12160 Sara	0.51mi	3/2.0 (+1)	1,296 (+12%)	1mo	$195,000	$150	49

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: 16.4%
• Equity multiple: 1.66×
• Total profit: $20,377
• Equity at exit: $16,401

10-year hold

• IRR: 25.0%
• Equity multiple: 3.17×
• Total profit: $66,913
• Equity at exit: $9,511

Cash invested: $30,800 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,654 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$38 /mo · $460/yr
• Insurance: −$46
• HOA: −$46
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $600

Break-even live

Break-even rent $895

Max offer price $110,000

Occupancy floor 59%

Sensitivity live

Price	-10% $662	-5% $631	+0% $600	+5% $569	+10% $538
Rent	-10% $469	-5% $535	+0% $600	+5% $665	+10% $731
Rate	-1.0pp $655	-0.5pp $628	base $600	+0.5pp $571	+1.0pp $542

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.17mi
12103 Fairway Ave Brooksville, FL	2.0	2.0	864	$1,725	$2.00	2d	1	0.64mi
12136 Fairway Ave Brooksville, FL	2.0	2.0	920	$1,650	$1.79	24d	1	0.66mi
7402 Eastern Circle Dr Brooksville, FL	2.0	1.0	720	$1,200	$1.67	24d	1	0.93mi

HOA detail

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

Listing history 22 events

1. 2026-06-18
   days on market $110,000 Active 34 DOM
2. 2026-06-17
   days on market $110,000 Active 33 DOM
3. 2026-06-16
   days on market $110,000 Active 32 DOM
4. 2026-06-15
   days on market $110,000 Active 31 DOM
5. 2026-06-13
   days on market $110,000 Active 29 DOM
6. 2026-06-13
   days on market $110,000 Active 28 DOM
7. 2026-06-09
   days on market $110,000 Active 25 DOM
8. 2026-06-08
   days on market $110,000 Active 24 DOM
9. 2026-06-07
   days on market $110,000 Active 23 DOM
10. 2026-06-04
    days on market $110,000 Active 20 DOM
11. 2026-06-03
    days on market $110,000 Active 19 DOM
12. 2026-06-02
    days on market $110,000 Active 18 DOM
13. 2026-06-01
    days on market $110,000 Active 17 DOM
14. 2026-05-31
    days on market $110,000 Active 16 DOM
15. 2026-05-15
    listed $110,000 Active
16. 2017-01-20
    soldstatus $44,900 443-char remark

    Show marketing remark (443 chars)

    Light and bright 2/2 in active 55+ High Point golf community on a CORNER LOT. Home features eat in kitchen, LARGE GLASSED FLORIDA ROOM and separate screen room. Extra large utility room and golf cart storage. 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.

17. 2017-01-20
    soldstatus $44,900 443-char remark

    Show marketing remark (443 chars)

    Light and bright 2/2 in active 55+ High Point golf community on a CORNER LOT. Home features eat in kitchen, LARGE GLASSED FLORIDA ROOM and separate screen room. Extra large utility room and golf cart storage. 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.

18. 2016-12-12
    listed $49,900 443-char remark

    Show marketing remark (443 chars)

    Light and bright 2/2 in active 55+ High Point golf community on a CORNER LOT. Home features eat in kitchen, LARGE GLASSED FLORIDA ROOM and separate screen room. Extra large utility room and golf cart storage. 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.

19. 2016-12-12
    listed $49,900 443-char remark

    Show marketing remark (443 chars)

    Light and bright 2/2 in active 55+ High Point golf community on a CORNER LOT. Home features eat in kitchen, LARGE GLASSED FLORIDA ROOM and separate screen room. Extra large utility room and golf cart storage. 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. 2002-03-07
    soldstatus $36,500
21. 2001-12-28
    soldstatus $45,000
22. 2001-10-02
    listed $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: $460 · $38/mo
• Projected year-2 tax: $913 · $76/mo
• Expected delta: +$453/yr (+$38/mo · 98.3%)

ⓘ 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 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: $19,853
• − Mortgage interest: −$6,162
• − Property taxes: −$460
• − Insurance: −$550
• − Repairs & maintenance: −$1,588
• − Management: −$1,588
• − HOA: −$552
• − Depreciation: −$3,200
• Taxable income: $5,752
• Est. tax owed @ 24.0%: −$1,381
• After-tax cash flow: $5,819/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

+144.4% since first listed

8 events — show timeline

• 2026-05-15 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2017-01-20 Sold (MLS) $44,900 St. Augustine and St. Johns County Board of REALTORS®
• 2017-01-20 Sold (MLS) $44,900 HCAR
• 2016-12-12 Listed $49,900 St. Augustine and St. Johns County Board of REALTORS®
• 2016-12-12 Listed $49,900 HCAR
• 2002-03-07 Sold (Public Records) $36,500 Public Records
• 2001-12-28 Sold (MLS) $45,000 HCAR
• 2001-10-02 Listed $45,000 HCAR

Property tax history

-2.3%/yr

Latest (2025): $460 · -0.7% YoY. Source: county tax records.