7386 Highpoint Blvd · High Point, FL 34613

$145,000

2 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 4 Days on market

Built 1984 7,500 sqft lot Est $159k · 9% 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 +27.9/30.0
• ARV discount +11.6/15.0
• DSCR +9.9/10.0
• 1% rule +7.0/10.0
• 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

Beautiful Golf Course view is located halfway on the 17th fairway, offering breathtaking views of the greens and fairways. Welcome to this spacious 2-bedroom, 2-bathroom home situated in the highly desirable 55+ golf course community of High Point. This lovely home is perfect for year-round enjoyment or as a seasonal retreat. From the moment you arrive, you will be greeted with a spacious front porch and a covered carport that leads to the large shed with an additional golf cart storage with a roll up door. Step inside to a nice open floor plan that leads to the expansive living room/dining room combo and is perfect for entertainment or relaxing with family. The nicely appointed kitchen offers ample space to prepare your meals. The roomy master bedroom features an ensuite with the master bathroom. The second bedroom offers generous space and easy access to the second bathroom. You will love the versatility of the 10x23 glass enclosed Florida room where you can enjoy your morning coffee, relax and unwind with a good book or enjoy watching the golfers play. The dedicated laundry room includes a washer, dryer utility sink and cabinets for storage. Recent updates and features include Roof 2011 and AC 2017. Whether you choose to update the interiors, enhance the curb appeal, or simply add your personal touches, a little care and attention will unlock this property's full potential. High Point offers an array of amenities, including a heated pool, tennis courts, golf course, horseshoes, bocce, pickleball, a community center, and much more. Best of all, you own your land, and HOA fees remain low, maximizing value and enjoyment. Just minutes from the famous Weeki Wachee live mermaids, Pine Island Park, and Roger's Park for endless fun on the water. Close to shopping, dining, major medical facilities, and the Suncoast Parkway for easy commutes to the airport, Tampa, Clearwater, St. Pete Beaches (ranked among the top five U. S. beaches), and the renowned Tarpon Springs Sponge Docks.

Key facts

• Golf course view
• Covered carport
• Spacious front porch

Tags

• GOLF COURSE VIEW
• 17TH FAIRWAY
• SPACIOUS FRONT PORCH
• COVERED CARPORT
• LARGE SHED
• GOLF CART STORAGE

Property features AI

Finance

• Other: Furnished; No lease restrictions indicated
• Financial info: Total monthly fees: $46; Total annual fees: $552
• HOA & community: Monthly HOA fee of $46; Association approval required; Association amenities: Clubhouse, Gated community, Golf course access, Pool, Recreation facilities, Security, Shuffleboard court, Tennis courts; Senior community; Pets allowed (cats and dogs)

Exterior

• Parking: Carport with 2 spaces
• Security: Gated community; Security gate
• Utilities: Public water; Public sewer; Cable available; Broadband/high-speed internet available
• Home design: Manufactured double-wide home; Single-story; Faces East; Homesteaded
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built on a lot approximately 50 x 125 (0.17 acres)
• Exterior features: Front porch; Rear porch; Porch; Sidewalk; Paved road access

Interior

• Kitchen: Dishwasher; Range; Microwave; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Blinds
• Laundry & utility: Washer; Dryer; Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $448 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 10.0% 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); West Hernando Middle School (math 36% / reading 37%, grade F, #405 of 571 statewide, top 72%, 695 students, 58% FRL); Central High School (math 34% / reading 44%, grade F, #312 of 667 statewide, top 48%, 1,426 students, 53% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: 695 active listings in the ZIP; 6 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 $1k 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 $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $56k; list at $145k implies a 157% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.20% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.25%
• DSCR: 1.59
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $159,408
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9328 Highpoint Blvd	0.10mi	2/2.0	1,334 (+3%)	0mo	$153,000	$115	90
7156 Fairlane Ave	0.20mi	2/2.0	1,368 (+6%)	1mo	$135,000	$99	81
12160 Sara	0.52mi	3/2.0 (+1)	1,296 (0%)	2mo	$195,000	$150	70
7444 Highpoint Blvd	0.11mi	2/2.0	1,104 (-15%)	1mo	$140,000	$127	69
8134 Baycrest Dr	0.61mi	2/2.0	1,284 (-1%)	2mo	$158,000	$123	68
7409 Eastern Circle Dr	0.68mi	2/2.0	1,296 (0%)	0mo	$163,000	$126	68
8795 Highpoint Blvd	0.66mi	2/2.0	1,344 (+4%)	2mo	$145,000	$108	62
12260 Hallmark Ave	0.45mi	2/2.0	1,152 (-11%)	1mo	$105,000	$91	60
8496 Highpoint Blvd	0.75mi	2/2.0	1,200 (-7%)	0mo	$161,486	$135	53
8060 Stockholm St	0.51mi	2/2.0	1,488 (+15%)	0mo	$215,000	$144	51
12041 Fairway Ave	0.73mi	2/2.0	1,152 (-11%)	1mo	$135,000	$117	46
12075 Walshwood Ave	0.63mi	2/2.0	1,104 (-15%)	0mo	$107,084	$97	45

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: 3.2%
• Equity multiple: 1.12×
• Total profit: $5,036
• Equity at exit: $21,620

10-year hold

• IRR: 12.7%
• Equity multiple: 2.01×
• Total profit: $41,059
• Equity at exit: $12,537

Cash invested: $40,600 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,733 high
• Mortgage (P&I): −$760
• Tax from tax record: −$54 /mo · $646/yr
• Insurance: −$60
• HOA: −$46
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $448

Break-even live

Break-even rent $1,165

Max offer price $145,000

Occupancy floor 69%

Sensitivity live

Price	-10% $530	-5% $489	+0% $448	+5% $407	+10% $366
Rent	-10% $311	-5% $380	+0% $448	+5% $517	+10% $585
Rate	-1.0pp $521	-0.5pp $485	base $448	+0.5pp $411	+1.0pp $373

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	26d	1	0.21mi
12136 Fairway Ave Brooksville, FL	2.0	2.0	920	$1,650	$1.79	26d	1	0.74mi
12103 Fairway Ave Brooksville, FL	3.0	2.0	1500	$1,600	$1.07	0d	1	0.75mi
7718 Rome Ln Brooksville, FL	3.0	2.0	1674	$2,200	$1.31	26d	1	0.81mi
13109 Lola Dr Spring Hill, FL	2.0	2.0	1483	$4,900	$3.30	26d	1	1.27mi
6289 Mariner Blvd Spring Hill, FL	3.0	2.0	1212	$1,850	$1.53	19d	1	1.39mi

HOA detail

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

Listing history 3 events

1. 2026-06-21
   days on market $145,000 Active 4 DOM
2. 2026-06-17
   remarks 699-char remark

   Show marketing remark (2008 chars)

   Beautiful Golf Course view is located halfway on the 17th fairway, offering breathtaking views of the greens and fairways. Welcome to this spacious 2-bedroom, 2-bathroom home situated in the highly desirable 55+ golf course community of High Point. This lovely home is perfect for year-round enjoyment or as a seasonal retreat. From the moment you arrive, you will be greeted with a spacious front porch and a covered carport that leads to the large shed with an additional golf cart storage with a roll up door. Step inside to a nice open floor plan that leads to the expansive living room/dining room combo and is perfect for entertainment or relaxing with family. The nicely appointed kitchen offers ample space to prepare your meals. The roomy master bedroom features an ensuite with the master bathroom. The second bedroom offers generous space and easy access to the second bathroom. You will love the versatility of the 10x23 glass enclosed Florida room where you can enjoy your morning coffee, relax and unwind with a good book or enjoy watching the golfers play. The dedicated laundry room includes a washer, dryer utility sink and cabinets for storage. Recent updates and features include Roof 2011 and AC 2017. Whether you choose to update the interiors, enhance the curb appeal, or simply add your personal touches, a little care and attention will unlock this property's full potential. High Point offers an array of amenities, including a heated pool, tennis courts, golf course, horseshoes, bocce, pickleball, a community center, and much more. Best of all, you own your land, and HOA fees remain low, maximizing value and enjoyment. Just minutes from the famous Weeki Wachee live mermaids, Pine Island Park, and Roger's Park for endless fun on the water. Close to shopping, dining, major medical facilities, and the Suncoast Parkway for easy commutes to the airport, Tampa, Clearwater, St. Pete Beaches (ranked among the top five U. S. beaches), and the renowned Tarpon Springs Sponge Docks.

3. 2026-06-17
   listed $145,000 Active 1 DOM

   Show marketing remark (2008 chars)

   Beautiful Golf Course view is located halfway on the 17th fairway, offering breathtaking views of the greens and fairways. Welcome to this spacious 2-bedroom, 2-bathroom home situated in the highly desirable 55+ golf course community of High Point. This lovely home is perfect for year-round enjoyment or as a seasonal retreat. From the moment you arrive, you will be greeted with a spacious front porch and a covered carport that leads to the large shed with an additional golf cart storage with a roll up door. Step inside to a nice open floor plan that leads to the expansive living room/dining room combo and is perfect for entertainment or relaxing with family. The nicely appointed kitchen offers ample space to prepare your meals. The roomy master bedroom features an ensuite with the master bathroom. The second bedroom offers generous space and easy access to the second bathroom. You will love the versatility of the 10x23 glass enclosed Florida room where you can enjoy your morning coffee, relax and unwind with a good book or enjoy watching the golfers play. The dedicated laundry room includes a washer, dryer utility sink and cabinets for storage. Recent updates and features include Roof 2011 and AC 2017. Whether you choose to update the interiors, enhance the curb appeal, or simply add your personal touches, a little care and attention will unlock this property's full potential. High Point offers an array of amenities, including a heated pool, tennis courts, golf course, horseshoes, bocce, pickleball, a community center, and much more. Best of all, you own your land, and HOA fees remain low, maximizing value and enjoyment. Just minutes from the famous Weeki Wachee live mermaids, Pine Island Park, and Roger's Park for endless fun on the water. Close to shopping, dining, major medical facilities, and the Suncoast Parkway for easy commutes to the airport, Tampa, Clearwater, St. Pete Beaches (ranked among the top five U. S. beaches), and the renowned Tarpon Springs Sponge Docks.

ⓘ 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: $646 · $54/mo
• Projected year-2 tax: $1,204 · $100/mo
• Expected delta: +$557/yr (+$46/mo · 86.2%)

ⓘ 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 · 23 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: $20,795
• − Mortgage interest: −$8,122
• − Property taxes: −$646
• − Insurance: −$725
• − Repairs & maintenance: −$1,664
• − Management: −$1,664
• − HOA: −$552
• − Depreciation: −$4,218
• Taxable income: $3,204
• Est. tax owed @ 24.0%: −$769
• After-tax cash flow: $4,611/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

+211.8% since first listed

5 events — show timeline

• 2026-06-17 Listed $145,000 HCAR
• 2026-06-17 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 2001-03-21 Sold (Public Records) $56,500 Public Records
• 1990-03-01 Sold (Public Records) $48,500 Public Records
• 1986-07-01 Sold (Public Records) $46,500 Public Records

Property tax history

+11.4%/yr

Latest (2025): $646 · +0.9% YoY. Source: county tax records.