8095 Western Circle Dr · High Point, FL 34613

$89,000

2 bd · 2.0 ba · 708 sqft · Manufactured public records · 106 Days on market

Built 1972 0.28 ac lot Est $118k · 24% 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

One or more photo(s) has been virtually staged. Investor special or renovation opportunity in the sought-after High Point 55+ golf community! This 2-bedroom double LOT home with a private in-ground pool is ready for rehabilitation and offers outstanding potential to create value in an established, amenity-rich neighborhood. This property is ideal for buyers looking to customize their Florida retreat or investors seeking their next project. The in-ground pool provides a rare feature within the community and adds strong resale appeal once updated. High Point offers a vibrant, active lifestyle with amenities that include: Clubhouse with social events and activities, Heated community pool, Shuf

Key facts

• In-ground pool
• Shuffleboard courts
• 0.28 acre lot

Tags

• IN-GROUND POOL
• HIGH POINT GOLF COMMUNITY
• AMENITY-RICH NEIGHBORHOOD
• CLUBHOUSE WITH SOCIAL EVENTS
• HEATED COMMUNITY POOL
• SHUFFLEBOARD COURTS

Property features AI

Finance

• Other: Property is homesteaded
• Financial info: Lease restrictions apply
• HOA & community: Monthly HOA fee of $46; HOA approval required; Association amenities include clubhouse, pool, tennis courts, pickleball courts, and shuffleboard; Senior community; Pets allowed

Exterior

• Parking: Carport with 2 spaces
• Security: No specific security features listed
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Sewer connected
• Home design: Residential mobile home (single wide); One story; Faces east
• Construction: Metal siding; Metal roof; Single wide mobile home
• Exterior features: Private mailbox; Asphalt road access

Interior

• Kitchen: No appliances listed
• Bedrooms: Two bedrooms
• Flooring: Other flooring
• Bathrooms: One full bathroom and one half bathroom
• Heating & cooling: No central heating; Wall/window air conditioning units
• Interior features: No notable interior features listed
• Laundry & utility: Laundry: Other (specifics not provided)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $620 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $81k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.6% 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; 2 comparable units currently listed for rent nearby; 2,505 units permitted in Hernando County in 2024 (318 in 5+ unit buildings).
• This rent runs 32% 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 $615 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $17k; list at $89k implies a 424% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $80,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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: 1.74% ✓
• Cap rate: 14.65%
• Cash-on-cash: 29.83%
• DSCR: 2.33
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $117,528
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7538 Fairlane Ave	0.29mi	2/1.0	720 (+2%)	8mo	$112,000	$156	73
8114 Western Circle Dr	0.06mi	2/1.0	784 (+11%)	13mo	$130,000	$166	64
7540 Western Circle Dr	0.23mi	2/1.0	768 (+8%)	13mo	$130,000	$169	60
7526 Highpoint Blvd	0.33mi	2/2.0	768 (+8%)	14mo	$122,000	$159	59
8348 Highpoint Blvd	0.37mi	2/2.0	805 (+14%)	4mo	$143,000	$178	57
8479 Highpoint Blvd	0.61mi	2/2.0	736 (+4%)	10mo	$120,000	$163	56
7252 Fairlane Ave	0.64mi	2/2.0	696 (-2%)	14mo	$113,000	$162	56
8338 Yellow Pine Ave #8338	0.51mi	2/1.0	672 (-5%)	17mo	$138,000	$205	50
7174 Fairlane Ave	0.69mi	2/2.0	660 (-7%)	12mo	$120,000	$182	47

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: 24.4%
• Equity multiple: 2.01×
• Total profit: $25,053
• Equity at exit: $13,270

10-year hold

• IRR: 32.2%
• Equity multiple: 3.92×
• Total profit: $72,696
• Equity at exit: $7,695

Cash invested: $24,920 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,551 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$56 /mo · $676/yr
• Insurance: −$37
• HOA: −$46
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $620

Break-even live

Break-even rent $767

Max offer price $89,000

Occupancy floor 55%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7513 Highpoint Blvd Brooksville, FL	2.0	1.0	672	$1,150	$1.71	24d	1	0.32mi
7402 Eastern Circle Dr Brooksville, FL	2.0	1.0	720	$1,200	$1.67	24d	1	1.00mi

HOA detail

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

Listing history 20 events

1. 2026-06-18
   days on market $89,000 Active 106 DOM
2. 2026-06-17
   days on market $89,000 Active 105 DOM
3. 2026-06-16
   days on market $89,000 Active 104 DOM
4. 2026-06-15
   days on market $89,000 Active 103 DOM
5. 2026-06-13
   days on market $89,000 Active 101 DOM
6. 2026-06-13
   days on market $89,000 Active 100 DOM
7. 2026-06-09
   days on market $89,000 Active 97 DOM
8. 2026-06-08
   days on market $89,000 Active 96 DOM
9. 2026-06-07
   days on market $89,000 Active 95 DOM
10. 2026-06-04
    days on market $89,000 Active 92 DOM
11. 2026-06-03
    days on market $89,000 Active 91 DOM
12. 2026-06-02
    days on market $89,000 Active 90 DOM
13. 2026-06-01
    days on market $89,000 Active 89 DOM
14. 2026-05-31
    days on market $89,000 Active 88 DOM
15. 2026-05-19
    price $89,000
16. 2026-04-20
    price $98,000
17. 2026-03-04
    listed $110,000 Active
18. 1986-04-01
    soldstatus $17,000
19. 1985-05-01
    soldstatus $7,000
20. 1983-03-01
    soldstatus $13,500

ⓘ 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: $676 · $56/mo
• Projected year-2 tax: $739 · $62/mo
• Expected delta: +$63/yr (+$5/mo · 9.3%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% 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: $18,617
• − Mortgage interest: −$4,985
• − Property taxes: −$676
• − Insurance: −$445
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − HOA: −$552
• − Depreciation: −$2,589
• Taxable income: $6,391
• Est. tax owed @ 24.0%: −$1,534
• After-tax cash flow: $5,900/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

+559.3% since first listed

6 events — show timeline

• 2026-05-19 Price Changed $89,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Price Changed $98,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-04 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 1986-04-01 Sold (Public Records) $17,000 Public Records
• 1985-05-01 Sold (Public Records) $7,000 Public Records
• 1983-03-01 Sold (Public Records) $13,500 Public Records

Property tax history

+13.1%/yr

Latest (2025): $676 · +0.7% YoY. Source: county tax records.