12047 Fairway Ave · High Point, FL 34613

$129,900

2 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 28 Days on market

Built 1984 6,000 sqft lot Est $159k · 19% 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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• 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

GREAT OPPORTUNITY in HIGH POINT to Make It Your Own! Just Minutes Away from the Dog Park, RV Storage, Club House, Pool, Golf Club, and More! Updated Heat and Air in 2022, Membrane Roof, Loads of Room, Huge Living Room Area, Larger Bedrooms, Only Minutes Away from Shopping, Restaurants, Medical Facilities, and More! Deeded Property Where You OWN YOUR OWN LAND, No Lot Rent, Remaining Kitchen Appliances, Needs Some TLC, and NOT in a Flood Zone (X)!

Key facts

• Own your own land
• Deeded property
• Rv storage

Tags

• RV STORAGE
• CLUB HOUSE
• POOL
• GOLF CLUB
• DEEDED PROPERTY
• OWN YOUR OWN LAND

Property features AI

Finance

• Other: Property type: Residential manufactured home; Double wide body type; Lot about 0.14 acres (approx. 60 x 100, asphalt road); Living area about 1296 sq ft; total building area about 1749 sq ft; Direction faces south
• Financial info: Total annual fees $552; Lease restrictions apply
• HOA & community: Part of Highpoint Community HOA (monthly fee $46); Association approval required; Community amenities: Clubhouse, Golf course, Pool, Tennis courts, Pickleball court(s), Dog park; Senior community; Pets allowed: Cats and dogs

Exterior

• Parking: Has carport (1 space)
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Manufactured home (double wide); One story; Faces south; Entry level: One
• Construction: Metal siding; Membrane roof; Crawlspace foundation with pillar/post/pier
• Exterior features: Sidewalk

Interior

• Kitchen: Dishwasher; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Walk-in closet(s)
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% 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: 691 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $898 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 $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y 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 $49k; list at $130k implies a 165% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,951 (1.5% below list)

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: 1.36% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.04%
• DSCR: 1.62
• GRM: 6.1

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
8134 Baycrest Dr	0.36mi	2/2.0	1,284 (-1%)	2mo	$158,000	$123	80
12041 Fairway Ave	0.01mi	2/2.0	1,152 (-11%)	1mo	$135,000	$117	80
12160 Sara	0.31mi	3/2.0 (+1)	1,296 (0%)	1mo	$195,000	$150	79
8221 Highpoint Blvd	0.18mi	2/2.0	1,152 (-11%)	2mo	$85,000	$74	71
12075 Walshwood Ave	0.12mi	2/2.0	1,104 (-15%)	0mo	$107,084	$97	70
8795 Highpoint Blvd	0.61mi	2/2.0	1,344 (+4%)	2mo	$145,000	$108	64
7360 Nielson Ave	0.73mi	2/2.0	1,300 (+0%)	2mo	$179,900	$138	64
8043 Little Tee Ln	0.37mi	2/2.0	1,152 (-11%)	2mo	$112,400	$98	63
12306 Club House Rd	0.60mi	2/2.0	1,152 (-11%)	2mo	$149,900	$130	52
8060 Stockholm St	0.53mi	2/2.0	1,488 (+15%)	0mo	$215,000	$144	50
12260 Hallmark Ave	0.69mi	2/2.0	1,152 (-11%)	1mo	$105,000	$91	49
7444 Highpoint Blvd	0.65mi	2/2.0	1,104 (-15%)	1mo	$140,000	$127	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: 4.4%
• Equity multiple: 1.17×
• Total profit: $6,128
• Equity at exit: $19,369

10-year hold

• IRR: 13.9%
• Equity multiple: 2.11×
• Total profit: $40,536
• Equity at exit: $11,231

Cash invested: $36,372 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,772 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$193 /mo · $2,318/yr
• Insurance: −$54
• HOA: −$46
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $426

Break-even live

Break-even rent $1,234

Max offer price $129,900

Occupancy floor 71%

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: $32,475
• Closing costs: $3,897
• 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	0.18mi
7405 Western Circle Dr Brooksville, FL	2.0	2.0	1442	$1,500	$1.04	24d	1	0.75mi
7718 Rome Ln Brooksville, FL	3.0	2.0	1674	$2,200	$1.31	24d	1	0.88mi
13020 Sun Rd Brooksville, FL	2.0	2.0	1424	$1,700	$1.19	24d	1	1.42mi

HOA detail

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

Listing history 11 events

1. 2026-05-16
   price $129,900 451-char remark

   Show marketing remark (451 chars)

   GREAT OPPORTUNITY in HIGH POINT to Make It Your Own! Just Minutes Away from the Dog Park, RV Storage, Club House, Pool, Golf Club, and More! Updated Heat and Air in 2022, Membrane Roof, Loads of Room, Huge Living Room Area, Larger Bedrooms, Only Minutes Away from Shopping, Restaurants, Medical Facilities, and More! Deeded Property Where You OWN YOUR OWN LAND, No Lot Rent, Remaining Kitchen Appliances, Needs Some TLC, and NOT in a Flood Zone (X)!

2. 2026-05-16
   price $129,900

   Show marketing remark (451 chars)

   GREAT OPPORTUNITY in HIGH POINT to Make It Your Own! Just Minutes Away from the Dog Park, RV Storage, Club House, Pool, Golf Club, and More! Updated Heat and Air in 2022, Membrane Roof, Loads of Room, Huge Living Room Area, Larger Bedrooms, Only Minutes Away from Shopping, Restaurants, Medical Facilities, and More! Deeded Property Where You OWN YOUR OWN LAND, No Lot Rent, Remaining Kitchen Appliances, Needs Some TLC, and NOT in a Flood Zone (X)!

3. 2026-05-01
   listed $134,900 Active
4. 2026-04-29
   listed $134,900 Active 451-char remark

   Show marketing remark (451 chars)

   GREAT OPPORTUNITY in HIGH POINT to Make It Your Own! Just Minutes Away from the Dog Park, RV Storage, Club House, Pool, Golf Club, and More! Updated Heat and Air in 2022, Membrane Roof, Loads of Room, Huge Living Room Area, Larger Bedrooms, Only Minutes Away from Shopping, Restaurants, Medical Facilities, and More! Deeded Property Where You OWN YOUR OWN LAND, No Lot Rent, Remaining Kitchen Appliances, Needs Some TLC, and NOT in a Flood Zone (X)!

5. 2019-11-11
   historical
6. 2019-11-11
   historical
7. 2019-11-11
   historical
8. 2009-10-20
   soldstatus $49,000
9. 2009-08-06
   listed $59,900
10. 2009-02-19
    listed $59,900
11. 2008-09-05
    listed $74,900

ⓘ 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: $2,318 · $193/mo
• Projected year-2 tax: $2,318 · $193/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 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $21,267
• − Mortgage interest: −$7,276
• − Property taxes: −$2,318
• − Insurance: −$650
• − Repairs & maintenance: −$1,701
• − Management: −$1,701
• − HOA: −$552
• − Depreciation: −$3,779
• Taxable income: $3,289
• Est. tax owed @ 24.0%: −$789
• After-tax cash flow: $4,317/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

+73.4% since first listed

11 events — show timeline

• 2026-05-16 Price Changed $129,900 HCAR
• 2026-05-16 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Listed $134,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-29 Listed $134,900 HCAR
• 2019-11-11 Listing Removed — HCAR
• 2019-11-11 Listing Removed — HCAR
• 2019-11-11 Listing Removed — HCAR
• 2009-10-20 Sold (Public Records) $49,000 Public Records
• 2009-08-06 Listed $59,900 HCAR
• 2009-02-19 Listed $59,900 HCAR
• 2008-09-05 Listed $74,900 HCAR

Property tax history

+27.5%/yr

Latest (2025): $2,318 · +304.6% YoY. Source: county tax records.