12087 Club House Rd · High Point, FL 34613

$130,000

2 bd · 2.0 ba · 984 sqft · Manufactured public records · 26 Days on market

Built 1972 9,119 sqft lot Est $133k · at est. $44/mo HOA · 3% of rent

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Why this score? — see what drove the C+ 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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +8.5/15.0
• 1% rule +6.8/10.0
• 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

Welcome to easy, affordable Florida living in the desirable 55+ community of High Point! Located at 12087 Clubhouse Road in Brooksville, this charming 2-bedroom, 2-bath manufactured home offers 984 square feet of comfortable living space and is perfectly positioned for those seeking a relaxed retirement lifestyle or seasonal escape. Enjoy peaceful mornings and beautiful golf course views from your screened room--the perfect spot for coffee, reading, or entertaining guests. Inside, the home offers a functional layout with plenty of natural light and inviting living spaces designed for comfort and convenience. High Point is a vibrant, active adult community in nearby Spring Hill, offering an impressive array of amenities to keep you as active or relaxed as you'd like. Residents enjoy access to a sparkling community pool, pickleball courts, shuffleboard, bocce ball, horseshoes, cornhole, and a well-stocked library. Golf enthusiasts will love the beautifully maintained 18-hole golf course, complete with a clubhouse offering food and beverages--perfect for socializing after a round. Conveniently located, you're just minutes from shopping, dining, and everyday essentials. Plus, the Gulf of Mexico is only about 8 miles away, giving you easy access to fishing, boating, beaches, and breathtaking sunset views. Whether you're looking to downsize, retire, or find the perfect winter getaway, this home offers incredible value. Don't miss your opportunity to enjoy the Florida lifestyle in a welcoming and amenity-rich community!

Key facts

• Screened room
• Pickleball courts
• Community pool

Tags

• GOLF COURSE VIEWS
• SCREENED ROOM
• COMMUNITY POOL
• PICKLEBALL COURTS
• SHUFFLEBOARD
• BOCCE BALL

Property features AI

Finance

• Other: Living area reported as 984 sq ft (public records); Building area reported as 1,886 sq ft (public records); Total annual fees reported as $528
• Financial info: Lease restrictions apply
• HOA & community: HOA (Corrine) with required monthly fee of $44; HOA includes grounds maintenance; Association amenities: clubhouse, pool; Association approval required; Senior community; Community features: clubhouse, deed restrictions, golf (golf carts OK), pool; Pets allowed

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Public sewer; Electricity connected; Cable connected
• Home design: Residential double-wide mobile home; Single-story; Faces west
• Construction: Metal siding; Metal roof; Built on non-standard/other foundation
• Exterior features: Paved road access; Lot dimensions approximately 65 x 140; Lot size about 0.21 acres (0 to less than 1/4 acre)

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No additional interior features listed
• Laundry & utility: Outdoor laundry area

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 $368 ($4k/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 9.7% 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 31% 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 $899 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 ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 13y 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.

Risks & watch-outs

• Climate carrying-cost: 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 $128,050 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.18% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.14%
• DSCR: 1.54
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $132,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12087 Club House Rd	0.00mi	2/2.0	984 (0%)	0mo	$125,000	$127	100
12169 Club House Rd	0.08mi	2/2.0	960 (-2%)	2mo	$130,000	$135	91
7359 Highpoint	0.24mi	2/2.0	984 (0%)	2mo	$135,000	$137	87
7299 First Circle Dr	0.31mi	2/2.0	984 (0%)	3mo	$144,000	$146	83
7528 Western Circle Dr	0.22mi	2/2.0	1,026 (+4%)	1mo	$105,000	$102	82
12112 Sara St	0.27mi	2/2.0	1,009 (+2%)	2mo	$114,000	$113	81
8430 Highpoint Blvd	0.51mi	2/2.0	989 (+0%)	2mo	$144,900	$147	74
7444 Highpoint Blvd	0.17mi	2/2.0	1,104 (+12%)	1mo	$140,000	$127	71
9100 Highpoint Blvd	0.44mi	2/2.0	1,040 (+6%)	2mo	$177,000	$170	68
7481 Eagle Dr	0.27mi	2/2.0	1,104 (+12%)	3mo	$217,000	$197	65
12075 Walshwood Ave	0.45mi	2/2.0	1,104 (+12%)	0mo	$107,084	$97	58
7511 Eastern Circle Dr	0.61mi	2/2.0	1,056 (+7%)	3mo	$138,000	$131	57

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: 1.7%
• Equity multiple: 1.07×
• Total profit: $2,381
• Equity at exit: $19,383

10-year hold

• IRR: 11.3%
• Equity multiple: 1.89×
• Total profit: $32,237
• Equity at exit: $11,240

Cash invested: $36,400 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,535 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$65 /mo · $777/yr
• Insurance: −$54
• HOA: −$44
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $368

Break-even live

Break-even rent $1,069

Max offer price $130,000

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.16mi
12136 Fairway Ave Brooksville, FL	2.0	2.0	920	$1,650	$1.79	24d	1	0.53mi
12103 Fairway Ave Brooksville, FL	2.0	2.0	864	$1,725	$2.00	1d	1	0.54mi
7402 Eastern Circle Dr Brooksville, FL	2.0	1.0	720	$1,200	$1.67	24d	1	0.63mi

HOA detail

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

Listing history 24 events

1. 2026-05-19
   status Pending

   Show marketing remark (1538 chars)

   Welcome to easy, affordable Florida living in the desirable 55+ community of High Point! Located at 12087 Clubhouse Road in Brooksville, this charming 2-bedroom, 2-bath manufactured home offers 984 square feet of comfortable living space and is perfectly positioned for those seeking a relaxed retirement lifestyle or seasonal escape. Enjoy peaceful mornings and beautiful golf course views from your screened room--the perfect spot for coffee, reading, or entertaining guests. Inside, the home offers a functional layout with plenty of natural light and inviting living spaces designed for comfort and convenience. High Point is a vibrant, active adult community in nearby Spring Hill, offering an impressive array of amenities to keep you as active or relaxed as you'd like. Residents enjoy access to a sparkling community pool, pickleball courts, shuffleboard, bocce ball, horseshoes, cornhole, and a well-stocked library. Golf enthusiasts will love the beautifully maintained 18-hole golf course, complete with a clubhouse offering food and beverages--perfect for socializing after a round. Conveniently located, you're just minutes from shopping, dining, and everyday essentials. Plus, the Gulf of Mexico is only about 8 miles away, giving you easy access to fishing, boating, beaches, and breathtaking sunset views. Whether you're looking to downsize, retire, or find the perfect winter getaway, this home offers incredible value. Don't miss your opportunity to enjoy the Florida lifestyle in a welcoming and amenity-rich community!

2. 2026-05-19
   status Pending 1538-char remark

   Show marketing remark (1538 chars)

   Welcome to easy, affordable Florida living in the desirable 55+ community of High Point! Located at 12087 Clubhouse Road in Brooksville, this charming 2-bedroom, 2-bath manufactured home offers 984 square feet of comfortable living space and is perfectly positioned for those seeking a relaxed retirement lifestyle or seasonal escape. Enjoy peaceful mornings and beautiful golf course views from your screened room--the perfect spot for coffee, reading, or entertaining guests. Inside, the home offers a functional layout with plenty of natural light and inviting living spaces designed for comfort and convenience. High Point is a vibrant, active adult community in nearby Spring Hill, offering an impressive array of amenities to keep you as active or relaxed as you'd like. Residents enjoy access to a sparkling community pool, pickleball courts, shuffleboard, bocce ball, horseshoes, cornhole, and a well-stocked library. Golf enthusiasts will love the beautifully maintained 18-hole golf course, complete with a clubhouse offering food and beverages--perfect for socializing after a round. Conveniently located, you're just minutes from shopping, dining, and everyday essentials. Plus, the Gulf of Mexico is only about 8 miles away, giving you easy access to fishing, boating, beaches, and breathtaking sunset views. Whether you're looking to downsize, retire, or find the perfect winter getaway, this home offers incredible value. Don't miss your opportunity to enjoy the Florida lifestyle in a welcoming and amenity-rich community!

3. 2026-04-23
   listed $130,000 Active
4. 2026-04-22
   listed $130,000 Active 1538-char remark

   Show marketing remark (1538 chars)

   Welcome to easy, affordable Florida living in the desirable 55+ community of High Point! Located at 12087 Clubhouse Road in Brooksville, this charming 2-bedroom, 2-bath manufactured home offers 984 square feet of comfortable living space and is perfectly positioned for those seeking a relaxed retirement lifestyle or seasonal escape. Enjoy peaceful mornings and beautiful golf course views from your screened room--the perfect spot for coffee, reading, or entertaining guests. Inside, the home offers a functional layout with plenty of natural light and inviting living spaces designed for comfort and convenience. High Point is a vibrant, active adult community in nearby Spring Hill, offering an impressive array of amenities to keep you as active or relaxed as you'd like. Residents enjoy access to a sparkling community pool, pickleball courts, shuffleboard, bocce ball, horseshoes, cornhole, and a well-stocked library. Golf enthusiasts will love the beautifully maintained 18-hole golf course, complete with a clubhouse offering food and beverages--perfect for socializing after a round. Conveniently located, you're just minutes from shopping, dining, and everyday essentials. Plus, the Gulf of Mexico is only about 8 miles away, giving you easy access to fishing, boating, beaches, and breathtaking sunset views. Whether you're looking to downsize, retire, or find the perfect winter getaway, this home offers incredible value. Don't miss your opportunity to enjoy the Florida lifestyle in a welcoming and amenity-rich community!

5. 2023-05-22
   soldstatus $130,000
6. 2023-05-18
   soldstatus $130,000 29-char remark

   Show marketing remark (29 chars)

   For statistical purposes only

7. 2023-05-18
   soldstatus $130,000

   Show marketing remark (29 chars)

   For statistical purposes only

8. 2023-05-18
   soldstatus $130,000 Closed

   Show marketing remark (29 chars)

   For statistical purposes only

9. 2023-05-16
   listed $139,728 29-char remark

   Show marketing remark (29 chars)

   For statistical purposes only

10. 2023-05-16
    listed $139,728

    Show marketing remark (29 chars)

    For statistical purposes only

11. 2023-03-06
    status Pending
12. 2023-02-23
    status Active
13. 2023-02-09
    status Pending
14. 2023-02-01
    status Active
15. 2023-01-25
    status Pending
16. 2023-01-19
    status Active
17. 2023-01-16
    status Pending
18. 2022-11-22
    listed $139,728 Active
19. 2013-02-28
    soldstatus $39,500
20. 2013-02-28
    soldstatus $39,500
21. 2013-02-04
    listed $43,900
22. 2013-02-04
    listed $43,900
23. 1987-12-01
    soldstatus $33,500
24. 1985-11-01
    soldstatus $27,000

ⓘ 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: $777 · $65/mo
• Projected year-2 tax: $1,079 · $90/mo
• Expected delta: +$302/yr (+$25/mo · 38.8%)

ⓘ 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 · 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: $18,425
• − Mortgage interest: −$7,282
• − Property taxes: −$777
• − Insurance: −$650
• − Repairs & maintenance: −$1,474
• − Management: −$1,474
• − HOA: −$528
• − Depreciation: −$3,782
• Taxable income: $2,458
• Est. tax owed @ 24.0%: −$590
• After-tax cash flow: $3,830/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

+381.5% since first listed

24 events — show timeline

• 2026-05-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-19 Pending — HCAR
• 2026-04-23 Listed $130,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-22 Listed $130,000 HCAR
• 2023-05-22 Sold (Public Records) $130,000 Public Records
• 2023-05-18 Sold (MLS) $130,000 Stellar MLS as Distributed by MLS Grid
• 2023-05-18 Sold (MLS) $130,000 St. Augustine and St. Johns County Board of REALTORS®
• 2023-05-18 Sold (MLS) $130,000 HCAR
• 2023-05-16 Listed $139,728 St. Augustine and St. Johns County Board of REALTORS®
• 2023-05-16 Listed $139,728 HCAR
• 2023-03-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-02-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-02-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-02-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-01-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-01-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-01-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-11-22 Listed $139,728 Stellar MLS as Distributed by MLS Grid
• 2013-02-28 Sold (MLS) $39,500 HCAR
• 2013-02-28 Sold (MLS) $39,500 St. Augustine and St. Johns County Board of REALTORS®
• 2013-02-04 Listed $43,900 HCAR
• 2013-02-04 Listed $43,900 St. Augustine and St. Johns County Board of REALTORS®
• 1987-12-01 Sold (Public Records) $33,500 Public Records
• 1985-11-01 Sold (Public Records) $27,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $777 · +1.2% YoY. Source: county tax records.