8027 Eastern Circle Dr · High Point, FL 34613

$136,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 36 Days on market

Built 1985 6,000 sqft lot Est $138k · at est. $49/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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +8.3/15.0
• 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

High Point Community 2 Bedroom 1.5 Baths- And A Carport- Enter The Home To The Kitchen With Stainless Steel Appliances- 1/2 Bathroom- Dining Room- Large Living Room 21x11- Full Bathroom With A Soaking Tub- Screened Porch- Utility Room/Shed/Work Shop- Newer Double Pane Tilt Out Windows With New Screens In The Living And Dining Rooms- Newer Gutters And Roof In 2020- Call Today For A Showing.

Key facts

• Utility room
• Screened porch
• Newer gutters

Tags

• STAINLESS STEEL APPLIANCES
• SCREENED PORCH
• UTILITY ROOM
• NEWER GUTTERS
• NEW ROOF

Property features AI

Finance

• Other: Total acreage less than 1/4 acre (approximately 0.14 acre)
• Financial info: Lease restrictions apply
• HOA & community: HOA: Highpoint; monthly fee $49; association approval required; Senior community; Pets allowed

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Cable available
• Home design: Manufactured home (double wide); Residential property; One story; Faces east; Homestead exempt
• Construction: Frame construction; Shingle roof; Crawlspace foundation; Built as a double wide manufactured home
• Exterior features: Porch; Rain gutters; Paved lot

Interior

• Kitchen: Range; Refrigerator; Dryer
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Thermostat
• Laundry & utility: Laundry room; Washer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $136k.

Deal economics

• At list price, monthly cash flow is $595 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $136k).
• Recommended offer: $132k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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; 7 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 38% 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 $940 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 $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 20y 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 $71k; list at $136k implies a 92% 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 $131,920 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.36% ✓
• Cap rate: 11.55%
• Cash-on-cash: 18.76%
• DSCR: 1.83
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $138,336
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7511 Eastern Circle Dr	0.07mi	2/2.0	1,056 (0%)	3mo	$138,000	$131	95
9100 Highpoint Blvd	0.38mi	2/2.0	1,040 (-2%)	2mo	$177,000	$170	78
7481 Eagle Dr	0.36mi	2/2.0	1,104 (+4%)	3mo	$217,000	$197	74
12260 Hallmark Ave	0.32mi	2/2.0	1,152 (+9%)	1mo	$105,000	$91	70
12306 Club House Rd	0.30mi	2/2.0	1,152 (+9%)	2mo	$149,900	$130	69
8116 Weeping Willow St	0.22mi	3/2.0 (+1)	960 (-9%)	2mo	$215,000	$224	68
12112 Sara St	0.55mi	2/2.0	1,009 (-4%)	2mo	$114,000	$113	65
8430 Highpoint Blvd	0.51mi	2/2.0	989 (-6%)	2mo	$144,900	$147	64
12075 Walshwood Ave	0.66mi	2/2.0	1,104 (+4%)	0mo	$107,084	$97	62
12087 Club House Rd	0.62mi	2/2.0	984 (-7%)	0mo	$125,000	$127	59
12169 Club House Rd	0.55mi	2/2.0	960 (-9%)	2mo	$130,000	$135	57
8043 Little Tee Ln	0.66mi	2/2.0	1,152 (+9%)	2mo	$112,400	$98	52

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: 10.5%
• Equity multiple: 1.42×
• Total profit: $15,863
• Equity at exit: $20,278

10-year hold

• IRR: 19.6%
• Equity multiple: 2.64×
• Total profit: $62,559
• Equity at exit: $11,759

Cash invested: $38,080 (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: $1,844 high
• Mortgage (P&I): −$713
• Tax from tax record: −$42 /mo · $506/yr
• Insurance: −$57
• HOA: −$49
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $595

Break-even live

Break-even rent $1,090

Max offer price $136,000

Occupancy floor 63%

Sensitivity live

Price	-10% $672	-5% $634	+0% $595	+5% $557	+10% $518
Rent	-10% $450	-5% $523	+0% $595	+5% $668	+10% $741
Rate	-1.0pp $664	-0.5pp $630	base $595	+0.5pp $560	+1.0pp $524

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: $34,000
• Closing costs: $4,080
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7402 Eastern Circle Dr Brooksville, FL	2.0	1.0	720	$1,200	$1.67	25d	1	0.25mi
12136 Fairway Ave Brooksville, FL	2.0	2.0	920	$1,650	$1.79	25d	1	0.62mi
12103 Fairway Ave Brooksville, FL	2.0	2.0	864	$1,725	$2.00	2d	1	0.69mi
7405 Western Circle Dr Brooksville, FL	2.0	2.0	1442	$1,500	$1.04	25d	1	0.93mi
13109 Lola Dr Spring Hill, FL	2.0	2.0	1483	$4,900	$3.30	25d	1	1.07mi
13186 Thrush St Spring Hill, FL	3.0	2.0	1114	$1,950	$1.75	25d	1	1.35mi
6289 Mariner Blvd Spring Hill, FL	3.0	2.0	1212	$1,850	$1.53	18d	1	1.45mi

HOA detail

• Monthly dues: $49 · $588/yr

Listing history 33 events

1. 2026-06-18
   days on market $136,000 Active 36 DOM
2. 2026-06-17
   days on market $136,000 Active 35 DOM
3. 2026-06-16
   days on market $136,000 Active 34 DOM
4. 2026-06-15
   days on market $136,000 Active 33 DOM
5. 2026-06-13
   days on market $136,000 Active 31 DOM
6. 2026-06-13
   pricedays on market $136,000 Active 30 DOM
7. 2026-06-09
   days on market $139,000 Active 27 DOM
8. 2026-06-08
   days on market $139,000 Active 26 DOM
9. 2026-06-07
   days on market $139,000 Active 25 DOM
10. 2026-06-04
    days on market $139,000 Active 22 DOM
11. 2026-06-03
    days on market $139,000 Active 21 DOM
12. 2026-06-02
    days on market $139,000 Active 20 DOM
13. 2026-06-01
    days on market $139,000 Active 19 DOM
14. 2026-05-31
    days on market $139,000 Active 18 DOM
15. 2026-05-13
    listed $139,000 Active 392-char remark

    Show marketing remark (392 chars)

    High Point Community 2 Bedroom 1.5 Baths- And A Carport- Enter The Home To The Kitchen With Stainless Steel Appliances- 1/2 Bathroom- Dining Room- Large Living Room 21x11- Full Bathroom With A Soaking Tub- Screened Porch- Utility Room/Shed/Work Shop- Newer Double Pane Tilt Out Windows With New Screens In The Living And Dining Rooms- Newer Gutters And Roof In 2020- Call Today For A Showing.

16. 2026-05-13
    listed $139,000 Active

    Show marketing remark (392 chars)

    High Point Community 2 Bedroom 1.5 Baths- And A Carport- Enter The Home To The Kitchen With Stainless Steel Appliances- 1/2 Bathroom- Dining Room- Large Living Room 21x11- Full Bathroom With A Soaking Tub- Screened Porch- Utility Room/Shed/Work Shop- Newer Double Pane Tilt Out Windows With New Screens In The Living And Dining Rooms- Newer Gutters And Roof In 2020- Call Today For A Showing.

17. 2020-06-30
    historical
18. 2019-10-08
    soldstatus $71,000
19. 2019-10-03
    soldstatus $71,000
20. 2019-10-03
    soldstatus $71,000
21. 2019-10-03
    soldstatus $71,000
22. 2019-08-02
    listed $74,500
23. 2019-08-02
    listed $74,500
24. 2019-08-01
    listed $74,500
25. 2019-07-14
    historical
26. 2019-01-14
    listed $71,500
27. 2019-01-14
    listed $71,500
28. 2016-05-13
    historical
29. 2015-11-13
    listed $60,000
30. 2007-05-22
    soldstatus $50,000
31. 2007-05-18
    soldstatus $50,000
32. 2006-01-13
    listed $53,500
33. 1989-06-01
    soldstatus $33,800

ⓘ 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: $506 · $42/mo
• Projected year-2 tax: $1,129 · $94/mo
• Expected delta: +$623/yr (+$52/mo · 123.0%)

ⓘ 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: $22,123
• − Mortgage interest: −$7,618
• − Property taxes: −$506
• − Insurance: −$680
• − Repairs & maintenance: −$1,770
• − Management: −$1,770
• − HOA: −$588
• − Depreciation: −$3,956
• Taxable income: $5,235
• Est. tax owed @ 24.0%: −$1,256
• After-tax cash flow: $5,888/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

+311.2% since first listed

19 events — show timeline

• 2026-05-13 Listed $139,000 HCAR
• 2026-05-13 Listed $139,000 Stellar MLS as Distributed by MLS Grid
• 2020-06-30 Listing Removed — HCAR
• 2019-10-08 Sold (Public Records) $71,000 Public Records
• 2019-10-03 Sold (MLS) $71,000 Stellar MLS as Distributed by MLS Grid
• 2019-10-03 Sold (MLS) $71,000 St. Augustine and St. Johns County Board of REALTORS®
• 2019-10-03 Sold (MLS) $71,000 HCAR
• 2019-08-02 Listed $74,500 St. Augustine and St. Johns County Board of REALTORS®
• 2019-08-02 Listed $74,500 HCAR
• 2019-08-01 Listed $74,500 Stellar MLS as Distributed by MLS Grid
• 2019-07-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-01-14 Listed $71,500 Stellar MLS as Distributed by MLS Grid
• 2019-01-14 Listed $71,500 HCAR
• 2016-05-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-11-13 Listed $60,000 Stellar MLS as Distributed by MLS Grid
• 2007-05-22 Sold (Public Records) $50,000 Public Records
• 2007-05-18 Sold (MLS) $50,000 HCAR
• 2006-01-13 Listed $53,500 HCAR
• 1989-06-01 Sold (Public Records) $33,800 Public Records

Property tax history

+8.7%/yr

Latest (2025): $506 · +0.7% YoY. Source: county tax records.