12176 Evantide Ave · High Point, FL 34613

$215,000

2 bd · 2.0 ba · 1,104 sqft · Manufactured public records · 7 Days on market

Built 1984 8,125 sqft lot $46/mo HOA · 3% of rent

---

Why this score? — see what drove the D- 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 +12.7/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• DSCR +3.8/10.0
• 1% rule +3.5/10.0
• 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 the desirable High Point 55+ Golf Community, where you own your land! This beautifully updated 2-bedroom, 2-bathroom home is perfectly situated on the golf course and offers an inviting open-concept floor plan featuring a spacious kitchen, dining area, and living room with soaring vaulted ceilings, creating a bright and airy atmosphere. The stunning kitchen boasts granite countertops, abundant cabinetry, and a large additional pantry, providing exceptional storage space for all your needs. Numerous upgrades include updated windows and doors for enhanced energy efficiency and peace of mind. Outside, you'll find a second carport and an oversized shed with a convenient golf cart garage door, offering plenty of room for vehicles, golf carts, and storage. Whether you're entertaining guests or enjoying the peaceful golf course setting, this move-in-ready home offers the ideal combination of comfort, style, and functionality. Enjoy all the amenities and activities that make High Point one of the area's most sought-after active adult golf communities. Call for your tour today!

Key facts

• Updated windows
• Spacious kitchen
• Abundant cabinetry

Tags

• HIGH POINT 55 GOLF COMMUNITY
• OPEN-CONCEPT FLOOR PLAN
• SPACIOUS KITCHEN
• ABUNDANT CABINETRY
• LARGE ADDITIONAL PANTRY
• UPDATED WINDOWS

Property features AI

Finance

• Other: Partially furnished; Living area about 1,104 sq ft; total building area about 1,216 sq ft
• Financial info: Lease restrictions apply
• HOA & community: Monthly HOA $46 (includes pool); association approval required; association contact: Susan Metz; Community amenities: Clubhouse, Dog Park, Golf (golf carts ok), Pool, Tennis courts, Wheelchair access, Handicap modified; Senior community; Pets allowed with number limit

Exterior

• Parking: Carport with 6 spaces
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water connected; Sewer connected
• Home design: Manufactured double wide; One level; North-facing
• Construction: Vinyl siding; Metal roof; Pillar/post/pier foundation; Built as a manufactured home
• Exterior features: Exterior lighting; Asphalt road access; Lot about 0.2 acres (0 to less than 1/4 acre)

Interior

• Kitchen: Range; Range hood; Refrigerator; Exhaust fan
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Vaulted ceilings; Walk-in closet(s)
• Laundry & utility: Inside laundry room; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $215k.

Deal economics

• At list price, monthly cash flow is $-25 ($-301/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (15.4% below list).
• Recommended offer: $182k (15.4% below list) — sets the bar for 1% rule.

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; 6 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 37% 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 $6k 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 15y 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 $177k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $181,888 (15.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.85% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.50%
• DSCR: 0.98
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $140,208
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12075 Walshwood Ave	0.20mi	2/2.0	1,104 (0%)	0mo	$107,084	$97	90
12041 Fairway Ave	0.30mi	2/2.0	1,152 (+4%)	1mo	$135,000	$117	78
8043 Little Tee Ln	0.32mi	2/2.0	1,152 (+4%)	2mo	$112,400	$98	76
12306 Club House Rd	0.34mi	2/2.0	1,152 (+4%)	2mo	$149,900	$130	75
12260 Hallmark Ave	0.43mi	2/2.0	1,152 (+4%)	1mo	$105,000	$91	72
7444 Highpoint Blvd	0.58mi	2/2.0	1,104 (0%)	1mo	$140,000	$127	72
8221 Highpoint Blvd	0.42mi	2/2.0	1,152 (+4%)	2mo	$85,000	$74	72
7528 Western Circle Dr	0.52mi	2/2.0	1,026 (-7%)	1mo	$105,000	$102	63
9100 Highpoint Blvd	0.58mi	2/2.0	1,040 (-6%)	2mo	$177,000	$170	62
12087 Club House Rd	0.43mi	2/2.0	984 (-11%)	0mo	$125,000	$127	61
8116 Weeping Willow St	0.49mi	3/2.0 (+1)	960 (-13%)	2mo	$215,000	$224	49
7359 Highpoint	0.67mi	2/2.0	984 (-11%)	2mo	$135,000	$137	49

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: -17.1%
• Equity multiple: 0.39×
• Total profit: $-36,424
• Equity at exit: $32,057

10-year hold

• IRR: -9.0%
• Equity multiple: 0.44×
• Total profit: $-33,722
• Equity at exit: $18,589

Cash invested: $60,200 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,819 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$199 /mo · $2,387/yr
• Insurance: −$90
• HOA: −$46
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $-25

Break-even live

Break-even rent $1,851

Max offer price $210,569

Occupancy floor 96%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 6 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
12103 Fairway Ave Brooksville, FL	2.0	2.0	864	$1,725	$2.00	1d	1	0.23mi
7402 Eastern Circle Dr Brooksville, FL	2.0	1.0	720	$1,200	$1.67	24d	1	0.63mi
7405 Western Circle Dr Brooksville, FL	2.0	2.0	1442	$1,500	$1.04	24d	1	0.68mi
13109 Lola Dr Spring Hill, FL	2.0	2.0	1483	$4,900	$3.30	24d	1	1.46mi
13020 Sun Rd Brooksville, FL	2.0	2.0	1424	$1,700	$1.19	24d	1	1.47mi

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 7 events

1. 2026-06-18
   days on market $215,000 Active 7 DOM
2. 2026-06-17
   days on market $215,000 Active 6 DOM
3. 2026-06-16
   days on market $215,000 Active 5 DOM
4. 2026-06-15
   days on market $215,000 Active 4 DOM
5. 2026-06-13
   days on market $215,000 Active 2 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $215,000 Active 1 DOM

ⓘ 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: $2,387 · $199/mo
• Projected year-2 tax: $2,387 · $199/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 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 9/10 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: $21,827
• − Mortgage interest: −$12,043
• − Property taxes: −$2,387
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,746
• − Management: −$1,746
• − HOA: −$552
• − Depreciation: −$6,255
• Taxable loss: −$3,978
• Est. tax savings @ 24.0%: +$955
• After-tax cash flow: $654/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

+424.4% since first listed

18 events — show timeline

• 2026-06-11 Listed $215,000 Stellar MLS as Distributed by MLS Grid
• 2026-06-10 Listed $215,000 HCAR
• 2023-03-29 Sold (Public Records) $177,000 Public Records
• 2023-03-29 Sold (Public Records) $177,000 Public Records
• 2023-03-16 Sold (MLS) $177,000 St. Augustine and St. Johns County Board of REALTORS®
• 2023-03-16 Sold (MLS) $177,000 HCAR
• 2023-02-02 Contingent — HCAR
• 2023-01-26 Listed $179,900 St. Augustine and St. Johns County Board of REALTORS®
• 2023-01-26 Listed $179,900 HCAR
• 2019-11-11 Listing Removed — HCAR
• 2013-02-04 Sold (Public Records) $55,000 Public Records
• 2013-01-31 Sold (MLS) $55,000 HCAR
• 2013-01-31 Sold (MLS) $55,000 St. Augustine and St. Johns County Board of REALTORS®
• 2012-06-07 Listed $59,000 HCAR
• 2012-06-07 Listed $59,000 St. Augustine and St. Johns County Board of REALTORS®
• 2011-10-03 Listed $59,900 HCAR
• 1994-11-22 Sold (Public Records) $40,500 Public Records
• 1985-12-01 Sold (Public Records) $41,000 Public Records

Property tax history

+11.6%/yr

Latest (2025): $2,387 · -2.6% YoY. Source: county tax records.