8081 Fairlane Ave · High Point, FL 34613

$139,900

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 154 Days on market

Built 1974 9,598 sqft lot Est $146k · at est. $46/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 +25.2/30.0
• ARV discount +9.5/15.0
• DSCR +8.2/10.0
• 1% rule +7.0/10.0
• 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 MLS

Charming 2-bedroom, 2-bath home with nice curb appeal and modern updates throughout! Featuring newer flooring, an updated kitchen with a built-in pantry/desk area, and renovated bathrooms. Enjoy a large private backyard, perfect for outdoor relaxation. The expansive utility room offers ample space, including room for a golf cart. A year-round enclosed Florida room adds to the appeal, providing a cozy retreat all year long. The open floor plan combines the living and dining areas, complete with built-in cabinets for extra storage. The High Point 55+ Community offers tons of amenities such as Golf, tennis, pickleball, heated pool, social events and so much more. All of this with low HOA fees and you own the land!

Key facts

• Built-in pantry
• Renovated bathrooms
• Private backyard

Tags

• UPDATED KITCHEN
• BUILT-IN PANTRY
• RENOVATED BATHROOMS
• PRIVATE BACKYARD
• EXPANSIVE UTILITY ROOM
• ENCLOSED FLORIDA ROOM

Property features AI

Finance

• Other: Partially furnished; Living area approximately 1,152 sq ft (per public records); Lot about 0.22 acres; Universal property ID on file; Directions available to property
• Financial info: Total annual fees $552
• HOA & community: Has HOA (monthly fee $46); Association name: Susan; Association fee required; Community features: Buyer approval required, Deed restrictions, Golf carts allowed, Golf; Senior community; Pets allowed: Cats OK, Dogs OK

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity available and connected
• Home design: Residential mobile home (double wide); One story; Faces East
• Construction: Vinyl siding; Roof over; Pillar/Post/Pier foundation
• Exterior features: Paved road access; Lighting

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Open floorplan; Lighting
• Laundry & utility: Washer; Dryer; Laundry: Other

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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 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 34% 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 $967 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.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 21y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $59k; list at $140k implies a 137% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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: 1.20% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.54%
• DSCR: 1.42
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $146,304
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8043 Little Tee Ln	0.29mi	2/2.0	1,152 (0%)	2mo	$112,400	$98	85
12041 Fairway Ave	0.40mi	2/2.0	1,152 (0%)	1mo	$135,000	$117	80
12075 Walshwood Ave	0.38mi	2/2.0	1,104 (-4%)	0mo	$107,084	$97	75
7444 Highpoint Blvd	0.41mi	2/2.0	1,104 (-4%)	1mo	$140,000	$127	73
7528 Western Circle Dr	0.26mi	2/2.0	1,026 (-11%)	1mo	$105,000	$102	69
12306 Club House Rd	0.69mi	2/2.0	1,152 (0%)	2mo	$149,900	$130	66
12260 Hallmark Ave	0.74mi	2/2.0	1,152 (0%)	1mo	$105,000	$91	65
12087 Club House Rd	0.44mi	2/2.0	984 (-15%)	0mo	$125,000	$127	55
8134 Baycrest Dr	0.59mi	2/2.0	1,284 (+12%)	2mo	$158,000	$123	52
12160 Sara	0.47mi	3/2.0 (+1)	1,296 (+12%)	1mo	$195,000	$150	51
7359 Highpoint	0.56mi	2/2.0	984 (-15%)	2mo	$135,000	$137	48
7360 Nielson Ave	0.63mi	2/2.0	1,300 (+13%)	2mo	$179,900	$138	48

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-2,787
• Equity at exit: $20,860

10-year hold

• IRR: 7.8%
• Equity multiple: 1.60×
• Total profit: $23,334
• Equity at exit: $12,096

Cash invested: $39,172 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,683 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$180 /mo · $2,165/yr
• Insurance: −$58
• HOA: −$46
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $311

Break-even live

Break-even rent $1,289

Max offer price $139,900

Occupancy floor 77%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7405 Western Circle Dr Brooksville, FL	2.0	2.0	1442	$1,500	$1.04	24d	1	0.46mi
12103 Fairway Ave Brooksville, FL	2.0	2.0	864	$1,725	$2.00	1d	1	0.49mi
12136 Fairway Ave Brooksville, FL	2.0	2.0	920	$1,650	$1.79	24d	1	0.53mi
7402 Eastern Circle Dr Brooksville, FL	2.0	1.0	720	$1,200	$1.67	24d	1	1.06mi

HOA detail

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

Listing history 38 events

1. 2026-06-18
   days on market $139,900 Active 154 DOM
2. 2026-06-17
   days on market $139,900 Active 153 DOM
3. 2026-06-16
   days on market $139,900 Active 152 DOM
4. 2026-06-15
   days on market $139,900 Active 151 DOM
5. 2026-06-13
   days on market $139,900 Active 149 DOM
6. 2026-06-13
   days on market $139,900 Active 148 DOM
7. 2026-06-09
   days on market $139,900 Active 145 DOM
8. 2026-06-08
   days on market $139,900 Active 144 DOM
9. 2026-06-07
   days on market $139,900 Active 143 DOM
10. 2026-06-04
    days on market $139,900 Active 140 DOM
11. 2026-06-03
    days on market $139,900 Active 139 DOM
12. 2026-06-02
    days on market $139,900 Active 138 DOM
13. 2026-06-01
    days on market $139,900 Active 137 DOM
14. 2026-05-31
    days on market $139,900 Active 136 DOM
15. 2026-03-19
    price $139,900 720-char remark

    Show marketing remark (720 chars)

    Charming 2-bedroom, 2-bath home with nice curb appeal and modern updates throughout! Featuring newer flooring, an updated kitchen with a built-in pantry/desk area, and renovated bathrooms. Enjoy a large private backyard, perfect for outdoor relaxation. The expansive utility room offers ample space, including room for a golf cart. A year-round enclosed Florida room adds to the appeal, providing a cozy retreat all year long. The open floor plan combines the living and dining areas, complete with built-in cabinets for extra storage. The High Point 55+ Community offers tons of amenities such as Golf, tennis, pickleball, heated pool, social events and so much more. All of this with low HOA fees and you own the land!

16. 2026-03-19
    price $139,900

    Show marketing remark (720 chars)

    Charming 2-bedroom, 2-bath home with nice curb appeal and modern updates throughout! Featuring newer flooring, an updated kitchen with a built-in pantry/desk area, and renovated bathrooms. Enjoy a large private backyard, perfect for outdoor relaxation. The expansive utility room offers ample space, including room for a golf cart. A year-round enclosed Florida room adds to the appeal, providing a cozy retreat all year long. The open floor plan combines the living and dining areas, complete with built-in cabinets for extra storage. The High Point 55+ Community offers tons of amenities such as Golf, tennis, pickleball, heated pool, social events and so much more. All of this with low HOA fees and you own the land!

17. 2026-01-15
    listed $149,900 Active
18. 2026-01-14
    listed $149,900 Active 720-char remark

    Show marketing remark (720 chars)

    Charming 2-bedroom, 2-bath home with nice curb appeal and modern updates throughout! Featuring newer flooring, an updated kitchen with a built-in pantry/desk area, and renovated bathrooms. Enjoy a large private backyard, perfect for outdoor relaxation. The expansive utility room offers ample space, including room for a golf cart. A year-round enclosed Florida room adds to the appeal, providing a cozy retreat all year long. The open floor plan combines the living and dining areas, complete with built-in cabinets for extra storage. The High Point 55+ Community offers tons of amenities such as Golf, tennis, pickleball, heated pool, social events and so much more. All of this with low HOA fees and you own the land!

19. 2025-01-10
    historical
20. 2024-12-24
    status Active
21. 2024-12-24
    status Active
22. 2024-12-19
    status Pending
23. 2024-12-19
    status Pending
24. 2024-12-19
    historical
25. 2024-12-03
    listed $149,900 Active
26. 2024-12-03
    listed $149,900 Active
27. 2019-08-07
    historical
28. 2019-04-18
    listed $89,900
29. 2017-02-15
    soldstatus $59,000
30. 2017-02-07
    soldstatus $59,000
31. 2017-02-07
    soldstatus $59,000
32. 2016-06-02
    listed $69,900
33. 2016-06-02
    listed $69,900
34. 2006-02-17
    soldstatus $80,000
35. 2006-02-16
    soldstatus $80,000
36. 2005-12-16
    listed $82,000
37. 2003-03-07
    soldstatus $47,500
38. 1997-07-07
    soldstatus $42,000

ⓘ 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: $2,165 · $180/mo
• Projected year-2 tax: $2,165 · $180/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 · 22 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: $20,198
• − Mortgage interest: −$7,837
• − Property taxes: −$2,165
• − Insurance: −$700
• − Repairs & maintenance: −$1,616
• − Management: −$1,616
• − HOA: −$552
• − Depreciation: −$4,070
• Taxable income: $1,643
• Est. tax owed @ 24.0%: −$394
• After-tax cash flow: $3,341/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

+233.1% since first listed

24 events — show timeline

• 2026-03-19 Price Changed $139,900 HCAR
• 2026-03-19 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-15 Listed $149,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-14 Listed $149,900 HCAR
• 2025-01-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-12-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-12-24 Relisted — HCAR
• 2024-12-19 Pending — HCAR
• 2024-12-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-12-19 Listing Removed — HCAR
• 2024-12-03 Listed $149,900 HCAR
• 2024-12-03 Listed $149,900 Stellar MLS as Distributed by MLS Grid
• 2019-08-07 Listing Removed — HCAR
• 2019-04-18 Listed $89,900 HCAR
• 2017-02-15 Sold (Public Records) $59,000 Public Records
• 2017-02-07 Sold (MLS) $59,000 St. Augustine and St. Johns County Board of REALTORS®
• 2017-02-07 Sold (MLS) $59,000 HCAR
• 2016-06-02 Listed $69,900 St. Augustine and St. Johns County Board of REALTORS®
• 2016-06-02 Listed $69,900 HCAR
• 2006-02-17 Sold (Public Records) $80,000 Public Records
• 2006-02-16 Sold (MLS) $80,000 HCAR
• 2005-12-16 Listed $82,000 HCAR
• 2003-03-07 Sold (Public Records) $47,500 Public Records
• 1997-07-07 Sold (Public Records) $42,000 Public Records

Property tax history

+18.3%/yr

Latest (2025): $2,165 · +2.1% YoY. Source: county tax records.