12040 Diplomacy Ave · High Point, FL 34613

$89,900

2 bd · 2.0 ba · 1,032 sqft · Manufactured public records · 5 Days on market

Built 1971 8,712 sqft lot Est $121k · 26% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Priced to Sell! This two-bedroom, two-bath home offers a private setting with no rear neighbors, backing on the golf course property. The property features a carport and a spacious storage area and is vacant and easy to show. While the home could use some TLC, it presents a great opportunity to make it your own. Located in the desirable 55+ High Point Golf Community, residents enjoy an array of amenities including golf, tennis, pickleball, a heated pool, clubhouse, social activities, and much more. Don't miss this chance to enjoy the active Florida lifestyle at an affordable price.

Key facts

• Golf course property
• No rear neighbors
• Carport

Tags

• PRIVATE SETTING
• NO REAR NEIGHBORS
• GOLF COURSE PROPERTY
• CARPORT
• SPACIOUS STORAGE AREA
• 55 HIGH POINT GOLF COMMUNITY

Property features AI

Finance

• HOA & community: Homeowners association with $46 monthly fee; Located in a senior community

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Manufactured home (double wide); Single-story
• Construction: Aluminum siding
• Exterior features: Chain link fencing; On golf course; Asphalt road access; County road frontage

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating (other); Ceiling fans for cooling; Wall/window air conditioning units
• Interior features: Ceiling fans

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $717 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 15.9% 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); West Hernando Middle School (math 36% / reading 37%, grade F, #405 of 571 statewide, top 72%, 695 students, 58% FRL); Central High School (math 34% / reading 44%, grade F, #312 of 667 statewide, top 48%, 1,426 students, 53% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: 695 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 25y 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 $34k; list at $90k implies a 161% 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 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1971 — 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: 2.03% ✓
• Cap rate: 15.86%
• Cash-on-cash: 34.16%
• DSCR: 2.52
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $120,744
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7528 Western Circle Dr	0.16mi	2/2.0	1,026 (-1%)	1mo	$105,000	$102	91
12087 Club House Rd	0.13mi	2/2.0	984 (-5%)	0mo	$125,000	$127	86
12112 Sara St	0.19mi	2/2.0	1,009 (-2%)	2mo	$114,000	$113	86
7444 Highpoint Blvd	0.22mi	2/2.0	1,104 (+7%)	1mo	$140,000	$127	77
8043 Little Tee Ln	0.08mi	2/2.0	1,152 (+12%)	2mo	$112,400	$98	75
7359 Highpoint	0.34mi	2/2.0	984 (-5%)	2mo	$135,000	$137	74
12075 Walshwood Ave	0.34mi	2/2.0	1,104 (+7%)	0mo	$107,084	$97	72
9100 Highpoint Blvd	0.55mi	2/2.0	1,040 (+1%)	2mo	$177,000	$170	72
12306 Club House Rd	0.39mi	2/2.0	1,152 (+12%)	2mo	$149,900	$130	61
12260 Hallmark Ave	0.43mi	2/2.0	1,152 (+12%)	1mo	$105,000	$91	60
8221 Highpoint Blvd	0.40mi	2/2.0	1,152 (+12%)	2mo	$85,000	$74	60
12041 Fairway Ave	0.45mi	2/2.0	1,152 (+12%)	1mo	$135,000	$117	59

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: 29.6%
• Equity multiple: 2.24×
• Total profit: $31,160
• Equity at exit: $13,404

10-year hold

• IRR: 36.9%
• Equity multiple: 4.43×
• Total profit: $86,269
• Equity at exit: $7,773

Cash invested: $25,172 (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: 695
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,826 high
• Mortgage (P&I): −$471
• Tax from tax record: −$171 /mo · $2,049/yr
• Insurance: −$37
• HOA: −$46
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $717

Break-even live

Break-even rent $919

Max offer price $89,900

Occupancy floor 56%

Sensitivity live

Price	-10% $767	-5% $742	+0% $717	+5% $691	+10% $666
Rent	-10% $572	-5% $644	+0% $717	+5% $789	+10% $861
Rate	-1.0pp $762	-0.5pp $739	base $717	+0.5pp $693	+1.0pp $670

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	25d	1	0.31mi
12136 Fairway Ave Brooksville, FL	2.0	2.0	920	$1,650	$1.79	25d	1	0.48mi
12103 Fairway Ave Brooksville, FL	2.0	2.0	864	$1,725	$2.00	2d	1	0.48mi
7402 Eastern Circle Dr Brooksville, FL	2.0	1.0	720	$1,200	$1.67	25d	1	0.71mi
13109 Lola Dr Spring Hill, FL	2.0	2.0	1483	$4,900	$3.30	25d	1	1.43mi

HOA detail

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

Listing history 4 events

1. 2026-06-21
   days on market $89,900 Active 5 DOM
2. 2026-06-18
   days on market $89,900 Active 2 DOM
3. 2026-06-17
   remarks 588-char remark
4. 2026-06-17
   listed $89,900 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: $2,049 · $171/mo
• Projected year-2 tax: $2,049 · $171/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 6 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: $21,906
• − Mortgage interest: −$5,036
• − Property taxes: −$2,049
• − Insurance: −$450
• − Repairs & maintenance: −$1,752
• − Management: −$1,752
• − HOA: −$552
• − Depreciation: −$2,615
• Taxable income: $7,700
• Est. tax owed @ 24.0%: −$1,848
• After-tax cash flow: $6,750/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

+190.0% since first listed

7 events — show timeline

• 2026-06-16 Listed $89,900 HCAR
• 2019-11-11 Listing Removed — HCAR
• 2012-06-29 Listed $34,900 HCAR
• 2001-12-13 Sold (Public Records) $34,500 Public Records
• 2001-11-15 Sold (MLS) $36,000 HCAR
• 2001-10-02 Listed $36,000 HCAR
• 1998-11-04 Sold (Public Records) $31,000 Public Records

Property tax history

+22.1%/yr

Latest (2025): $2,049 · -1.6% YoY. Source: county tax records.