12305 Conde Dr · High Point, FL 34613

$135,000

2 bd · 2.0 ba · 768 sqft · Manufactured public records · 86 Days on market

Built 1973 6,000 sqft lot Est $124k · 9% over $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 +21.7/30.0
• DSCR +6.9/10.0
• 1% rule +6.1/10.0
• Schools +4.2/10.0
• ARV discount +3.7/15.0
• 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 12305 Conde Dr, a well-maintained 3-bedroom, 2-bath home offering a comfortable layout with bright, open living spaces and a functional kitchen ideal for everyday living or entertaining. Step outside and enjoy your private lot--perfect for gardening, relaxing, or soaking up the Florida sunshine. High Point offers a vibrant, amenity-rich lifestyle, including golf, tennis, pickleball, shuffleboard, a clubhouse, and a heated pool with sun deck. Residents also benefit from a 24-hour staffed information booth for added convenience and peace of mind. Conveniently located near shopping, dining, and everyday essentials, this move-in ready home delivers both comfort and accessibility.

Key facts

• Functional kitchen
• Lot for gardening
• Heated pool

Tags

• FUNCTIONAL KITCHEN
• LOT FOR GARDENING
• HEATED POOL

Property features AI

Finance

• Other: Lot size about 0.14 acre; Living area reported as 768 square feet; Home is listed as residential mobile home (single wide); Lease restrictions apply
• HOA & community: HOA (HighPont) with required approval; Monthly HOA fee of $44; Community amenities: Clubhouse, Golf Course, Pickleball courts; Senior community; Pets allowed

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity connected; Cable available
• Home design: Single-wide mobile home; Single-story; West-facing
• Construction: Frame construction; Shingle roof
• Exterior features: Paved road access; Lot dimensions approximately 60 x 100

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Freezer
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Separate living and dining areas
• Laundry & utility: Washer; Dryer; Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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; 4 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 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 $933 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 86 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $135k implies a 184% 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; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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: 1.11% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.55%
• DSCR: 1.29
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $124,416
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8013 Eastern Circle Dr	0.39mi	2/2.0	828 (+8%)	2mo	$120,000	$145	67
7526 Highpoint Blvd	0.58mi	2/2.0	768 (0%)	14mo	$122,000	$159	61
7540 Western Circle Dr	0.69mi	2/1.0	768 (0%)	13mo	$130,000	$169	53
12334 Fairway Ave	0.73mi	2/1.5	744 (-3%)	8mo	$105,000	$141	52
7252 Fairlane Ave	0.44mi	2/2.0	696 (-9%)	14mo	$113,000	$162	52
7174 Fairlane Ave	0.34mi	2/2.0	660 (-14%)	12mo	$120,000	$182	51
8479 Highpoint Blvd	0.73mi	2/2.0	736 (-4%)	11mo	$120,000	$163	50

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-8,679
• Equity at exit: $20,129

10-year hold

• IRR: 3.5%
• Equity multiple: 1.25×
• Total profit: $9,581
• Equity at exit: $11,672

Cash invested: $37,800 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,504 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$173 /mo · $2,078/yr
• Insurance: −$56
• HOA: −$44
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $206

Break-even live

Break-even rent $1,242

Max offer price $135,000

Occupancy floor 81%

Sensitivity live

Price	-10% $283	-5% $245	+0% $206	+5% $168	+10% $130
Rent	-10% $88	-5% $147	+0% $206	+5% $266	+10% $325
Rate	-1.0pp $274	-0.5pp $241	base $206	+0.5pp $171	+1.0pp $136

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.22mi
7513 Highpoint Blvd Brooksville, FL	2.0	1.0	672	$1,150	$1.71	25d	1	0.61mi
12136 Fairway Ave Brooksville, FL	2.0	2.0	920	$1,650	$1.79	25d	1	0.78mi
13186 Thrush St Spring Hill, FL	3.0	2.0	1114	$1,950	$1.75	25d	1	1.16mi

HOA detail

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

Listing history 17 events

1. 2026-05-31
   days on market $135,000 Active 86 DOM
2. 2026-04-16
   price $135,000 697-char remark

   Show marketing remark (697 chars)

   . Welcome to 12305 Conde Dr, a well-maintained 3-bedroom, 2-bath home offering a comfortable layout with bright, open living spaces and a functional kitchen ideal for everyday living or entertaining. Step outside and enjoy your private lot--perfect for gardening, relaxing, or soaking up the Florida sunshine. High Point offers a vibrant, amenity-rich lifestyle, including golf, tennis, pickleball, shuffleboard, a clubhouse, and a heated pool with sun deck. Residents also benefit from a 24-hour staffed information booth for added convenience and peace of mind. Conveniently located near shopping, dining, and everyday essentials, this move-in ready home delivers both comfort and accessibility.

3. 2026-04-16
   price $135,000

   Show marketing remark (697 chars)

   . Welcome to 12305 Conde Dr, a well-maintained 3-bedroom, 2-bath home offering a comfortable layout with bright, open living spaces and a functional kitchen ideal for everyday living or entertaining. Step outside and enjoy your private lot--perfect for gardening, relaxing, or soaking up the Florida sunshine. High Point offers a vibrant, amenity-rich lifestyle, including golf, tennis, pickleball, shuffleboard, a clubhouse, and a heated pool with sun deck. Residents also benefit from a 24-hour staffed information booth for added convenience and peace of mind. Conveniently located near shopping, dining, and everyday essentials, this move-in ready home delivers both comfort and accessibility.

4. 2026-03-06
   listed $149,900 Active
5. 2025-12-01
   listed $149,900 Active 697-char remark

   Show marketing remark (697 chars)

   . Welcome to 12305 Conde Dr, a well-maintained 3-bedroom, 2-bath home offering a comfortable layout with bright, open living spaces and a functional kitchen ideal for everyday living or entertaining. Step outside and enjoy your private lot--perfect for gardening, relaxing, or soaking up the Florida sunshine. High Point offers a vibrant, amenity-rich lifestyle, including golf, tennis, pickleball, shuffleboard, a clubhouse, and a heated pool with sun deck. Residents also benefit from a 24-hour staffed information booth for added convenience and peace of mind. Conveniently located near shopping, dining, and everyday essentials, this move-in ready home delivers both comfort and accessibility.

6. 2019-11-11
   historical
7. 2019-11-11
   historical
8. 2018-05-09
   listed $79,900
9. 2018-05-08
   historical
10. 2018-05-08
    historical
11. 2017-09-18
    listed $89,900
12. 2017-09-18
    listed $89,900
13. 2015-09-27
    historical
14. 2015-03-27
    listed $79,900
15. 2015-03-27
    listed $79,900
16. 2003-05-01
    soldstatus $47,500
17. 1993-01-01
    soldstatus $33,500

ⓘ 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: $2,078 · $173/mo
• Projected year-2 tax: $2,078 · $173/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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 22 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: $18,042
• − Mortgage interest: −$7,562
• − Property taxes: −$2,078
• − Insurance: −$675
• − Repairs & maintenance: −$1,443
• − Management: −$1,443
• − HOA: −$528
• − Depreciation: −$3,927
• Taxable income: $385
• Est. tax owed @ 24.0%: −$92
• After-tax cash flow: $2,384/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

+303.0% since first listed

16 events — show timeline

• 2026-04-16 Price Changed $135,000 HCAR
• 2026-04-16 Price Changed $135,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-06 Listed $149,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-01 Listed $149,900 HCAR
• 2019-11-11 Listing Removed — HCAR
• 2019-11-11 Listing Removed — HCAR
• 2018-05-09 Listed $79,900 HCAR
• 2018-05-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-05-08 Listing Removed — HCAR
• 2017-09-18 Listed $89,900 Stellar MLS as Distributed by MLS Grid
• 2017-09-18 Listed $89,900 HCAR
• 2015-09-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-03-27 Listed $79,900 Stellar MLS as Distributed by MLS Grid
• 2015-03-27 Listed $79,900 HCAR
• 2003-05-01 Sold (Public Records) $47,500 Public Records
• 1993-01-01 Sold (Public Records) $33,500 Public Records

Property tax history

+19.1%/yr

Latest (2025): $2,078 · +2.3% YoY. Source: county tax records.