8164 Highpoint Blvd · High Point, FL 34613

$185,000

3 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 153 Days on market

Built 1981 0.30 ac lot Est $124k · 50% over $46/mo HOA · 2% of rent

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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 +22.2/30.0
• DSCR +7.1/10.0
• 1% rule +5.1/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this High Point gem! This charming 2-bedroom, 2-bath golf course home is perfectly positioned just behind the green on the 13th hole of the High Point course. Relax and watch the action from your built-in, screened-in poolâ ''golf course living at its finest! Sitting on an oversized lot and a half, the property offers plenty of room to enjoy both indoor and outdoor living. Inside, the home is spacious yet cozy, with a warm, inviting feel throughout. The glass-enclosed side porch expands the living area, creating the perfect spot to unwind, while the generously sized bedrooms provide comfort and privacy. A pool and golf course frontage in High Point? Yes, please. Opportunities like this are rare. Schedule your private showing today and see it for yourself

Key facts

• Golf course frontage
• Oversized lot
• Screened-in pool

Tags

• SCREENED-IN POOL
• OVERSIZED LOT
• GLASS-ENCLOSED SIDE PORCH
• GOLF COURSE FRONTAGE

Property features AI

Finance

• Other: Partially furnished; Paved road access; Lot approximately 0.33 acre (60 x 155)
• Financial info: No lease restrictions indicated; Total monthly HOA fees $48 (total annual fees $576)
• HOA & community: High Point Community HOA (monthly fee $48); HOA amenities: clubhouse, fitness center, gated community, golf course, pickleball courts, pool, racquetball, recreation facilities; Community features: clubhouse, golf carts allowed, golf, pool, racquetball, tennis courts; Senior community; Pets allowed with breed restrictions

Exterior

• Parking: Carport with 2 spaces
• Security: 24-hour guard included in HOA
• Utilities: Public water; Public sewer; Cable available; Electricity available; Phone available
• Home design: Manufactured home (double wide); 1 story; South-facing; One-level entry
• Construction: Metal siding; Vinyl siding; Membrane roof; Pillar/Post/Pier foundation; Built as a double wide manufactured home
• Exterior features: Exterior lighting; 10 x 28 pool; In-ground pool; Above-ground spa; Private pool

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer; Laundry located inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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); 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: 695 active listings in the ZIP; 4 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 $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

• It's been on market 153 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y ago; this cycle's ask has dropped $11k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $185k implies a 1847% 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 $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.01% ✓
• Cap rate: 8.25%
• Cash-on-cash: 6.98%
• DSCR: 1.31
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $123,552
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12075 Walshwood Ave	0.24mi	2/2.0 (-1)	1,104 (+4%)	0mo	$107,084	$97	76
8221 Highpoint Blvd	0.09mi	2/2.0 (-1)	1,152 (+9%)	2mo	$85,000	$74	74
7528 Western Circle Dr	0.36mi	2/2.0 (-1)	1,026 (-3%)	1mo	$105,000	$102	73
12112 Sara St	0.32mi	2/2.0 (-1)	1,009 (-4%)	2mo	$114,000	$113	71
12041 Fairway Ave	0.23mi	2/2.0 (-1)	1,152 (+9%)	1mo	$135,000	$117	68
8043 Little Tee Ln	0.28mi	2/2.0 (-1)	1,152 (+9%)	2mo	$112,400	$98	65
7444 Highpoint Blvd	0.50mi	2/2.0 (-1)	1,104 (+4%)	1mo	$140,000	$127	63
12087 Club House Rd	0.47mi	2/2.0 (-1)	984 (-7%)	0mo	$125,000	$127	61
12169 Club House Rd	0.48mi	2/2.0 (-1)	960 (-9%)	2mo	$130,000	$135	56
7359 Highpoint	0.65mi	2/2.0 (-1)	984 (-7%)	2mo	$135,000	$137	52
12306 Club House Rd	0.64mi	2/2.0 (-1)	1,152 (+9%)	2mo	$149,900	$130	48
12260 Hallmark Ave	0.71mi	2/2.0 (-1)	1,152 (+9%)	1mo	$105,000	$91	46

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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-10,835
• Equity at exit: $27,584

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $15,118
• Equity at exit: $15,995

Cash invested: $51,800 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,869 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$83 /mo · $990/yr
• Insurance: −$77
• HOA: −$46
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $301

Break-even live

Break-even rent $1,488

Max offer price $185,000

Occupancy floor 79%

Sensitivity live

Price	-10% $406	-5% $353	+0% $301	+5% $249	+10% $196
Rent	-10% $153	-5% $227	+0% $301	+5% $375	+10% $449
Rate	-1.0pp $394	-0.5pp $348	base $301	+0.5pp $253	+1.0pp $204

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12103 Fairway Ave Brooksville, FL	2.0	2.0	864	$1,725	$2.00	2d	1	0.32mi
12136 Fairway Ave Brooksville, FL	2.0	2.0	920	$1,650	$1.79	25d	1	0.37mi
7405 Western Circle Dr Brooksville, FL	2.0	2.0	1442	$1,500	$1.04	25d	1	0.58mi
7402 Eastern Circle Dr Brooksville, FL	2.0	1.0	720	$1,200	$1.67	25d	1	1.01mi

HOA detail

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

Listing history 25 events

1. 2026-06-21
   days on marketlisting id $185,000 Active 153 DOM
2. 2026-06-18
   days on market $185,000 Active 150 DOM
3. 2026-06-17
   days on market $185,000 Active 149 DOM
4. 2026-06-16
   days on market $185,000 Active 148 DOM
5. 2026-06-15
   days on market $185,000 Active 147 DOM
6. 2026-06-13
   days on market $185,000 Active 145 DOM
7. 2026-06-13
   days on market $185,000 Active 144 DOM
8. 2026-06-09
   days on market $185,000 Active 141 DOM
9. 2026-06-08
   days on market $185,000 Active 140 DOM
10. 2026-06-07
    days on market $185,000 Active 139 DOM
11. 2026-06-04
    days on market $185,000 Active 136 DOM
12. 2026-06-03
    days on market $185,000 Active 135 DOM
13. 2026-06-02
    days on market $185,000 Active 134 DOM
14. 2026-06-01
    days on market $185,000 Active 133 DOM
15. 2026-05-31
    days on market $185,000 Active 132 DOM
16. 2026-04-03
    price $185,000 780-char remark

    Show marketing remark (780 chars)

    Discover this High Point gem! This charming 2-bedroom, 2-bath golf course home is perfectly positioned just behind the green on the 13th hole of the High Point course. Relax and watch the action from your built-in, screened-in poolâ ''golf course living at its finest! Sitting on an oversized lot and a half, the property offers plenty of room to enjoy both indoor and outdoor living. Inside, the home is spacious yet cozy, with a warm, inviting feel throughout. The glass-enclosed side porch expands the living area, creating the perfect spot to unwind, while the generously sized bedrooms provide comfort and privacy. A pool and golf course frontage in High Point? Yes, please. Opportunities like this are rare. Schedule your private showing today and see it for yourself

17. 2026-04-03
    price $185,000

    Show marketing remark (780 chars)

    Discover this High Point gem! This charming 2-bedroom, 2-bath golf course home is perfectly positioned just behind the green on the 13th hole of the High Point course. Relax and watch the action from your built-in, screened-in poolâ ''golf course living at its finest! Sitting on an oversized lot and a half, the property offers plenty of room to enjoy both indoor and outdoor living. Inside, the home is spacious yet cozy, with a warm, inviting feel throughout. The glass-enclosed side porch expands the living area, creating the perfect spot to unwind, while the generously sized bedrooms provide comfort and privacy. A pool and golf course frontage in High Point? Yes, please. Opportunities like this are rare. Schedule your private showing today and see it for yourself

18. 2026-03-19
    price $190,900

    Show marketing remark (780 chars)

    Discover this High Point gem! This charming 2-bedroom, 2-bath golf course home is perfectly positioned just behind the green on the 13th hole of the High Point course. Relax and watch the action from your built-in, screened-in poolâ ''golf course living at its finest! Sitting on an oversized lot and a half, the property offers plenty of room to enjoy both indoor and outdoor living. Inside, the home is spacious yet cozy, with a warm, inviting feel throughout. The glass-enclosed side porch expands the living area, creating the perfect spot to unwind, while the generously sized bedrooms provide comfort and privacy. A pool and golf course frontage in High Point? Yes, please. Opportunities like this are rare. Schedule your private showing today and see it for yourself

19. 2026-03-19
    price $190,900 780-char remark

    Show marketing remark (780 chars)

    Discover this High Point gem! This charming 2-bedroom, 2-bath golf course home is perfectly positioned just behind the green on the 13th hole of the High Point course. Relax and watch the action from your built-in, screened-in poolâ ''golf course living at its finest! Sitting on an oversized lot and a half, the property offers plenty of room to enjoy both indoor and outdoor living. Inside, the home is spacious yet cozy, with a warm, inviting feel throughout. The glass-enclosed side porch expands the living area, creating the perfect spot to unwind, while the generously sized bedrooms provide comfort and privacy. A pool and golf course frontage in High Point? Yes, please. Opportunities like this are rare. Schedule your private showing today and see it for yourself

20. 2026-01-19
    listed $195,900 Active 780-char remark

    Show marketing remark (780 chars)

    Discover this High Point gem! This charming 2-bedroom, 2-bath golf course home is perfectly positioned just behind the green on the 13th hole of the High Point course. Relax and watch the action from your built-in, screened-in poolâ ''golf course living at its finest! Sitting on an oversized lot and a half, the property offers plenty of room to enjoy both indoor and outdoor living. Inside, the home is spacious yet cozy, with a warm, inviting feel throughout. The glass-enclosed side porch expands the living area, creating the perfect spot to unwind, while the generously sized bedrooms provide comfort and privacy. A pool and golf course frontage in High Point? Yes, please. Opportunities like this are rare. Schedule your private showing today and see it for yourself

21. 2026-01-19
    listed $195,900 Active

    Show marketing remark (780 chars)

    Discover this High Point gem! This charming 2-bedroom, 2-bath golf course home is perfectly positioned just behind the green on the 13th hole of the High Point course. Relax and watch the action from your built-in, screened-in poolâ ''golf course living at its finest! Sitting on an oversized lot and a half, the property offers plenty of room to enjoy both indoor and outdoor living. Inside, the home is spacious yet cozy, with a warm, inviting feel throughout. The glass-enclosed side porch expands the living area, creating the perfect spot to unwind, while the generously sized bedrooms provide comfort and privacy. A pool and golf course frontage in High Point? Yes, please. Opportunities like this are rare. Schedule your private showing today and see it for yourself

22. 2003-12-08
    soldstatus $9,500
23. 2002-05-22
    soldstatus $65,000
24. 2002-05-17
    soldstatus $65,000
25. 2002-05-17
    listed $72,000

ⓘ 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: $990 · $83/mo
• Projected year-2 tax: $1,536 · $128/mo
• Expected delta: +$545/yr (+$45/mo · 55.1%)

ⓘ 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: $22,433
• − Mortgage interest: −$10,363
• − Property taxes: −$990
• − Insurance: −$925
• − Repairs & maintenance: −$1,795
• − Management: −$1,795
• − HOA: −$552
• − Depreciation: −$5,382
• Taxable income: $632
• Est. tax owed @ 24.0%: −$152
• After-tax cash flow: $3,462/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

+184.6% since first listed

10 events — show timeline

• 2026-04-03 Price Changed $185,000 HCAR
• 2026-04-03 Price Changed $185,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Price Changed $190,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Price Changed $190,900 HCAR
• 2026-01-19 Listed $195,900 HCAR
• 2026-01-19 Listed $195,900 Stellar MLS as Distributed by MLS Grid
• 2003-12-08 Sold (Public Records) $9,500 Public Records
• 2002-05-22 Sold (Public Records) $65,000 Public Records
• 2002-05-17 Listed $72,000 HCAR
• 2002-05-17 Sold (MLS) $65,000 HCAR

Property tax history

+5.7%/yr

Latest (2025): $990 · +0.2% YoY. Source: county tax records.