8496 Highpoint Blvd · High Point, FL 34613

$150,000

2 bd · 2.0 ba · 1,200 sqft · Manufactured public records · 7 Days on market

Built 1980 0.26 ac lot Est $140k · 7% over $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 +23.0/30.0
• DSCR +7.4/10.0
• 1% rule +6.3/10.0
• ARV discount +4.4/15.0
• 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

Under contract-accepting backup offers. There is A LOT to see here! WELCOME TO HIGH POINT! A DEED RESTRICTED 55+ GOLF COMMUNITY WHERE YOU OWN THE LAND! Located DIRECTLY ON THE GOLF COURSE! As you step into this home immediately to your right is the kitchen featuring a refrigerator, dishwasher, stove, microwave, and a single solid deep-dish sink which is great to wash large cookie sheets and large pans! Just off the kitchen is a cozy dinette area that flows into an oversized living room and larger dining room. There are plenty of windows allowing in natural light! Off the Livingroom, a very large, enclosed porch with windows and blinds provides additional living space ideal for a den, craft

Key facts

• Dog park
• Laundry room
• Community clubhouse

Tags

• ENCLOSED PORCH
• LAUNDRY ROOM
• MOUNTED HURRICANE SHUTTERS
• COMMUNITY CLUBHOUSE
• DOG PARK
• RV STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.4% 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 35% 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 $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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $44k; list at $150k implies a 241% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $150,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.13% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.61%
• DSCR: 1.34
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $140,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8134 Baycrest Dr	0.14mi	2/2.0	1,284 (+7%)	2mo	$158,000	$123	80
12041 Fairway Ave	0.37mi	2/2.0	1,152 (-4%)	1mo	$135,000	$117	75
12075 Walshwood Ave	0.30mi	2/2.0	1,104 (-8%)	0mo	$107,084	$97	72
12260 Hallmark Ave	0.48mi	2/2.0	1,152 (-4%)	1mo	$105,000	$91	70
12160 Sara	0.24mi	3/2.0 (+1)	1,296 (+8%)	2mo	$195,000	$150	69
8795 Highpoint Blvd	0.30mi	2/2.0	1,344 (+12%)	2mo	$145,000	$108	65
7409 Eastern Circle Dr	0.64mi	2/2.0	1,296 (+8%)	0mo	$163,000	$126	56
7444 Highpoint Blvd	0.71mi	2/2.0	1,104 (-8%)	1mo	$140,000	$127	52
9328 Highpoint Blvd	0.72mi	2/2.0	1,334 (+11%)	0mo	$153,000	$115	48
9100 Highpoint Blvd	0.63mi	2/2.0	1,040 (-13%)	2mo	$177,000	$170	46
7528 Western Circle Dr	0.66mi	2/2.0	1,026 (-14%)	1mo	$105,000	$102	44
7156 Fairlane Ave	0.74mi	2/2.0	1,368 (+14%)	1mo	$135,000	$99	41

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-7,296
• Equity at exit: $22,365

10-year hold

• IRR: 5.1%
• Equity multiple: 1.37×
• Total profit: $15,675
• Equity at exit: $12,969

Cash invested: $42,000 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,688 high
• Mortgage (P&I): −$787
• Tax from tax record: −$172 /mo · $2,068/yr
• Insurance: −$62
• HOA: −$46
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $266

Break-even live

Break-even rent $1,351

Max offer price $150,000

Occupancy floor 79%

Sensitivity live

Price	-10% $351	-5% $309	+0% $266	+5% $224	+10% $181
Rent	-10% $133	-5% $200	+0% $266	+5% $333	+10% $400
Rate	-1.0pp $342	-0.5pp $305	base $266	+0.5pp $228	+1.0pp $188

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12136 Fairway Ave Brooksville, FL	2.0	2.0	920	$1,650	$1.79	26d	1	0.19mi
12103 Fairway Ave Brooksville, FL	3.0	2.0	1500	$1,600	$1.07	0d	1	0.26mi
7402 Eastern Circle Dr Brooksville, FL	2.0	1.0	720	$1,200	$1.67	26d	1	0.67mi
7405 Western Circle Dr Brooksville, FL	2.0	2.0	1442	$1,500	$1.04	26d	1	0.87mi
13020 Sun Rd Brooksville, FL	2.0	2.0	1424	$1,700	$1.19	26d	1	1.29mi

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 4 events

1. 2026-04-23
   status Pending
2. 2026-04-16
   listed $150,000 Active
3. 2000-01-24
   soldstatus $44,000
4. 1980-12-01
   soldstatus $8,000

ⓘ 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: $2,068 · $172/mo
• Projected year-2 tax: $2,068 · $172/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 6/10 Major FEMA zone X (unshaded) · 74% 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: $20,261
• − Mortgage interest: −$8,402
• − Property taxes: −$2,068
• − Insurance: −$750
• − Repairs & maintenance: −$1,621
• − Management: −$1,621
• − HOA: −$552
• − Depreciation: −$4,364
• Taxable income: $883
• Est. tax owed @ 24.0%: −$212
• After-tax cash flow: $2,985/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

+1775.0% since first listed

4 events — show timeline

• 2026-04-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-16 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2000-01-24 Sold (Public Records) $44,000 Public Records
• 1980-12-01 Sold (Public Records) $8,000 Public Records

Property tax history

+37.4%/yr

Latest (2025): $2,068 · -0.2% YoY. Source: county tax records.