8427 Highpoint Blvd · High Point, FL 34613

$150,000

2 bd · 2.0 ba · 1,324 sqft · Manufactured public records · 81 Days on market

Built 1982 4,356 sqft lot Est $163k · 8% under $40/mo HOA · 2% 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 +27.1/30.0
• ARV discount +11.1/15.0
• DSCR +9.4/10.0
• 1% rule +6.7/10.0
• 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

Welcome to this beautifully maintained home in the highly sought-after 55+ community of High Point. This spacious 2-bedroom, 2-bath home features an open floor plan with a large living area and a formal dining space, perfect for everyday living or entertaining. The generously sized bedrooms offer plenty of closet space, and there's even a convenient built-in office area, ideal for staying organized or working from home. The guest bathroom includes a classic tub/shower combo, and the oversized utility room provides extra storage plus a golf cart garage. Roof was replaced in November 2021 for added peace of mind. High Point offers an active lifestyle with amenities like tennis, pickleball, golf, shuffleboard, a heated community pool, clubhouse, and more. Located just minutes from the Suncoast Parkway, near Oak Hill Hospital, and close to shopping, dining, and entertainment, this home truly has it all. Don't miss your chance to make it yours!

Key facts

• Open floor plan
• Golf cart garage
• Close to shopping

Tags

• OPEN FLOOR PLAN
• BUILT-IN OFFICE AREA
• GOLF CART GARAGE
• HEATED COMMUNITY POOL
• CLOSE TO SHOPPING

Property features AI

Finance

• Other: Total living area listed as 1,324 sq ft; Lot about 0.1 acre (approx. 0 to less than 1/4 acre)
• Financial info: Lease restrictions apply
• HOA & community: HOA named Highpoint with required monthly fee of $40 (association approval required); Senior community; Cats and dogs allowed

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Broadband/high‑speed internet available; Cable available; Electricity available
• Home design: Residential manufactured home (double wide); Single-story; Faces northwest; Crawlspace foundation
• Construction: Vinyl siding; Metal roof; Built as a manufactured double wide
• Exterior features: Exterior lighting; Paved road access

Interior

• Kitchen: Dishwasher
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: No additional interior features listed
• Laundry & utility: Dedicated laundry room

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 $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: 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 36% 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 5y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% 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. 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.
7. 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.
8. 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: 1.17% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.15%
• DSCR: 1.54
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $162,852
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8134 Baycrest Dr	0.18mi	2/2.0	1,284 (-3%)	2mo	$158,000	$123	85
12160 Sara	0.21mi	3/2.0 (+1)	1,296 (-2%)	1mo	$195,000	$150	80
8795 Highpoint Blvd	0.41mi	2/2.0	1,344 (+2%)	2mo	$145,000	$108	77
12041 Fairway Ave	0.23mi	2/2.0	1,152 (-13%)	1mo	$135,000	$117	66
9328 Highpoint Blvd	0.72mi	2/2.0	1,334 (+1%)	0mo	$153,000	$115	65
7360 Nielson Ave	0.66mi	2/2.0	1,300 (-2%)	2mo	$179,900	$138	64
7409 Eastern Circle Dr	0.74mi	2/2.0	1,296 (-2%)	0mo	$163,000	$126	62
8060 Stockholm St	0.37mi	2/2.0	1,488 (+12%)	0mo	$215,000	$144	62
8221 Highpoint Blvd	0.38mi	2/2.0	1,152 (-13%)	2mo	$85,000	$74	59
8043 Little Tee Ln	0.40mi	2/2.0	1,152 (-13%)	2mo	$112,400	$98	58
12306 Club House Rd	0.46mi	2/2.0	1,152 (-13%)	2mo	$149,900	$130	55
12260 Hallmark Ave	0.55mi	2/2.0	1,152 (-13%)	1mo	$105,000	$91	52

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: 1.7%
• Equity multiple: 1.07×
• Total profit: $2,761
• Equity at exit: $22,365

10-year hold

• IRR: 11.3%
• Equity multiple: 1.89×
• Total profit: $37,205
• 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: 7.1×

Monthly cashflow live

• Estimated rent: $1,757 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$73 /mo · $881/yr
• Insurance: −$62
• HOA: −$40
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $425

Break-even live

Break-even rent $1,218

Max offer price $150,000

Occupancy floor 71%

Sensitivity live

Price	-10% $510	-5% $468	+0% $425	+5% $383	+10% $340
Rent	-10% $287	-5% $356	+0% $425	+5% $495	+10% $564
Rate	-1.0pp $501	-0.5pp $463	base $425	+0.5pp $386	+1.0pp $347

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 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12136 Fairway Ave Brooksville, FL	2.0	2.0	920	$1,650	$1.79	25d	1	0.07mi
7405 Western Circle Dr Brooksville, FL	2.0	2.0	1442	$1,500	$1.04	25d	1	0.79mi
7718 Rome Ln Brooksville, FL	3.0	2.0	1674	$2,200	$1.31	25d	1	1.07mi
13020 Sun Rd Brooksville, FL	2.0	2.0	1424	$1,700	$1.19	25d	1	1.35mi

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: pool

Listing history 47 events

1. 2026-06-21
   days on market $150,000 Active 81 DOM
2. 2026-06-18
   days on market $150,000 Active 78 DOM
3. 2026-06-17
   days on market $150,000 Active 77 DOM
4. 2026-06-16
   days on market $150,000 Active 76 DOM
5. 2026-06-15
   days on market $150,000 Active 75 DOM
6. 2026-06-13
   days on market $150,000 Active 73 DOM
7. 2026-06-13
   pricedays on market $150,000 Active 72 DOM
8. 2026-06-09
   days on market $160,000 Active 69 DOM
9. 2026-06-08
   days on market $160,000 Active 68 DOM
10. 2026-06-07
    days on market $160,000 Active 67 DOM
11. 2026-06-04
    days on market $160,000 Active 64 DOM
12. 2026-06-03
    days on market $160,000 Active 63 DOM
13. 2026-06-02
    days on market $160,000 Active 62 DOM
14. 2026-06-01
    days on market $160,000 Active 61 DOM
15. 2026-05-31
    days on market $160,000 Active 60 DOM
16. 2026-04-01
    listed $160,000 Active

    Show marketing remark (953 chars)

    Welcome to this beautifully maintained home in the highly sought-after 55+ community of High Point. This spacious 2-bedroom, 2-bath home features an open floor plan with a large living area and a formal dining space, perfect for everyday living or entertaining. The generously sized bedrooms offer plenty of closet space, and there's even a convenient built-in office area, ideal for staying organized or working from home. The guest bathroom includes a classic tub/shower combo, and the oversized utility room provides extra storage plus a golf cart garage. Roof was replaced in November 2021 for added peace of mind. High Point offers an active lifestyle with amenities like tennis, pickleball, golf, shuffleboard, a heated community pool, clubhouse, and more. Located just minutes from the Suncoast Parkway, near Oak Hill Hospital, and close to shopping, dining, and entertainment, this home truly has it all. Don't miss your chance to make it yours!

17. 2026-04-01
    listed $160,000 Active 953-char remark

    Show marketing remark (953 chars)

    Welcome to this beautifully maintained home in the highly sought-after 55+ community of High Point. This spacious 2-bedroom, 2-bath home features an open floor plan with a large living area and a formal dining space, perfect for everyday living or entertaining. The generously sized bedrooms offer plenty of closet space, and there's even a convenient built-in office area, ideal for staying organized or working from home. The guest bathroom includes a classic tub/shower combo, and the oversized utility room provides extra storage plus a golf cart garage. Roof was replaced in November 2021 for added peace of mind. High Point offers an active lifestyle with amenities like tennis, pickleball, golf, shuffleboard, a heated community pool, clubhouse, and more. Located just minutes from the Suncoast Parkway, near Oak Hill Hospital, and close to shopping, dining, and entertainment, this home truly has it all. Don't miss your chance to make it yours!

18. 2025-10-21
    historical
19. 2025-10-02
    status Active
20. 2025-10-02
    historical
21. 2025-05-24
    price $149,999
22. 2025-01-22
    listed $155,000 Active
23. 2024-08-02
    historical
24. 2024-08-02
    historical
25. 2024-07-05
    listed $185,000 Active
26. 2024-07-05
    listed $185,000 Active
27. 2022-08-31
    soldstatus $160,000
28. 2022-08-30
    soldstatus $160,000 Closed
29. 2022-08-09
    status Pending
30. 2022-08-04
    listed $164,900 Active
31. 2022-05-10
    soldstatus $150,000
32. 2022-05-05
    soldstatus $150,000 Closed
33. 2022-05-05
    soldstatus $150,000
34. 2022-05-05
    soldstatus $150,000 Closed
35. 2022-04-02
    historical Active Under Contract - Accepting Back Up Offers
36. 2022-04-02
    status Pending
37. 2022-03-28
    listed $149,900 Active
38. 2022-03-25
    listed $149,900 Active
39. 2022-03-25
    listed $149,900
40. 2021-03-24
    soldstatus $85,000
41. 2021-03-19
    soldstatus $85,000
42. 2021-03-19
    soldstatus $85,000
43. 2021-02-08
    listed $84,900
44. 2021-02-08
    listed $84,900
45. 2013-07-30
    soldstatus $55,000
46. 2001-06-01
    soldstatus $53,000
47. 1997-07-02
    soldstatus $40,000

ⓘ 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: $881 · $73/mo
• Projected year-2 tax: $1,245 · $104/mo
• Expected delta: +$364/yr (+$30/mo · 41.3%)

ⓘ 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 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: $21,081
• − Mortgage interest: −$8,402
• − Property taxes: −$881
• − Insurance: −$750
• − Repairs & maintenance: −$1,686
• − Management: −$1,686
• − HOA: −$480
• − Depreciation: −$4,364
• Taxable income: $2,831
• Est. tax owed @ 24.0%: −$679
• After-tax cash flow: $4,424/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

+300.0% since first listed

32 events — show timeline

• 2026-04-01 Listed $160,000 HCAR
• 2026-04-01 Listed $160,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-10-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-24 Price Changed $149,999 Stellar MLS as Distributed by MLS Grid
• 2025-01-22 Listed $155,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-08-02 Listing Removed — HCAR
• 2024-07-05 Listed $185,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-05 Listed $185,000 HCAR
• 2022-08-31 Sold (Public Records) $160,000 Public Records
• 2022-08-30 Sold (MLS) $160,000 Stellar MLS as Distributed by MLS Grid
• 2022-08-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-08-04 Listed $164,900 Stellar MLS as Distributed by MLS Grid
• 2022-05-10 Sold (Public Records) $150,000 Public Records
• 2022-05-05 Sold (MLS) $150,000 Stellar MLS as Distributed by MLS Grid
• 2022-05-05 Sold (MLS) $150,000 St. Augustine and St. Johns County Board of REALTORS®
• 2022-05-05 Sold (MLS) $150,000 HCAR
• 2022-04-02 Contingent — HCAR
• 2022-04-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-03-28 Listed $149,900 Stellar MLS as Distributed by MLS Grid
• 2022-03-25 Listed $149,900 St. Augustine and St. Johns County Board of REALTORS®
• 2022-03-25 Listed $149,900 HCAR
• 2021-03-24 Sold (Public Records) $85,000 Public Records
• 2021-03-19 Sold (MLS) $85,000 St. Augustine and St. Johns County Board of REALTORS®
• 2021-03-19 Sold (MLS) $85,000 HCAR
• 2021-02-08 Listed $84,900 St. Augustine and St. Johns County Board of REALTORS®
• 2021-02-08 Listed $84,900 HCAR
• 2013-07-30 Sold (Public Records) $55,000 Public Records
• 2001-06-01 Sold (Public Records) $53,000 Public Records
• 1997-07-02 Sold (Public Records) $40,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $881 · -0.3% YoY. Source: county tax records.