8869 Highpoint Blvd · High Point, FL 34613

$170,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 296 Days on market

Built 1973 6,000 sqft lot Est $181k · 6% under $44/mo HOA · 2% 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 +25.6/30.0
• ARV discount +10.3/15.0
• DSCR +8.5/10.0
• 1% rule +5.8/10.0
• 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

Step into comfort and style in this beautifully updated 2 bedroom, 2 bathroom home located in a desirable 55+ golf community. The home showcases an updated kitchen with a full wall pantry, renovated bathrooms, a spacious 23 ft. living room, and two inviting lanais perfect for relaxing or entertaining. Enjoy the active lifestyle you've been looking for with golf, social activities, and a warm, welcoming community atmosphere . Active lifestyle • Great community • Ready for you! This one won't last long—schedule your private tour today!

Key facts

• Renovated bathrooms
• Updated kitchen
• Full wall pantry

Tags

• UPDATED KITCHEN
• FULL WALL PANTRY
• RENOVATED BATHROOMS
• SPACIOUS LIVING ROOM
• TWO INVITING LANAIS

Property features AI

Finance

• Other: Lease restrictions apply; Senior community; Pets allowed with number limit
• Financial info: Total monthly fees: $44; Total annual fees: $528
• HOA & community: Part of Corrine association; Monthly HOA fee ($44) required; Association approval required; Association amenities: golf course, pool, clubhouse, tennis courts, pickleball courts, dog park, deed-restricted community, buyer approval required, golf carts allowed, association recreation owned, security

Exterior

• Parking: Carport with 2 spaces
• Security: Community 24-hour guard
• Utilities: Public water; Public sewer; Electricity connected; Cable available
• Home design: Manufactured home (double wide); One story; Sits on a south-facing lot
• Construction: Vinyl siding; Metal roof; Pillar/post/pier foundation; Built as a double wide manufactured home
• Exterior features: Exterior lighting; Asphalt road access

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Walk-in closet(s)
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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); 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: 691 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $5k 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 296 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 24y ago; this cycle's ask has dropped $19k (10%) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 296 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.08% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.15%
• DSCR: 1.45
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $181,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8060 Stockholm St	0.21mi	2/2.0	1,488 (+3%)	0mo	$215,000	$144	84
8795 Highpoint Blvd	0.10mi	2/2.0	1,344 (-7%)	2mo	$145,000	$108	83
12544 Harker St	0.37mi	3/2.0 (+1)	1,456 (+1%)	2mo	$166,000	$114	74
7409 Eastern Circle Dr	0.25mi	2/2.0	1,296 (-10%)	0mo	$163,000	$126	72
8257 Fiesta St	0.49mi	2/2.0	1,380 (-4%)	3mo	$199,900	$145	68
7156 Fairlane Ave	0.56mi	2/2.0	1,368 (-5%)	1mo	$135,000	$99	65
8134 Baycrest Dr	0.34mi	2/2.0	1,284 (-11%)	2mo	$158,000	$123	65
9328 Highpoint Blvd	0.59mi	2/2.0	1,334 (-7%)	0mo	$153,000	$115	60
7360 Nielson Ave	0.48mi	2/2.0	1,300 (-10%)	2mo	$179,900	$138	60
12160 Sara	0.41mi	3/2.0 (+1)	1,296 (-10%)	1mo	$195,000	$150	58
8197 Fiesta St	0.43mi	2/2.0	1,242 (-14%)	3mo	$185,000	$149	54
12053 Fairway Ave	0.69mi	2/1.5	1,258 (-13%)	3mo	$75,000	$60	42

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: -1.1%
• Equity multiple: 0.96×
• Total profit: $-1,954
• Equity at exit: $25,348

10-year hold

• IRR: 8.6%
• Equity multiple: 1.65×
• Total profit: $31,109
• Equity at exit: $14,698

Cash invested: $47,600 (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: 691
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,832 high
• Mortgage (P&I): −$891
• Tax from tax record: −$38 /mo · $460/yr
• Insurance: −$71
• HOA: −$44
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $403

Break-even live

Break-even rent $1,322

Max offer price $170,000

Occupancy floor 73%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12136 Fairway Ave Brooksville, FL	2.0	2.0	920	$1,650	$1.79	24d	1	0.53mi
7405 Western Circle Dr Brooksville, FL	2.0	2.0	1442	$1,500	$1.04	24d	1	0.81mi
13109 Lola Dr Spring Hill, FL	2.0	2.0	1483	$4,900	$3.30	24d	1	1.12mi
7718 Rome Ln Brooksville, FL	3.0	2.0	1674	$2,200	$1.31	24d	1	1.30mi
13186 Thrush St Spring Hill, FL	3.0	2.0	1114	$1,950	$1.75	24d	1	1.41mi
14131 Lemon Yellow Tree Ln Brooksville, FL	3.0	2.0	1840	$1,979	$1.08	4d	1	1.43mi
6289 Mariner Blvd Spring Hill, FL	3.0	2.0	1212	$1,850	$1.53	17d	1	1.47mi
9356 Southern Charm Cir Brooksville, FL	3.0	2.0	1621	$1,800	$1.11	24d	1	1.48mi

HOA detail

• Monthly dues: $44 · $528/yr

Listing history 46 events

1. 2026-06-18
   days on market $170,000 Active 296 DOM
2. 2026-06-17
   days on market $170,000 Active 295 DOM
3. 2026-06-16
   days on market $170,000 Active 294 DOM
4. 2026-06-15
   days on market $170,000 Active 293 DOM
5. 2026-06-13
   days on market $170,000 Active 291 DOM
6. 2026-06-13
   days on market $170,000 Active 290 DOM
7. 2026-06-09
   days on market $170,000 Active 287 DOM
8. 2026-06-08
   days on market $170,000 Active 286 DOM
9. 2026-06-07
   days on market $170,000 Active 285 DOM
10. 2026-06-04
    days on market $170,000 Active 282 DOM
11. 2026-06-03
    days on market $170,000 Active 281 DOM
12. 2026-06-02
    days on market $170,000 Active 280 DOM
13. 2026-06-01
    days on market $170,000 Active 279 DOM
14. 2026-05-31
    days on market $170,000 Active 278 DOM
15. 2026-01-17
    price $170,000 555-char remark

    Show marketing remark (555 chars)

    Step into comfort and style in this beautifully updated 2 bedroom, 2 bathroom home located in a desirable 55+ golf community. The home showcases an updated kitchen with a full wall pantry, renovated bathrooms, a spacious 23 ft. living room, and two inviting lanais perfect for relaxing or entertaining. Enjoy the active lifestyle you've been looking for with golf, social activities, and a warm, welcoming community atmosphere . Active lifestyle • Great community • Ready for you! This one won't last long—schedule your private tour today!

16. 2026-01-17
    price $170,000

    Show marketing remark (555 chars)

    Step into comfort and style in this beautifully updated 2 bedroom, 2 bathroom home located in a desirable 55+ golf community. The home showcases an updated kitchen with a full wall pantry, renovated bathrooms, a spacious 23 ft. living room, and two inviting lanais perfect for relaxing or entertaining. Enjoy the active lifestyle you've been looking for with golf, social activities, and a warm, welcoming community atmosphere . Active lifestyle • Great community • Ready for you! This one won't last long—schedule your private tour today!

17. 2025-11-29
    price $175,000 555-char remark

    Show marketing remark (555 chars)

    Step into comfort and style in this beautifully updated 2 bedroom, 2 bathroom home located in a desirable 55+ golf community. The home showcases an updated kitchen with a full wall pantry, renovated bathrooms, a spacious 23 ft. living room, and two inviting lanais perfect for relaxing or entertaining. Enjoy the active lifestyle you've been looking for with golf, social activities, and a warm, welcoming community atmosphere . Active lifestyle • Great community • Ready for you! This one won't last long—schedule your private tour today!

18. 2025-11-29
    price $175,000

    Show marketing remark (555 chars)

    Step into comfort and style in this beautifully updated 2 bedroom, 2 bathroom home located in a desirable 55+ golf community. The home showcases an updated kitchen with a full wall pantry, renovated bathrooms, a spacious 23 ft. living room, and two inviting lanais perfect for relaxing or entertaining. Enjoy the active lifestyle you've been looking for with golf, social activities, and a warm, welcoming community atmosphere . Active lifestyle • Great community • Ready for you! This one won't last long—schedule your private tour today!

19. 2025-10-18
    price $179,900 555-char remark

    Show marketing remark (555 chars)

    Step into comfort and style in this beautifully updated 2 bedroom, 2 bathroom home located in a desirable 55+ golf community. The home showcases an updated kitchen with a full wall pantry, renovated bathrooms, a spacious 23 ft. living room, and two inviting lanais perfect for relaxing or entertaining. Enjoy the active lifestyle you've been looking for with golf, social activities, and a warm, welcoming community atmosphere . Active lifestyle • Great community • Ready for you! This one won't last long—schedule your private tour today!

20. 2025-10-18
    price $179,900

    Show marketing remark (555 chars)

    Step into comfort and style in this beautifully updated 2 bedroom, 2 bathroom home located in a desirable 55+ golf community. The home showcases an updated kitchen with a full wall pantry, renovated bathrooms, a spacious 23 ft. living room, and two inviting lanais perfect for relaxing or entertaining. Enjoy the active lifestyle you've been looking for with golf, social activities, and a warm, welcoming community atmosphere . Active lifestyle • Great community • Ready for you! This one won't last long—schedule your private tour today!

21. 2025-08-26
    listed $188,900 Active 555-char remark

    Show marketing remark (555 chars)

    Step into comfort and style in this beautifully updated 2 bedroom, 2 bathroom home located in a desirable 55+ golf community. The home showcases an updated kitchen with a full wall pantry, renovated bathrooms, a spacious 23 ft. living room, and two inviting lanais perfect for relaxing or entertaining. Enjoy the active lifestyle you've been looking for with golf, social activities, and a warm, welcoming community atmosphere . Active lifestyle • Great community • Ready for you! This one won't last long—schedule your private tour today!

22. 2025-08-26
    listed $188,900 Active

    Show marketing remark (555 chars)

    Step into comfort and style in this beautifully updated 2 bedroom, 2 bathroom home located in a desirable 55+ golf community. The home showcases an updated kitchen with a full wall pantry, renovated bathrooms, a spacious 23 ft. living room, and two inviting lanais perfect for relaxing or entertaining. Enjoy the active lifestyle you've been looking for with golf, social activities, and a warm, welcoming community atmosphere . Active lifestyle • Great community • Ready for you! This one won't last long—schedule your private tour today!

23. 2025-07-31
    historical
24. 2025-07-31
    historical
25. 2025-01-31
    listed $189,000 Active
26. 2025-01-30
    listed $189,000 Active
27. 2023-03-16
    soldstatus $155,000
28. 2022-12-16
    soldstatus $105,000
29. 2022-12-12
    soldstatus $105,000 Closed
30. 2022-11-30
    status Pending
31. 2022-11-15
    price $122,277
32. 2022-10-27
    status Active
33. 2022-10-08
    status Pending
34. 2022-10-01
    listed $122,777 Active
35. 2021-09-13
    listed $125,000 Active
36. 2017-02-22
    soldstatus $40,000
37. 2017-02-22
    soldstatus $40,000
38. 2016-11-16
    listed $49,900
39. 2016-11-16
    listed $49,900
40. 2007-02-27
    soldstatus $82,500
41. 2006-01-10
    soldstatus $82,500
42. 2005-06-06
    listed $82,000
43. 2004-02-01
    soldstatus $49,000
44. 2003-08-15
    listed $49,500
45. 2003-01-23
    soldstatus $19,950
46. 2002-08-24
    listed $32,900

ⓘ 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: $460 · $38/mo
• Projected year-2 tax: $1,411 · $118/mo
• Expected delta: +$951/yr (+$79/mo · 206.5%)

ⓘ 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 · 23 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: $21,985
• − Mortgage interest: −$9,523
• − Property taxes: −$460
• − Insurance: −$850
• − Repairs & maintenance: −$1,759
• − Management: −$1,759
• − HOA: −$528
• − Depreciation: −$4,945
• Taxable income: $2,161
• Est. tax owed @ 24.0%: −$519
• After-tax cash flow: $4,313/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

+416.7% since first listed

32 events — show timeline

• 2026-01-17 Price Changed $170,000 HCAR
• 2026-01-17 Price Changed $170,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-29 Price Changed $175,000 HCAR
• 2025-11-29 Price Changed $175,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-18 Price Changed $179,900 HCAR
• 2025-10-18 Price Changed $179,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-26 Listed $188,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-26 Listed $188,900 HCAR
• 2025-07-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-31 Listing Removed — HCAR
• 2025-01-31 Listed $189,000 HCAR
• 2025-01-30 Listed $189,000 Stellar MLS as Distributed by MLS Grid
• 2023-03-16 Sold (Public Records) $155,000 Public Records
• 2022-12-16 Sold (Public Records) $105,000 Public Records
• 2022-12-12 Sold (MLS) $105,000 Stellar MLS as Distributed by MLS Grid
• 2022-11-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-11-15 Price Changed $122,277 Stellar MLS as Distributed by MLS Grid
• 2022-10-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-10-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-10-01 Listed $122,777 Stellar MLS as Distributed by MLS Grid
• 2021-09-13 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2017-02-22 Sold (MLS) $40,000 St. Augustine and St. Johns County Board of REALTORS®
• 2017-02-22 Sold (MLS) $40,000 HCAR
• 2016-11-16 Listed $49,900 St. Augustine and St. Johns County Board of REALTORS®
• 2016-11-16 Listed $49,900 HCAR
• 2007-02-27 Sold (Public Records) $82,500 Public Records
• 2006-01-10 Sold (MLS) $82,500 HCAR
• 2005-06-06 Listed $82,000 HCAR
• 2004-02-01 Sold (MLS) $49,000 HCAR
• 2003-08-15 Listed $49,500 HCAR
• 2003-01-23 Sold (MLS) $19,950 HCAR
• 2002-08-24 Listed $32,900 HCAR

Property tax history

-3.8%/yr

Latest (2025): $460 · -0.7% YoY. Source: county tax records.