8071 Highpoint Blvd · High Point, FL 34613

$165,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 216 Days on market

Built 1973 0.28 ac lot Est $157k · at est. $46/mo HOA · 3% of rent

---

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 +18.0/30.0
• 1% rule +5.6/10.0
• DSCR +5.6/10.0
• ARV discount +5.3/15.0
• 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 MLS

Highpoint Community 2 Bedroom Home On A Double Lot 120x100 . 30 Acres Of Land- 2 Full Bathrooms And A 3 Car Carport- Enter The Home To The Eat In Kitchen With Stainless Steel Appliances, Dual Sinks And A Pantry- Formal Dining Room And A Great Room- The Primary Bedroom Has A Walk In Closet, Dual Sinks And A Tiled Shower- There Is A Front Porch And A Large Florida Room 30x10 Over A Poured Concrete Slab- Inside Laundry Area, A Storage Shed- Roof Over And A/C 2017- Open Floor Plan Call Today For A Showing.

Key facts

• Formal dining room
• Eat in kitchen
• Double lot

Tags

• DOUBLE LOT
• EAT IN KITCHEN
• STAINLESS STEEL APPLIANCES
• FORMAL DINING ROOM
• GREAT ROOM
• WALK IN CLOSET

Property features AI

Finance

• Other: Total acreage: between 1/4 and less than 1/2 acre (approx. 0.28 acres); Paved road access
• HOA & community: Highpoint association (monthly fee $46, approval required); Senior community; Pets allowed

Exterior

• Parking: Carport with 3 spaces
• Utilities: Public water; Public sewer; Cable available
• Home design: Residential mobile home (double wide); Single-story; Faces east; Entry level: One
• Construction: Vinyl siding and frame construction; Metal roof; Crawlspace foundation; Built as a double wide
• Exterior features: Front porch; Patio; Rain gutters; Paved lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Open floorplan; Thermostat; Walk-in closets
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 5.8% in High Point — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 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 $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 216 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 21y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $89k; list at $165k implies a 85% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 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. 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?
8. 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.
9. 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.
10. 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: 1.06% ✓
• Cap rate: 7.33%
• Cash-on-cash: 3.70%
• DSCR: 1.16
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $157,248
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9328 Highpoint Blvd	0.50mi	2/2.0	1,334 (-1%)	0mo	$153,000	$115	75
12160 Sara	0.34mi	3/2.0 (+1)	1,296 (-4%)	2mo	$195,000	$150	72
8134 Baycrest Dr	0.46mi	2/2.0	1,284 (-4%)	2mo	$158,000	$123	70
7156 Fairlane Ave	0.59mi	2/2.0	1,368 (+2%)	1mo	$135,000	$99	68
7360 Nielson Ave	0.52mi	2/2.0	1,300 (-3%)	2mo	$179,900	$138	68
8795 Highpoint Blvd	0.66mi	2/2.0	1,344 (0%)	2mo	$145,000	$108	68
8043 Little Tee Ln	0.16mi	2/2.0	1,152 (-14%)	2mo	$112,400	$98	67
8221 Highpoint Blvd	0.23mi	2/2.0	1,152 (-14%)	2mo	$85,000	$74	64
12041 Fairway Ave	0.33mi	2/2.0	1,152 (-14%)	1mo	$135,000	$117	60
8060 Stockholm St	0.51mi	2/2.0	1,488 (+11%)	0mo	$215,000	$144	58
12306 Club House Rd	0.55mi	2/2.0	1,152 (-14%)	2mo	$149,900	$130	49
12260 Hallmark Ave	0.61mi	2/2.0	1,152 (-14%)	1mo	$105,000	$91	47

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: -10.4%
• Equity multiple: 0.62×
• Total profit: $-17,562
• Equity at exit: $24,602

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-3,224
• Equity at exit: $14,266

Cash invested: $46,200 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,757 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$266 /mo · $3,187/yr
• Insurance: −$69
• HOA: −$46
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $143

Break-even live

Break-even rent $1,577

Max offer price $165,000

Occupancy floor 87%

Sensitivity live

Price	-10% $236	-5% $189	+0% $143	+5% $96	+10% $49
Rent	-10% $4	-5% $73	+0% $143	+5% $212	+10% $281
Rate	-1.0pp $226	-0.5pp $185	base $143	+0.5pp $100	+1.0pp $56

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7405 Western Circle Dr Brooksville, FL	2.0	2.0	1442	$1,500	$1.04	25d	1	0.39mi
12103 Fairway Ave Brooksville, FL	3.0	2.0	1500	$1,600	$1.07	0d	1	0.41mi
12136 Fairway Ave Brooksville, FL	2.0	2.0	920	$1,650	$1.79	25d	1	0.43mi
7718 Rome Ln Brooksville, FL	3.0	2.0	1674	$2,200	$1.31	25d	1	0.64mi

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 37 events

1. 2026-06-21
   days on market $165,000 Active 216 DOM
2. 2026-06-18
   days on market $165,000 Active 213 DOM
3. 2026-06-17
   days on market $165,000 Active 212 DOM
4. 2026-06-16
   days on market $165,000 Active 211 DOM
5. 2026-06-15
   days on market $165,000 Active 210 DOM
6. 2026-06-13
   days on market $165,000 Active 208 DOM
7. 2026-06-13
   days on market $165,000 Active 207 DOM
8. 2026-06-09
   days on market $165,000 Active 204 DOM
9. 2026-06-08
   days on market $165,000 Active 203 DOM
10. 2026-06-07
    days on market $165,000 Active 202 DOM
11. 2026-06-04
    days on market $165,000 Active 199 DOM
12. 2026-06-03
    days on market $165,000 Active 198 DOM
13. 2026-06-02
    days on market $165,000 Active 197 DOM
14. 2026-06-01
    days on market $165,000 Active 196 DOM
15. 2026-05-31
    days on market $165,000 Active 195 DOM
16. 2026-04-29
    price $165,000 507-char remark

    Show marketing remark (507 chars)

    Highpoint Community 2 Bedroom Home On A Double Lot 120x100 . 30 Acres Of Land- 2 Full Bathrooms And A 3 Car Carport- Enter The Home To The Eat In Kitchen With Stainless Steel Appliances, Dual Sinks And A Pantry- Formal Dining Room And A Great Room- The Primary Bedroom Has A Walk In Closet, Dual Sinks And A Tiled Shower- There Is A Front Porch And A Large Florida Room 30x10 Over A Poured Concrete Slab- Inside Laundry Area, A Storage Shed- Roof Over And A/C 2017- Open Floor Plan Call Today For A Showing.

17. 2026-04-29
    price $165,000

    Show marketing remark (507 chars)

    Highpoint Community 2 Bedroom Home On A Double Lot 120x100 . 30 Acres Of Land- 2 Full Bathrooms And A 3 Car Carport- Enter The Home To The Eat In Kitchen With Stainless Steel Appliances, Dual Sinks And A Pantry- Formal Dining Room And A Great Room- The Primary Bedroom Has A Walk In Closet, Dual Sinks And A Tiled Shower- There Is A Front Porch And A Large Florida Room 30x10 Over A Poured Concrete Slab- Inside Laundry Area, A Storage Shed- Roof Over And A/C 2017- Open Floor Plan Call Today For A Showing.

18. 2025-11-17
    listed $175,000 Active 507-char remark

    Show marketing remark (507 chars)

    Highpoint Community 2 Bedroom Home On A Double Lot 120x100 . 30 Acres Of Land- 2 Full Bathrooms And A 3 Car Carport- Enter The Home To The Eat In Kitchen With Stainless Steel Appliances, Dual Sinks And A Pantry- Formal Dining Room And A Great Room- The Primary Bedroom Has A Walk In Closet, Dual Sinks And A Tiled Shower- There Is A Front Porch And A Large Florida Room 30x10 Over A Poured Concrete Slab- Inside Laundry Area, A Storage Shed- Roof Over And A/C 2017- Open Floor Plan Call Today For A Showing.

19. 2025-11-17
    listed $175,000 Active

    Show marketing remark (507 chars)

    Highpoint Community 2 Bedroom Home On A Double Lot 120x100 . 30 Acres Of Land- 2 Full Bathrooms And A 3 Car Carport- Enter The Home To The Eat In Kitchen With Stainless Steel Appliances, Dual Sinks And A Pantry- Formal Dining Room And A Great Room- The Primary Bedroom Has A Walk In Closet, Dual Sinks And A Tiled Shower- There Is A Front Porch And A Large Florida Room 30x10 Over A Poured Concrete Slab- Inside Laundry Area, A Storage Shed- Roof Over And A/C 2017- Open Floor Plan Call Today For A Showing.

20. 2025-09-13
    historical
21. 2025-09-13
    historical
22. 2025-05-21
    price $190,000
23. 2025-05-21
    price $190,000
24. 2025-03-12
    listed $200,000 Active
25. 2025-03-12
    listed $200,000 Active
26. 2018-04-20
    soldstatus $89,000
27. 2018-04-13
    soldstatus $89,000
28. 2018-04-13
    soldstatus $89,000
29. 2018-01-23
    listed $94,900
30. 2018-01-23
    listed $94,900
31. 2009-07-31
    historical
32. 2009-06-30
    listed $104,900
33. 2006-01-26
    soldstatus $81,000
34. 2006-01-20
    soldstatus $81,000
35. 2005-12-09
    listed $89,500
36. 1998-02-19
    soldstatus $39,500
37. 1980-01-01
    soldstatus $32,000

ⓘ 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: $3,187 · $266/mo
• Projected year-2 tax: $3,187 · $266/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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 24 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: $21,087
• − Mortgage interest: −$9,243
• − Property taxes: −$3,187
• − Insurance: −$825
• − Repairs & maintenance: −$1,687
• − Management: −$1,687
• − HOA: −$552
• − Depreciation: −$4,800
• Taxable loss: −$893
• Est. tax savings @ 24.0%: +$214
• After-tax cash flow: $1,926/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

+415.6% since first listed

22 events — show timeline

• 2026-04-29 Price Changed $165,000 HCAR
• 2026-04-29 Price Changed $165,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-17 Listed $175,000 HCAR
• 2025-11-17 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-09-13 Listing Removed — HCAR
• 2025-05-21 Price Changed $190,000 HCAR
• 2025-05-21 Price Changed $190,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-12 Listed $200,000 HCAR
• 2025-03-12 Listed $200,000 Stellar MLS as Distributed by MLS Grid
• 2018-04-20 Sold (Public Records) $89,000 Public Records
• 2018-04-13 Sold (MLS) $89,000 St. Augustine and St. Johns County Board of REALTORS®
• 2018-04-13 Sold (MLS) $89,000 HCAR
• 2018-01-23 Listed $94,900 St. Augustine and St. Johns County Board of REALTORS®
• 2018-01-23 Listed $94,900 HCAR
• 2009-07-31 Listing Removed — HCAR
• 2009-06-30 Listed $104,900 HCAR
• 2006-01-26 Sold (Public Records) $81,000 Public Records
• 2006-01-20 Sold (MLS) $81,000 HCAR
• 2005-12-09 Listed $89,500 HCAR
• 1998-02-19 Sold (Public Records) $39,500 Public Records
• 1980-01-01 Sold (Public Records) $32,000 Public Records

Property tax history

+19.6%/yr

Latest (2025): $3,187 · -2.4% YoY. Source: county tax records.