12075 Walshwood Ave · High Point, FL 34613

$120,000

3 bd · 2.0 ba · 1,104 sqft · Manufactured public records · 55 Days on market

Built 1979 6,500 sqft lot Est $140k · 14% under $46/mo HOA · 2% of rent ↓ 17% since listing

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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 +30.0/30.0
• ARV discount +14.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Charming home in popular High Point 55+ golf community where you OWN YOUR OWN LAND , have tons of amenities and only a 46 per month HOA. This 2-bedroom, 2-bath home offers great curb appeal with vinyl siding and south facing double pane windows outside. Inside is light and bright with additional flex space--perfect for a home office, den, or guest area. The spacious primary bedroom offers comfort and privacy, while the open floor plan creates a seamless flow for everyday living and entertaining. Enjoy a bright and airy kitchen with plenty of space to cook and gather. Relax on the screened-in patio, ideal for enjoying the outdoors year-round. It features a double drive and two screened lanais, great for when you have guests visiting. Located in the vibrant & active 55+ High Point Golf Community that offers tons of amenities such as Golf, tennis, pickleball, heated pool, social events and so much more with Low HOA dues and best of all YOU OWN THE LAND!

Key facts

• Screened-in patio
• You own the land
• Heated pool

Tags

• SCREENED-IN PATIO
• HEATED POOL
• LOW HOA DUES
• YOU OWN THE LAND

Property features AI

Finance

• Other: Partially furnished; Total acreage approximately 0.15 acre
• HOA & community: Has HOA (monthly fee $46); Buyer approval required; Clubhouse; Deed restrictions; Golf community (golf and golf carts allowed); Community pool; Senior community; Pets allowed (cats and dogs)

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Manufactured home (double wide); One level; Faces south; Residential property
• Construction: Vinyl siding; Roof over; Pillar/post/pier foundation
• Exterior features: Lighting; Sidewalk; Paved road access

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Built-in features; Ceiling fans; Open floor plan
• Laundry & utility: Washer; Dryer; Laundry features: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $716 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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: 691 active listings in the ZIP; 5 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 39% 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 $830 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 $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (17%) 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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. 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: 1.58% ✓
• Cap rate: 13.45%
• Cash-on-cash: 25.58%
• DSCR: 2.14
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $140,208
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12075 Walshwood Ave	0.00mi	2/2.0 (-1)	1,104 (0%)	0mo	$107,084	$97	95
12041 Fairway Ave	0.12mi	2/2.0 (-1)	1,152 (+4%)	1mo	$135,000	$117	81
8221 Highpoint Blvd	0.22mi	2/2.0 (-1)	1,152 (+4%)	2mo	$85,000	$74	76
8043 Little Tee Ln	0.27mi	2/2.0 (-1)	1,152 (+4%)	2mo	$112,400	$98	74
7444 Highpoint Blvd	0.56mi	2/2.0 (-1)	1,104 (0%)	1mo	$140,000	$127	68
12306 Club House Rd	0.49mi	2/2.0 (-1)	1,152 (+4%)	2mo	$149,900	$130	63
7528 Western Circle Dr	0.45mi	2/2.0 (-1)	1,026 (-7%)	1mo	$105,000	$102	61
12260 Hallmark Ave	0.58mi	2/2.0 (-1)	1,152 (+4%)	1mo	$105,000	$91	60
12087 Club House Rd	0.45mi	2/2.0 (-1)	984 (-11%)	0mo	$125,000	$127	55
9100 Highpoint Blvd	0.73mi	2/2.0 (-1)	1,040 (-6%)	2mo	$177,000	$170	50
8116 Weeping Willow St	0.68mi	3/2.0	960 (-13%)	2mo	$215,000	$224	45
7359 Highpoint	0.69mi	2/2.0 (-1)	984 (-11%)	2mo	$135,000	$137	43

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: 19.2%
• Equity multiple: 1.78×
• Total profit: $26,166
• Equity at exit: $17,892

10-year hold

• IRR: 27.5%
• Equity multiple: 3.43×
• Total profit: $81,516
• Equity at exit: $10,375

Cash invested: $33,600 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,896 high
• Mortgage (P&I): −$629
• Tax from tax record: −$57 /mo · $679/yr
• Insurance: −$50
• HOA: −$46
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $716

Break-even live

Break-even rent $990

Max offer price $120,000

Occupancy floor 57%

Sensitivity live

Price	-10% $784	-5% $750	+0% $716	+5% $682	+10% $648
Rent	-10% $566	-5% $641	+0% $716	+5% $791	+10% $866
Rate	-1.0pp $777	-0.5pp $747	base $716	+0.5pp $685	+1.0pp $653

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.13mi
12136 Fairway Ave Brooksville, FL	2.0	2.0	920	$1,650	$1.79	25d	1	0.15mi
7405 Western Circle Dr Brooksville, FL	2.0	2.0	1442	$1,500	$1.04	25d	1	0.64mi
7402 Eastern Circle Dr Brooksville, FL	2.0	1.0	720	$1,200	$1.67	25d	1	0.81mi
13020 Sun Rd Brooksville, FL	2.0	2.0	1424	$1,700	$1.19	25d	1	1.50mi

HOA detail

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

Listing history 8 events

1. 2026-05-14
   status Pending

   Show marketing remark (970 chars)

   Charming home in popular High Point 55+ golf community where you OWN YOUR OWN LAND , have tons of amenities and only a 46 per month HOA. This 2-bedroom, 2-bath home offers great curb appeal with vinyl siding and south facing double pane windows outside. Inside is light and bright with additional flex space--perfect for a home office, den, or guest area. The spacious primary bedroom offers comfort and privacy, while the open floor plan creates a seamless flow for everyday living and entertaining. Enjoy a bright and airy kitchen with plenty of space to cook and gather. Relax on the screened-in patio, ideal for enjoying the outdoors year-round. It features a double drive and two screened lanais, great for when you have guests visiting. Located in the vibrant & active 55+ High Point Golf Community that offers tons of amenities such as Golf, tennis, pickleball, heated pool, social events and so much more with Low HOA dues and best of all YOU OWN THE LAND!

2. 2026-05-14
   status Pending 970-char remark

   Show marketing remark (970 chars)

   Charming home in popular High Point 55+ golf community where you OWN YOUR OWN LAND , have tons of amenities and only a 46 per month HOA. This 2-bedroom, 2-bath home offers great curb appeal with vinyl siding and south facing double pane windows outside. Inside is light and bright with additional flex space--perfect for a home office, den, or guest area. The spacious primary bedroom offers comfort and privacy, while the open floor plan creates a seamless flow for everyday living and entertaining. Enjoy a bright and airy kitchen with plenty of space to cook and gather. Relax on the screened-in patio, ideal for enjoying the outdoors year-round. It features a double drive and two screened lanais, great for when you have guests visiting. Located in the vibrant & active 55+ High Point Golf Community that offers tons of amenities such as Golf, tennis, pickleball, heated pool, social events and so much more with Low HOA dues and best of all YOU OWN THE LAND!

3. 2026-05-04
   price $120,000

   Show marketing remark (970 chars)

   Charming home in popular High Point 55+ golf community where you OWN YOUR OWN LAND , have tons of amenities and only a 46 per month HOA. This 2-bedroom, 2-bath home offers great curb appeal with vinyl siding and south facing double pane windows outside. Inside is light and bright with additional flex space--perfect for a home office, den, or guest area. The spacious primary bedroom offers comfort and privacy, while the open floor plan creates a seamless flow for everyday living and entertaining. Enjoy a bright and airy kitchen with plenty of space to cook and gather. Relax on the screened-in patio, ideal for enjoying the outdoors year-round. It features a double drive and two screened lanais, great for when you have guests visiting. Located in the vibrant & active 55+ High Point Golf Community that offers tons of amenities such as Golf, tennis, pickleball, heated pool, social events and so much more with Low HOA dues and best of all YOU OWN THE LAND!

4. 2026-05-04
   price $120,000 970-char remark

   Show marketing remark (970 chars)

   Charming home in popular High Point 55+ golf community where you OWN YOUR OWN LAND , have tons of amenities and only a 46 per month HOA. This 2-bedroom, 2-bath home offers great curb appeal with vinyl siding and south facing double pane windows outside. Inside is light and bright with additional flex space--perfect for a home office, den, or guest area. The spacious primary bedroom offers comfort and privacy, while the open floor plan creates a seamless flow for everyday living and entertaining. Enjoy a bright and airy kitchen with plenty of space to cook and gather. Relax on the screened-in patio, ideal for enjoying the outdoors year-round. It features a double drive and two screened lanais, great for when you have guests visiting. Located in the vibrant & active 55+ High Point Golf Community that offers tons of amenities such as Golf, tennis, pickleball, heated pool, social events and so much more with Low HOA dues and best of all YOU OWN THE LAND!

5. 2026-04-14
   price $134,900 970-char remark

   Show marketing remark (970 chars)

   Charming home in popular High Point 55+ golf community where you OWN YOUR OWN LAND , have tons of amenities and only a 46 per month HOA. This 2-bedroom, 2-bath home offers great curb appeal with vinyl siding and south facing double pane windows outside. Inside is light and bright with additional flex space--perfect for a home office, den, or guest area. The spacious primary bedroom offers comfort and privacy, while the open floor plan creates a seamless flow for everyday living and entertaining. Enjoy a bright and airy kitchen with plenty of space to cook and gather. Relax on the screened-in patio, ideal for enjoying the outdoors year-round. It features a double drive and two screened lanais, great for when you have guests visiting. Located in the vibrant & active 55+ High Point Golf Community that offers tons of amenities such as Golf, tennis, pickleball, heated pool, social events and so much more with Low HOA dues and best of all YOU OWN THE LAND!

6. 2026-04-14
   price $134,900

   Show marketing remark (970 chars)

   Charming home in popular High Point 55+ golf community where you OWN YOUR OWN LAND , have tons of amenities and only a 46 per month HOA. This 2-bedroom, 2-bath home offers great curb appeal with vinyl siding and south facing double pane windows outside. Inside is light and bright with additional flex space--perfect for a home office, den, or guest area. The spacious primary bedroom offers comfort and privacy, while the open floor plan creates a seamless flow for everyday living and entertaining. Enjoy a bright and airy kitchen with plenty of space to cook and gather. Relax on the screened-in patio, ideal for enjoying the outdoors year-round. It features a double drive and two screened lanais, great for when you have guests visiting. Located in the vibrant & active 55+ High Point Golf Community that offers tons of amenities such as Golf, tennis, pickleball, heated pool, social events and so much more with Low HOA dues and best of all YOU OWN THE LAND!

7. 2026-03-20
   listed $144,900 Active
8. 2026-03-19
   listed $144,900 Active 970-char remark

   Show marketing remark (970 chars)

   Charming home in popular High Point 55+ golf community where you OWN YOUR OWN LAND , have tons of amenities and only a 46 per month HOA. This 2-bedroom, 2-bath home offers great curb appeal with vinyl siding and south facing double pane windows outside. Inside is light and bright with additional flex space--perfect for a home office, den, or guest area. The spacious primary bedroom offers comfort and privacy, while the open floor plan creates a seamless flow for everyday living and entertaining. Enjoy a bright and airy kitchen with plenty of space to cook and gather. Relax on the screened-in patio, ideal for enjoying the outdoors year-round. It features a double drive and two screened lanais, great for when you have guests visiting. Located in the vibrant & active 55+ High Point Golf Community that offers tons of amenities such as Golf, tennis, pickleball, heated pool, social events and so much more with Low HOA dues and best of all YOU OWN THE LAND!

ⓘ 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: $679 · $57/mo
• Projected year-2 tax: $996 · $83/mo
• Expected delta: +$317/yr (+$26/mo · 46.8%)

ⓘ 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: $22,754
• − Mortgage interest: −$6,722
• − Property taxes: −$679
• − Insurance: −$600
• − Repairs & maintenance: −$1,820
• − Management: −$1,820
• − HOA: −$552
• − Depreciation: −$3,491
• Taxable income: $7,070
• Est. tax owed @ 24.0%: −$1,697
• After-tax cash flow: $6,897/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

-17.2% since first listed

8 events — show timeline

• 2026-05-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-14 Pending — HCAR
• 2026-05-04 Price Changed $120,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-04 Price Changed $120,000 HCAR
• 2026-04-14 Price Changed $134,900 HCAR
• 2026-04-14 Price Changed $134,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-20 Listed $144,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Listed $144,900 HCAR

Property tax history

+13.1%/yr

Latest (2025): $679 · +0.7% YoY. Source: county tax records.