12279 Obrien Ave · High Point, FL 34613

$70,000

2 bd · 2.0 ba · 805 sqft · Manufactured public records · 8 Days on market

Built 1982 8,712 sqft lot Est $130k · 46% under $44/mo HOA · 3% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 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

GREAT WINTER DOUBLE WIDE MANUFACTURE HOME ON THE GOLF COURSE 55+ COMMUNITY- Golfers Deligh-2 bedrooms, 2 full bathrooms, kitchen, nook, living room, screened porch and storage. Newer A/C 2013, ROOF 2007. This golf course community offers heated pool, tennis, shuffleboard, horseshoes and much more. Conveniently located. Move in Ready. PRICED TO SELL!!

Key facts

• Florida living
• 8,712 sq ft lot
• Parking

Tags

• DIRECTLY ON THE GOLF COURSE
• FLORIDA LIVING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $657 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Cap rate 17.6% 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: 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 32% 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 $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,000

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: 2.23% ✓
• Cap rate: 17.56%
• Cash-on-cash: 40.24%
• DSCR: 2.79
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $129,605
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8013 Eastern Circle Dr	0.34mi	2/2.0	828 (+3%)	2mo	$120,000	$145	78
8348 Highpoint Blvd	0.63mi	2/2.0	805 (0%)	4mo	$143,000	$178	67
7526 Highpoint Blvd	0.46mi	2/2.0	768 (-5%)	14mo	$122,000	$159	59
9293 Highpoint Blvd	0.29mi	2/2.0	920 (+14%)	5mo	$120,000	$130	58
7540 Western Circle Dr	0.56mi	2/1.0	768 (-5%)	13mo	$130,000	$169	51
12334 Fairway Ave	0.62mi	2/1.5	744 (-8%)	8mo	$105,000	$141	50
8479 Highpoint Blvd	0.58mi	2/2.0	736 (-9%)	11mo	$120,000	$163	50
7252 Fairlane Ave	0.41mi	2/2.0	696 (-14%)	14mo	$113,000	$162	47
8114 Western Circle Dr	0.73mi	2/1.0	784 (-3%)	13mo	$130,000	$166	46
7350 First Loop Ave	0.63mi	2/2.0	910 (+13%)	7mo	$27,000	$30	43
7538 Fairlane Ave	0.65mi	2/1.0	720 (-11%)	8mo	$112,000	$156	41
7549 Fairlane Ave	0.67mi	2/2.0	900 (+12%)	16mo	$144,900	$161	36

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: 36.7%
• Equity multiple: 2.56×
• Total profit: $30,603
• Equity at exit: $10,437

10-year hold

• IRR: 43.4%
• Equity multiple: 5.13×
• Total profit: $80,887
• Equity at exit: $6,052

Cash invested: $19,600 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,563 high
• Mortgage (P&I): −$367
• Tax from tax record: −$137 /mo · $1,649/yr
• Insurance: −$29
• HOA: −$44
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $657

Break-even live

Break-even rent $731

Max offer price $70,000

Occupancy floor 53%

Sensitivity live

Price	-10% $697	-5% $677	+0% $657	+5% $638	+10% $618
Rent	-10% $534	-5% $596	+0% $657	+5% $719	+10% $781
Rate	-1.0pp $693	-0.5pp $675	base $657	+0.5pp $639	+1.0pp $621

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7402 Eastern Circle Dr Brooksville, FL	2.0	1.0	720	$1,200	$1.67	24d	1	0.26mi
7513 Highpoint Blvd Brooksville, FL	2.0	1.0	672	$1,150	$1.71	24d	1	0.53mi
12136 Fairway Ave Brooksville, FL	2.0	2.0	920	$1,650	$1.79	24d	1	0.63mi
12103 Fairway Ave Brooksville, FL	2.0	2.0	864	$1,725	$2.00	2d	1	0.68mi
13186 Thrush St Spring Hill, FL	3.0	2.0	1114	$1,950	$1.75	24d	1	1.31mi

HOA detail

• Monthly dues: $44 · $528/yr
• Likely covers: pool

Listing history 13 events

1. 2026-01-29
   status Pending
2. 2026-01-21
   listed $70,000 Active
3. 2022-05-31
   soldstatus $90,000
4. 2019-11-11
   historical
5. 2014-12-30
   soldstatus $33,000 352-char remark

   Show marketing remark (352 chars)

   GREAT WINTER DOUBLE WIDE MANUFACTURE HOME ON THE GOLF COURSE 55+ COMMUNITY- Golfers Deligh-2 bedrooms, 2 full bathrooms, kitchen, nook, living room, screened porch and storage. Newer A/C 2013, ROOF 2007. This golf course community offers heated pool, tennis, shuffleboard, horseshoes and much more. Conveniently located. Move in Ready. PRICED TO SELL!!

6. 2014-12-29
   soldstatus $33,000
7. 2014-12-29
   soldstatus $33,000
8. 2014-10-03
   listed $42,000

   Show marketing remark (352 chars)

   GREAT WINTER DOUBLE WIDE MANUFACTURE HOME ON THE GOLF COURSE 55+ COMMUNITY- Golfers Deligh-2 bedrooms, 2 full bathrooms, kitchen, nook, living room, screened porch and storage. Newer A/C 2013, ROOF 2007. This golf course community offers heated pool, tennis, shuffleboard, horseshoes and much more. Conveniently located. Move in Ready. PRICED TO SELL!!

9. 2014-10-03
   listed $42,000 352-char remark

   Show marketing remark (352 chars)

   GREAT WINTER DOUBLE WIDE MANUFACTURE HOME ON THE GOLF COURSE 55+ COMMUNITY- Golfers Deligh-2 bedrooms, 2 full bathrooms, kitchen, nook, living room, screened porch and storage. Newer A/C 2013, ROOF 2007. This golf course community offers heated pool, tennis, shuffleboard, horseshoes and much more. Conveniently located. Move in Ready. PRICED TO SELL!!

10. 2014-10-03
    listed $42,000

    Show marketing remark (352 chars)

    GREAT WINTER DOUBLE WIDE MANUFACTURE HOME ON THE GOLF COURSE 55+ COMMUNITY- Golfers Deligh-2 bedrooms, 2 full bathrooms, kitchen, nook, living room, screened porch and storage. Newer A/C 2013, ROOF 2007. This golf course community offers heated pool, tennis, shuffleboard, horseshoes and much more. Conveniently located. Move in Ready. PRICED TO SELL!!

11. 2014-03-24
    listed $49,900
12. 1992-07-22
    soldstatus $41,000
13. 1982-10-01
    soldstatus $6,800

ⓘ 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: $1,649 · $137/mo
• Projected year-2 tax: $1,649 · $137/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 5/10 Major
• 🌡 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: $18,759
• − Mortgage interest: −$3,921
• − Property taxes: −$1,649
• − Insurance: −$350
• − Repairs & maintenance: −$1,501
• − Management: −$1,501
• − HOA: −$528
• − Depreciation: −$2,036
• Taxable income: $7,273
• Est. tax owed @ 24.0%: −$1,746
• After-tax cash flow: $6,142/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

+929.4% since first listed

13 events — show timeline

• 2026-01-29 Pending — HCAR
• 2026-01-21 Listed $70,000 HCAR
• 2022-05-31 Sold (Public Records) $90,000 Public Records
• 2019-11-11 Listing Removed — HCAR
• 2014-12-30 Sold (MLS) $33,000 Stellar MLS as Distributed by MLS Grid
• 2014-12-29 Sold (MLS) $33,000 St. Augustine and St. Johns County Board of REALTORS®
• 2014-12-29 Sold (MLS) $33,000 HCAR
• 2014-10-03 Listed $42,000 St. Augustine and St. Johns County Board of REALTORS®
• 2014-10-03 Listed $42,000 Stellar MLS as Distributed by MLS Grid
• 2014-10-03 Listed $42,000 HCAR
• 2014-03-24 Listed $49,900 HCAR
• 1992-07-22 Sold (Public Records) $41,000 Public Records
• 1982-10-01 Sold (Public Records) $6,800 Public Records

Property tax history

+29.1%/yr

Latest (2025): $1,649 · -1.3% YoY. Source: county tax records.