12280 Fairway Ave · High Point, FL 34613

$120,000

2 bd · 2.0 ba · 920 sqft · Manufactured public records · 56 Days on market

Built 1973 0.28 ac lot Est $133k · 10% under $46/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 +12.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• 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

Mrs clean lives here,bright and light, berber carpet,tile , very nice home ..

Key facts

• Linen closet
• Spacious double lot
• Large pantry

Tags

• DOUBLE LOT OPPORTUNITY
• SPACIOUS DOUBLE LOT
• TWO SETS OF BAY WINDOWS
• ENCLOSED LANAI
• LARGE PANTRY
• LINEN CLOSET

Property features AI

Finance

• Financial info: Lease restrictions apply
• HOA & community: Monthly HOA fee of $46; Association amenities include clubhouse, golf course, and pool; Association approval required; Senior community; Pets allowed: cats and dogs (with number limit)

Exterior

• Parking: Parking pad; 1-car carport
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Broadband/high-speed internet available; Water connected; Sewer connected
• Home design: Residential mobile home; Double wide; Single-story; Faces north; Entry level: One
• Construction: Vinyl siding; Membrane roof; Pillar/post/pier foundation; Built as mobile home
• Exterior features: Enclosed patio; Patio; Chain link fence; Storage structure on property; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Freezer; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Eat-in kitchen; Open floor plan; Other laundry setup
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $522 ($6k/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 11.5% 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-, 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); Hernando High School (math 42% / reading 42%, grade F, #275 of 667 statewide, top 42%, 1,299 students, 58% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: 691 active listings in the ZIP; 4 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 34% 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 ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $67k; list at $120k implies a 79% 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 $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 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. 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: 1.38% ✓
• Cap rate: 11.51%
• Cash-on-cash: 18.65%
• DSCR: 1.83
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $133,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8430 Highpoint Blvd	0.25mi	2/2.0	989 (+8%)	2mo	$144,900	$147	74
8116 Weeping Willow St	0.29mi	3/2.0 (+1)	960 (+4%)	2mo	$215,000	$224	73
8431 Madison St	0.57mi	2/2.0	912 (-1%)	1mo	$155,000	$170	71
12124 Thornridge St	0.38mi	2/2.0	980 (+6%)	4mo	$130,000	$133	68
8013 Eastern Circle Dr	0.41mi	2/2.0	828 (-10%)	2mo	$120,000	$145	63
12169 Club House Rd	0.61mi	2/2.0	960 (+4%)	2mo	$130,000	$135	63
12112 Sara St	0.46mi	2/2.0	1,009 (+10%)	2mo	$114,000	$113	61
9074 Highpoint Blvd	0.67mi	2/2.0	960 (+4%)	3mo	$131,000	$136	58
8348 Highpoint Blvd	0.41mi	2/2.0	805 (-12%)	4mo	$143,000	$178	57
12087 Club House Rd	0.68mi	2/2.0	984 (+7%)	0mo	$125,000	$127	56
7511 Eastern Circle Dr	0.45mi	2/2.0	1,056 (+15%)	3mo	$138,000	$131	52
9100 Highpoint Blvd	0.68mi	2/2.0	1,040 (+13%)	2mo	$177,000	$170	45

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: 1.41×
• Total profit: $13,812
• Equity at exit: $17,892

10-year hold

• IRR: 19.5%
• Equity multiple: 2.63×
• Total profit: $54,853
• 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: 6.0×

Monthly cashflow live

• Estimated rent: $1,661 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$65 /mo · $779/yr
• Insurance: −$50
• HOA: −$46
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $522

Break-even live

Break-even rent $1,000

Max offer price $120,000

Occupancy floor 64%

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 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	24d	1	0.31mi
12103 Fairway Ave Brooksville, FL	2.0	2.0	864	$1,725	$2.00	1d	1	0.38mi
7402 Eastern Circle Dr Brooksville, FL	2.0	1.0	720	$1,200	$1.67	24d	1	0.62mi
7513 Highpoint Blvd Brooksville, FL	2.0	1.0	672	$1,150	$1.71	24d	1	0.76mi

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 21 events

1. 2026-06-18
   days on market $120,000 Active 56 DOM
2. 2026-06-17
   days on market $120,000 Active 55 DOM
3. 2026-06-16
   days on market $120,000 Active 54 DOM
4. 2026-06-15
   days on market $120,000 Active 53 DOM
5. 2026-06-13
   days on market $120,000 Active 51 DOM
6. 2026-06-13
   days on market $120,000 Active 50 DOM
7. 2026-06-09
   days on market $120,000 Active 47 DOM
8. 2026-06-08
   pricedays on market $120,000 Active 46 DOM
9. 2026-06-07
   days on market $130,000 Active 45 DOM
10. 2026-06-04
    days on market $130,000 Active 42 DOM
11. 2026-06-03
    days on market $130,000 Active 41 DOM
12. 2026-06-02
    days on market $130,000 Active 40 DOM
13. 2026-06-01
    days on market $130,000 Active 39 DOM
14. 2026-05-31
    days on market $130,000 Active 38 DOM
15. 2026-05-17
    price $130,000
16. 2026-04-23
    listed $140,000 Active
17. 2019-11-11
    historical
18. 2010-08-27
    soldstatus $67,000
19. 2009-11-12
    listed $69,900
20. 2003-10-09
    soldstatus $33,750 77-char remark

    Show marketing remark (77 chars)

    Mrs clean lives here,bright and light, berber carpet,tile , very nice home ..

21. 2003-06-24
    listed $39,500 77-char remark

    Show marketing remark (77 chars)

    Mrs clean lives here,bright and light, berber carpet,tile , very nice home ..

ⓘ 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: $779 · $65/mo
• Projected year-2 tax: $996 · $83/mo
• Expected delta: +$217/yr (+$18/mo · 27.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 24 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: $19,935
• − Mortgage interest: −$6,722
• − Property taxes: −$779
• − Insurance: −$600
• − Repairs & maintenance: −$1,595
• − Management: −$1,595
• − HOA: −$552
• − Depreciation: −$3,491
• Taxable income: $4,601
• Est. tax owed @ 24.0%: −$1,104
• After-tax cash flow: $5,161/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

+229.1% since first listed

7 events — show timeline

• 2026-05-17 Price Changed $130,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Listed $140,000 Stellar MLS as Distributed by MLS Grid
• 2019-11-11 Listing Removed — HCAR
• 2010-08-27 Sold (Public Records) $67,000 Public Records
• 2009-11-12 Listed $69,900 HCAR
• 2003-10-09 Sold (MLS) $33,750 HCAR
• 2003-06-24 Listed $39,500 HCAR

Property tax history

+11.2%/yr

Latest (2025): $779 · +0.5% YoY. Source: county tax records.