14 Sunrise Vw · Lake Placid, FL 33852

$35,000

2 bd · 2.0 ba · 784 sqft · Manufactured · 470 Days on market

Built 1981 ↓ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well maintained single wide located in a 55+ community situated on Lake Huntley, a well known fishing and water sports lake. As a resident you have access to the fishing docks and boat launch as well as numerous amenities. Fishing and boating, organized activities, shuffleboard and pickleball, pot lucks and dances, as well as an inground swimming pool overlooking the lake. This mobile home features a large lanai for entertaining, spacious rooms and storage. AC unit is approximately 5 years old per seller. Monthly lot rent includes water and sewer, trash pickup twice weekly in front of the home, yard irrigatiion and lawn mowing. Insurance on this mobile in no problem and electric in summer i

Key facts

• Boat launch
• Large lanai
• Organized activities

Tags

• LAKE HUNTLEY
• FISHING DOCKS
• BOAT LAUNCH
• INGROUND SWIMMING POOL
• LARGE LANAI
• ORGANIZED ACTIVITIES

Property features AI

Finance

• Financial info: Land is leased (land lease $805)
• HOA & community: Clubhouse; Community pool; Powered boats allowed; Senior community

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer (and other sewer); Sewer available
• Home design: Manufactured in-park (mobile home); Single wide; One level; Located in Lakeside Village
• Construction: Aluminum siding and frame construction; Metal roof; SCHULT make; Other skirt
• Exterior features: Awnings; Screened side porch; Community pool; Waterfront access

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range
• Bedrooms: Total rooms: 8
• Flooring: Carpet; Laminate; Simulated wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: High speed internet; Furnished; Blinds and drapes
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $35k.

Deal economics

• At list price, monthly cash flow is $863 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 35.9% vs local median 3.7% in Lake Placid — 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 68/100 on livability (#525 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Highlands (other): math 45% / reading 43% proficiency, ranked #54 of 73 in FL (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lake Country Elementary School (math 57% / reading 54%, grade C, #855 of 2,144 statewide, top 41%, 685 students, 73% FRL); Lake Placid Middle School (math 42% / reading 33%, grade F, #395 of 571 statewide, top 70%, 621 students, 75% FRL); Lake Placid High School (math 36% / reading 35%, grade F, #367 of 667 statewide, top 57%, 868 students, 66% FRL) — zoned schools at 71% FRL track the district average.
• Market conditions: Rents flat; 1488 active listings in the ZIP; 980 units permitted in Highlands County in 2024 (80 in 5+ unit buildings).
• This rent runs 31% of the median local income ($54k/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 $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.8% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 470 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $7k (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; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 470 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 3.99% ✓
• Cap rate: 35.87%
• Cash-on-cash: 105.64%
• DSCR: 5.70
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $11,760
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
74 Pine Aire Cir	0.15mi	2/1.5	672 (-14%)	1mo	$7,000	$10	67
25 Armadillo Trl	0.13mi	1/1.0 (-1)	703 (-10%)	2mo	$10,500	$15	66
68 Pine Aire Cir	0.15mi	2/1.0	672 (-14%)	6mo	$5,000	$7	60
29 Pine Aire Cir	0.23mi	2/1.0	672 (-14%)	6mo	$8,000	$12	56
31 Pine Aire Cir	0.23mi	2/1.5	672 (-14%)	16mo	$22,500	$33	50
54 Pine Aire Cir	0.18mi	2/1.0	672 (-14%)	19mo	$39,900	$59	48

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 · 0.82% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 5.72×
• Total profit: $46,294
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 11.14×
• Total profit: $99,360
• Equity at exit: $3,026

Cash invested: $9,800 (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 33852

• Rents YoY: 0.8%
• Active inventory: 1488
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,398 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $863

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 33%

Sensitivity live

Price	-10% $887	-5% $875	+0% $863	+5% $851	+10% $839
Rent	-10% $752	-5% $807	+0% $863	+5% $918	+10% $973
Rate	-1.0pp $880	-0.5pp $872	base $863	+0.5pp $854	+1.0pp $844

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $35,000 Active 470 DOM
2. 2026-06-18
   days on market $35,000 Active 469 DOM
3. 2026-06-17
   days on market $35,000 Active 468 DOM
4. 2026-06-16
   days on market $35,000 Active 467 DOM
5. 2026-06-15
   days on market $35,000 Active 466 DOM
6. 2026-06-14
   days on market $35,000 Active 464 DOM
7. 2026-06-10
   days on market $35,000 Active 461 DOM
8. 2026-06-09
   days on market $35,000 Active 460 DOM
9. 2026-06-08
   days on market $35,000 Active 459 DOM
10. 2026-06-07
    days on market $35,000 Active 458 DOM
11. 2026-06-02
    days on market $35,000 Active 453 DOM
12. 2026-06-01
    days on market $35,000 Active 452 DOM
13. 2026-05-31
    days on market $35,000 Active 451 DOM
14. 2026-05-30
    days on market $35,000 Active 450 DOM
15. 2026-04-15
    price $35,000
16. 2026-02-16
    status Active
17. 2026-02-16
    price $39,900
18. 2026-02-15
    historical
19. 2025-09-03
    status Active
20. 2025-08-15
    historical
21. 2025-02-14
    listed $42,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,779
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,342
• − Management: −$1,342
• − Depreciation: −$1,018
• Taxable income: $10,415
• Est. tax owed @ 24.0%: −$2,500
• After-tax cash flow: $7,853/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: Highlands
• NCES district ID: 1200840
• Math proficiency: 45% ▼ -7.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $35,276
• Composite: 36.42/100
• National rank: #4672
• State rank: #54 of 73 in FL

Livability — Lake Placid

• Score: 68/100
• State rank: #525
• US rank: #9813

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing B- Health & safety A+ User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Highlands County · 98,898 people
• City population: 22,600
• Metro: Sebring-Avon Park, FL
• Population (ZIP): 22,600
• Household income: $54,284
• Rent vs Own: 18.6% rent · 81.4% own
• Severe rent burden: 439.0

Population outlook (Highlands County) Hauer SSP2

• Today (2025): 99,674 people
• By 2030: 99,615 · -0.1%
• By 2040: 99,342 · -0.3%
• By 2050: 98,242 · -1.4%
• By 2075: 93,291 · -6.4%
• By 2100: 79,894 · -19.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 22% Two or more races 11% Black 6% Asian 1%
• Hispanic origin (detail): Mexican 11% Puerto Rican 3% Cuban 3%
• Common ancestry: Lithuanian 2% Slovak 2% Iranian 1%
• Foreign-born: 14% · Canada, Dominican Republic
• Languages at home: 79% English-only · Spanish 19% Tagalog/Filipino 1%

Political lean MEDSL · Highlands

• 2024 margin: Solid R (+40.8) · D 29.3% · R 70.1%
• 2008→2024 swing: -22.7pp toward R · 2008: -18.1pp · 2024: -40.8pp
• All cycles: 2024: R+40.8 2020: R+34.4 2016: R+32.0 2012: R+23.0 2008: R+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -203.31%
• Current HPI: 224.8693
• Rent YoY: ▲ 0.82%
• Metro: Sebring-Avon Park, 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

-16.7% since first listed

7 events — show timeline

• 2026-04-15 Price Changed $35,000 HAOR as distributed by MLS GRID
• 2026-02-16 Relisted — HAOR as distributed by MLS GRID
• 2026-02-16 Price Changed $39,900 HAOR as distributed by MLS GRID
• 2026-02-15 Delisted — HAOR as distributed by MLS GRID
• 2025-09-03 Relisted — HAOR as distributed by MLS GRID
• 2025-08-15 Delisted — HAOR as distributed by MLS GRID
• 2025-02-14 Listed $42,000 HAOR as distributed by MLS GRID