10 Turtle Rd · Lake Placid, FL 33852

$54,900

2 bd · 2.0 ba · 1,152 sqft · Manufactured · 344 Days on market

Built 1979 Est $56k · at est.

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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 +8.7/15.0
• 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 MLS

Nice double wide located in popular park situated along Lake Huntley. Nice enclosed front porch gives extra living square footage to the home. This home is furnished and ready for a new owner. Monthly lot rent includes water and sewer, trash pick up twice weekly in front of the home, yard irrigation and lawn mowing as well as all park amenities. The park is pet friendly.

Key facts

• Lakeside village
• Doublewide
• Lake huntley

Tags

• DOUBLEWIDE
• NEW VINYL FLOORING
• LAKESIDE VILLAGE
• LAKE HUNTLEY
• GREAT BASS FISHING
• WATER SPORTS

Property features AI

Finance

• Other: Park name: Lakeside Village; Zoning: MH
• Financial info: Land is leased (monthly land lease amount $805)
• HOA & community: Senior community; Powered boats allowed

Exterior

• Parking: Carport (2 spaces)
• Utilities: Public water; Public sewer (and other sewer available); Cable available
• Home design: Manufactured in park (double-wide); Single-story; Model: Calais
• Construction: Concrete and frame construction; Other roof material; Skirting: Other; Built as a mobile home
• Exterior features: Enclosed areas and front porch; Patio; Shed(s); Workshop; Waterfront access (Huntley); Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Oven and Range; Refrigerator; Electric water heater
• Bedrooms: Includes multiple bedrooms (total rooms: 8)
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; High-speed internet; Furnished
• Laundry & utility: Washer and Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $811 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.0% 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: schools D+, amenities F, commute 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.
• 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 33% 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 $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.8% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 344 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $10k (16%) 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 $48,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 344 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 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.75% ✓
• Cap rate: 24.03%
• Cash-on-cash: 63.34%
• DSCR: 3.82
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $56,448
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Armadillo Trl	0.04mi	2/2.0	1,128 (-2%)	2mo	$16,500	$15	93
25 Fisherman's Cv	0.09mi	2/2.0	1,144 (-1%)	22mo	$95,000	$83	77
4 Skyline Dr	0.08mi	2/2.0	1,272 (+10%)	3mo	$36,500	$29	76
13 Fishermans Cv	0.05mi	2/2.0	1,269 (+10%)	10mo	$63,000	$50	72
8 Fishermans Cv	0.05mi	2/2.0	1,312 (+14%)	12mo	$18,000	$14	65
13 Pleasant Vw	0.08mi	2/2.0	1,263 (+10%)	22mo	$62,000	$49	62

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: 59.9%
• Equity multiple: 3.57×
• Total profit: $39,571
• Equity at exit: $8,186

10-year hold

• IRR: 63.8%
• Equity multiple: 6.75×
• Total profit: $88,387
• Equity at exit: $4,747

Cash invested: $15,372 (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: 3.0×

Monthly cashflow live

• Estimated rent: $1,507 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $824/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $811

Break-even live

Break-even rent $480

Max offer price $54,900

Occupancy floor 41%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $54,900 Active 344 DOM
2. 2026-06-18
   days on market $54,900 Active 343 DOM
3. 2026-06-17
   days on market $54,900 Active 342 DOM
4. 2026-06-16
   days on market $54,900 Active 341 DOM
5. 2026-06-15
   days on market $54,900 Active 340 DOM
6. 2026-06-14
   days on market $54,900 Active 338 DOM
7. 2026-06-10
   days on market $54,900 Active 335 DOM
8. 2026-06-09
   days on market $54,900 Active 334 DOM
9. 2026-06-08
   days on market $54,900 Active 333 DOM
10. 2026-06-07
    days on market $54,900 Active 332 DOM
11. 2026-06-02
    days on market $54,900 Active 327 DOM
12. 2026-06-01
    days on market $54,900 Active 326 DOM
13. 2026-05-31
    days on market $54,900 Active 325 DOM
14. 2026-05-30
    days on market $54,900 Active 324 DOM
15. 2026-04-16
    price $54,900
16. 2026-02-12
    price $59,900
17. 2025-07-10
    listed $65,000 Active
18. 2025-01-15
    soldstatus $50,000 Closed 373-char remark

    Show marketing remark (373 chars)

    Nice double wide located in popular park situated along Lake Huntley. Nice enclosed front porch gives extra living square footage to the home. This home is furnished and ready for a new owner. Monthly lot rent includes water and sewer, trash pick up twice weekly in front of the home, yard irrigation and lawn mowing as well as all park amenities. The park is pet friendly.

19. 2025-01-04
    historical Active Under Contract 373-char remark

    Show marketing remark (373 chars)

    Nice double wide located in popular park situated along Lake Huntley. Nice enclosed front porch gives extra living square footage to the home. This home is furnished and ready for a new owner. Monthly lot rent includes water and sewer, trash pick up twice weekly in front of the home, yard irrigation and lawn mowing as well as all park amenities. The park is pet friendly.

20. 2024-12-19
    listed $55,000 Active 373-char remark

    Show marketing remark (373 chars)

    Nice double wide located in popular park situated along Lake Huntley. Nice enclosed front porch gives extra living square footage to the home. This home is furnished and ready for a new owner. Monthly lot rent includes water and sewer, trash pick up twice weekly in front of the home, yard irrigation and lawn mowing as well as all park amenities. The park is pet friendly.

ⓘ 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: $18,089
• − Mortgage interest: −$3,075
• − Property taxes: −$824
• − Insurance: −$274
• − Repairs & maintenance: −$1,447
• − Management: −$1,447
• − Depreciation: −$1,597
• Taxable income: $9,424
• Est. tax owed @ 24.0%: −$2,262
• After-tax cash flow: $7,475/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

-0.2% since first listed

6 events — show timeline

• 2026-04-16 Price Changed $54,900 HAOR as distributed by MLS GRID
• 2026-02-12 Price Changed $59,900 HAOR as distributed by MLS GRID
• 2025-07-10 Listed $65,000 HAOR as distributed by MLS GRID
• 2025-01-15 Sold (MLS) $50,000 HAOR as distributed by MLS GRID
• 2025-01-04 Contingent — HAOR as distributed by MLS GRID
• 2024-12-19 Listed $55,000 HAOR as distributed by MLS GRID