581 Vanguard Ave NW · Lake Placid, FL 33852

$249,500

4 bd · 2.0 ba · 1,624 sqft · MultiFamily public records · 52 Days on market

Built 2006 0.34 ac lot

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Why this score? — see what drove the C 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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Income-Producing Duplex in Growing Lake Placid Priced to Sell! Opportunity knocks with this maintained duplex featuring two 2BR/1BA units, located in the desirable Placid Lakes community of Lake Placid, FL. Whether you're a seasoned investor or just getting started, this property offers the perfect combination of cash flow, affordability, and future upside. Each unit provides: 2 spacious bedrooms & 1 full bathroom 2 Strong rental potential Functional layouts appealing to long-term tenants Situated in a rapidly growing area, Lake Placid is seeing exciting improvements, including a revitalized downtown Main Street district with new shops, dining, and community enhancements; mak

Key facts

• 0.34 acre lot
• Built 2006
• Listed 51 days

Property features AI

Finance

• Other: Lot size about 0.34 acres
• Financial info: Unit rents: one unit at $1,100 and one unit at $1,000
• HOA & community: No HOA information provided

Exterior

• Parking: No parking details provided
• Security: No security features listed
• Utilities: Private well water; Septic tank sewer
• Home design: One-story residential income property; Property subtype: Other; Zoned R2
• Construction: Block and concrete construction; Shingle roof
• Exterior features: Paved road frontage; Frontage approximately 120 feet; No pool

Interior

• Kitchen: Appliances include dishwasher, oven, range, refrigerator
• Bedrooms: Two 2-bedroom units
• Flooring: Tile
• Bathrooms: Two full bathrooms (one in each unit); Each unit has 1 bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Tile flooring; Dishwasher; Electric water heater; Oven; Range; Refrigerator
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2 × 2.0-bed/1.0-bath units multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $548 ($7k/yr) — positive. Per door: $274/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: 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; 1493 active listings in the ZIP; 980 units permitted in Highlands County in 2024 (80 in 5+ unit buildings).
• At $2,778/mo this rent would consume 61% of the median local household income ($54k/yr) (locally 439% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,015 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.11% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.41%
• DSCR: 1.42
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.82% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.84×
• Total profit: $-11,523
• Equity at exit: $37,201

10-year hold

• IRR: 2.5%
• Equity multiple: 1.16×
• Total profit: $11,426
• Equity at exit: $21,572

Cash invested: $69,860 (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: 1493
• Price-to-rent: 15.0×

Monthly cashflow live

• Estimated rent: $2,778 medium
• Mortgage (P&I): −$1,308
• Tax from tax record: −$235 /mo · $2,816/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$583
• Net cashflow: $548

Break-even live

Break-even rent $2,085

Max offer price $249,500

Occupancy floor 75%

Sensitivity live

Price	-10% $689	-5% $618	+0% $548	+5% $477	+10% $406
Rent	-10% $328	-5% $438	+0% $548	+5% $657	+10% $767
Rate	-1.0pp $673	-0.5pp $611	base $548	+0.5pp $483	+1.0pp $417

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2.0	1	$2,778
Total (2 units)			$2,778

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: $62,375
• Closing costs: $7,485
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $249,500 Active 52 DOM
2. 2026-06-19
   days on market $249,500 Active 50 DOM
3. 2026-06-18
   days on market $249,500 Active 49 DOM
4. 2026-06-17
   days on market $249,500 Active 48 DOM
5. 2026-06-16
   days on market $249,500 Active 47 DOM
6. 2026-06-15
   days on market $249,500 Active 46 DOM
7. 2026-06-14
   days on market $249,500 Active 44 DOM
8. 2026-06-10
   days on market $249,500 Active 41 DOM
9. 2026-06-09
   days on market $249,500 Active 40 DOM
10. 2026-06-08
    days on market $249,500 Active 39 DOM
11. 2026-06-07
    days on market $249,500 Active 38 DOM
12. 2026-06-02
    days on market $249,500 Active 33 DOM
13. 2026-06-01
    days on market $249,500 Active 32 DOM
14. 2026-05-31
    days on market $249,500 Active 31 DOM
15. 2026-05-30
    days on market $249,500 Active 30 DOM
16. 2026-04-28
    listed $249,500 Active
17. 2025-09-03
    historical $1,100
18. 2025-08-22
    listed $1,100
19. 2020-08-20
    soldstatus $1,410,000
20. 2017-05-11
    soldstatus $724,000
21. 2010-09-20
    soldstatus $225,000

ⓘ 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: $2,816 · $235/mo
• Projected year-2 tax: $2,816 · $235/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 8/10 Severe 7 d/yr ≥108°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,336
• − Mortgage interest: −$13,976
• − Property taxes: −$2,816
• − Insurance: −$1,248
• − Repairs & maintenance: −$2,667
• − Management: −$2,667
• − Depreciation: −$7,258
• Taxable income: $2,705
• Est. tax owed @ 24.0%: −$649
• After-tax cash flow: $5,922/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

+10.9% since first listed

6 events — show timeline

• 2026-04-28 Listed $249,500 HAOR as distributed by MLS GRID
• 2025-09-03 Rental Removed $1,100 HAOR
• 2025-08-22 Listed for Rent $1,100 HAOR
• 2020-08-20 Sold (Public Records) $1,410,000 Public Records
• 2017-05-11 Sold (Public Records) $724,000 Public Records
• 2010-09-20 Sold (Public Records) $225,000 Public Records

Property tax history

+9.5%/yr

Latest (2025): $2,816 · +3.5% YoY. Source: county tax records.