28 Lily Dr · Lake Placid, FL 33852

$44,900

1 bd · 1.0 ba · 518 sqft · Manufactured · 85 Days on market

Manufactured home Built 2026 Good condition $87/sqft · 9% below area Est $50k · 9% under

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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 +11.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -6.3

Listing remarks

Its time you let yourself live in a beautifully maintained and pleasant manufactured home community. This home has a spacious kitchen, and 1 bedrooms, 1 bathrooms!! Not only would you be in Lake Placid, but you would be living in a community where you would never run out of activities! You will have access to a swimming pool, shuffle board, golf range, and a bocce court. This is an offer you do not want to miss out on this offer, call us today!

Key facts

• Bocce court
• Shuffle board
• Spacious kitchen

Tags

• SPACIOUS KITCHEN
• SWIMMING POOL
• SHUFFLE BOARD
• GOLF RANGE
• BOCCE COURT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $45k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($902 rent vs $45k).
• Recommended offer: $42k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.0% vs local median 3.9% 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; 1817 active listings in the ZIP; 980 units permitted in Highlands County in 2024 (80 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $310 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 $13k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($42k) is reasonable based on typical stale-listing flexibility.

Recommended offer $42,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% 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: 2.01% ✓
• Cap rate: 17.05%
• Cash-on-cash: 38.41%
• DSCR: 2.71
• GRM: 4.1

CMA / ARV

• ARV (median comp): $49,500
• List price: $44,900
• Delta: -9.29%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
44 Betty Dr	0.09mi	1/1.0	460 (-11%)	20mo	$6,000	$13	60
15 Snowball Dr	0.08mi	1/1.0	396 (-24%)	16mo	$4,500	$11	58
40 Connie Dr	0.10mi	1/1.0	462 (-11%)	34mo	$15,000	$32	57
89 Circle Rdg	0.11mi	1/1.0	624 (+20%)	17mo	$3,000	$5	55
1 Brach St	0.05mi	1/1.0	396 (-24%)	40mo	$26,000	$66	53
2 Brachs St	0.05mi	1/1.0	672 (+30%)	24mo	$5,000	$7	53
18 Gary Ave	0.39mi	2/1.0 (+1)	672 (+30%)	3mo	$59,000	$88	50
12 Melrose Ln	1.53mi	2/1.0 (+1)	576 (+11%)	3mo	$40,000	$69	38
1 Center St	0.29mi	2/1.5 (+1)	672 (+30%)	51mo	$25,000	$37	34
145 Highlands Dr	1.07mi	1/1.0	660 (+27%)	38mo	$64,900	$98	20
313 Highlands Blvd	1.80mi	2/1.0 (+1)	672 (+30%)	27mo	$60,000	$89	15
9 Melrose Ln	1.52mi	2/2.0 (+1)	672 (+30%)	37mo	$70,000	$104	11

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: 32.0%
• Equity multiple: 2.31×
• Total profit: $16,431
• Equity at exit: $6,695

10-year hold

• IRR: 37.9%
• Equity multiple: 4.16×
• Total profit: $39,758
• Equity at exit: $3,882

Cash invested: $12,572 (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 →

Active competition Active MLS

• For sale now: 25 active
• Median asking: $44,900 ($87/sqft)
• Median days on market: 85 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: +10.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33852

• Rents YoY: 0.8%
• Active inventory: 1817
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $902 medium
• Mortgage (P&I): −$235
• Tax est. 1.5%: −$56 /mo · $674/yr
• Insurance: −$19
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $402

Break-even live

Break-even rent $393

Max offer price $44,900

Occupancy floor 50%

Sensitivity live

Price	-10% $433	-5% $418	+0% $402	+5% $387	+10% $371
Rent	-10% $331	-5% $367	+0% $402	+5% $438	+10% $474
Rate	-1.0pp $425	-0.5pp $414	base $402	+0.5pp $391	+1.0pp $379

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: $11,225
• Closing costs: $1,347
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Address: 28 Lily Dr, Lake Placid, FL 33852Status: Active
• Financial info: List price $44,900

Exterior

• Home design: Spec new constructionSingle-level (1 story)
• Exterior features: Living area approximately 518

Interior

• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Interior features: Open plan living area

Listing history 50 events

1. 2026-08-08
   days on market $44,900 Active 85 DOM
2. 2026-08-07
   days on market $44,900 Active 84 DOM
3. 2026-08-06
   days on market $44,900 Active 83 DOM
4. 2026-08-05
   days on market $44,900 Active 82 DOM
5. 2026-08-04
   days on market $44,900 Active 81 DOM
6. 2026-08-03
   days on market $44,900 Active 80 DOM
7. 2026-07-31
   days on market $44,900 Active 77 DOM
8. 2026-07-30
   days on market $44,900 Active 76 DOM
9. 2026-07-29
   days on market $44,900 Active 75 DOM
10. 2026-07-27
    days on market $44,900 Active 73 DOM
11. 2026-07-25
    days on market $44,900 Active 71 DOM
12. 2026-07-23
    days on market $44,900 Active 69 DOM
13. 2026-07-22
    days on market $44,900 Active 68 DOM
14. 2026-07-21
    days on market $44,900 Active 67 DOM
15. 2026-07-18
    days on market $44,900 Active 64 DOM
16. 2026-07-16
    days on market $44,900 Active 62 DOM
17. 2026-07-16
    days on market $44,900 Active 61 DOM
18. 2026-07-14
    days on market $44,900 Active 60 DOM
19. 2026-07-13
    days on market $44,900 Active 59 DOM
20. 2026-07-12
    days on market $44,900 Active 58 DOM
21. 2026-07-11
    days on market $44,900 Active 57 DOM
22. 2026-07-10
    days on market $44,900 Active 56 DOM
23. 2026-07-09
    days on market $44,900 Active 55 DOM
24. 2026-07-08
    days on market $44,900 Active 54 DOM
25. 2026-07-07
    days on market $44,900 Active 53 DOM
26. 2026-07-06
    days on market $44,900 Active 52 DOM
27. 2026-07-05
    days on market $44,900 Active 51 DOM
28. 2026-07-04
    days on market $44,900 Active 50 DOM
29. 2026-07-03
    days on market $44,900 Active 49 DOM
30. 2026-07-02
    days on market $44,900 Active 48 DOM
31. 2026-07-01
    days on market $44,900 Active 47 DOM
32. 2026-06-30
    days on market $44,900 Active 46 DOM
33. 2026-06-29
    days on market $44,900 Active 45 DOM
34. 2026-06-28
    days on market $44,900 Active 44 DOM
35. 2026-06-28
    days on market $44,900 Active 43 DOM
36. 2026-06-27
    days on market $44,900 Active 42 DOM
37. 2026-06-26
    days on market $44,900 Active 41 DOM
38. 2026-06-23
    days on market $44,900 Active 38 DOM
39. 2026-06-21
    days on market $44,900 Active 37 DOM
40. 2026-06-19
    days on market $44,900 Active 35 DOM
41. 2026-06-18
    days on market $44,900 Active 34 DOM
42. 2026-06-17
    days on market $44,900 Active 33 DOM
43. 2026-06-16
    days on market $44,900 Active 32 DOM
44. 2026-06-15
    days on market $44,900 Active 31 DOM
45. 2026-06-14
    days on market $44,900 Active 29 DOM
46. 2026-06-10
    days on market $44,900 Active 26 DOM
47. 2026-06-09
    days on market $44,900 Active 25 DOM
48. 2026-06-08
    days on market $44,900 Active 24 DOM
49. 2026-06-07
    days on market $44,900 Active 23 DOM
50. 2026-06-02
    days on market $44,900 Active 18 DOM

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

Taxation est. · year 1

• Rental income: $10,826
• − Mortgage interest: −$2,515
• − Property taxes: −$674
• − Insurance: −$224
• − Repairs & maintenance: −$866
• − Management: −$866
• − Depreciation: −$1,306
• Taxable income: $4,374
• Est. tax owed @ 24.0%: −$1,050
• After-tax cash flow: $3,779/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This beautifully maintained manufactured home in a desirable community offers a spacious kitchen and a single bedroom. With minimal repairs and maintenance, it's ready for a new owner to enjoy the community amenities and lifestyle.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Add a small outdoor seating area — Increases functionality and appeal for both residents and potential buyers ↑

F Composite school gradezoned avg 43/100

Zoned Schools

Elementary Lake Country Elementary School C FL #855/2,144 Nat'l #9,513/41,679 Middle Lake Placid Middle School F FL #395/571 Nat'l #6,708/14,009 High Lake Placid High School F FL #367/667 Nat'l #9,497/17,239

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

C Composite livability gradescore 68/100

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 · 99,674 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: 12% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Address: 28 Lily Dr, Lake Placid, FL 33852Status: Active
• Financial info: List price $44,900

Exterior

• Home design: Spec new constructionSingle-level (1 story)
• Exterior features: Living area approximately 518

Interior

• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Interior features: Open plan living area