55 Pine Aire Cir · Lake Placid, FL 33852

$28,000

2 bd · 1.5 ba · 672 sqft · Manufactured · 57 Days on market

Built 1977 Good condition

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks

PRICED TO SELL!! Plus this cute single wide with screened lanai, (all new screen) has a list of updates that include bathrooms, flooring, kitchen counter top, ceiling fans and more. Additional updates: NEW HVAC in 2025 and all new lines with transferable warranty, electrical panel, a few new windows, and the roof has been re-coated April 2026. The home has been painted both inside and outside. There is nothing to do here except move in. Park amenities include new picklecall courts, shuffleboard, inground pool overlooking Lake Huntley, 2 clubhouses with organized activities and more. Monthly lot rent includes water and sewer, trash pick-up twice weekly, yard irrigation and park amenities. Th

Key facts

• Re-coated roof
• New hvac
• Screened lanai

Tags

• SCREENED LANAI
• NEW HVAC
• ELECTRICAL PANEL
• NEW WINDOWS
• RE-COATED ROOF
• INGROUND POOL

Property features AI

Finance

• Financial info: Land is leased ($850/month)
• HOA & community: Clubhouse; Pool; Powered boats allowed; Senior community

Exterior

• Parking: Carport (2 spaces)
• Utilities: Public water; Public sewer
• Home design: Manufactured in park (mobile home); Single wide; One level; Liberty make; Faces unspecified
• Construction: Frame construction; Other roof; Other skirt
• Exterior features: Awning(s); Front porch; Screened porch; Shed(s); Workshop; Waterfront access; Community pool

Interior

• Kitchen: Microwave; Oven; Range; Refrigerator; Electric water heater
• Bedrooms: Total rooms: 9
• Flooring: Laminate; Simulated wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Ceiling fan(s); High-speed internet; Blinds; Unfurnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $28k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $872 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $28k).
• Recommended offer: $27k (3.0% below list) — sets the bar for market timing.
• Cap rate 43.7% 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 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 70% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $194 of loan paydown is wiped out by about $840 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.8% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($27k) is reasonable based on typical stale-listing flexibility.

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 $27,160 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.82% ✓
• Cap rate: 43.68%
• Cash-on-cash: 133.52%
• DSCR: 6.94
• GRM: 1.7

CMA / ARV

• ARV (on-the-fly): $10,080
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
74 Pine Aire Cir	0.09mi	2/1.5	672 (0%)	1mo	$7,000	$10	95
29 Pine Aire Cir	0.06mi	2/1.0	672 (0%)	6mo	$8,000	$12	90
68 Pine Aire Cir	0.07mi	2/1.0	672 (0%)	6mo	$5,000	$7	90
31 Pine Aire Cir	0.07mi	2/1.5	672 (0%)	16mo	$22,500	$33	84
54 Pine Aire Cir	0.01mi	2/1.0	672 (0%)	19mo	$39,900	$59	82
25 Armadillo Trl	0.12mi	1/1.0 (-1)	703 (+5%)	2mo	$10,500	$15	79
21 Ranch Rd	0.18mi	2/2.0	624 (-7%)	17mo	$28,000	$45	64

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: 7.14×
• Total profit: $48,146
• Equity at exit: $4,175

10-year hold

• IRR: —
• Equity multiple: 14.03×
• Total profit: $102,173
• Equity at exit: $2,421

Cash invested: $7,840 (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: 1.7×

Monthly cashflow live

• Estimated rent: $1,349 medium
• Mortgage (P&I): −$147
• Tax est. 1.5%: −$35 /mo · $420/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $872

Break-even live

Break-even rent $245

Max offer price $28,000

Occupancy floor 30%

Sensitivity live

Price	-10% $892	-5% $882	+0% $872	+5% $863	+10% $853
Rent	-10% $766	-5% $819	+0% $872	+5% $926	+10% $979
Rate	-1.0pp $886	-0.5pp $879	base $872	+0.5pp $865	+1.0pp $858

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: $7,000
• Closing costs: $840
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on market $28,000 Active 57 DOM
2. 2026-06-18
   days on market $28,000 Active 56 DOM
3. 2026-06-17
   days on market $28,000 Active 55 DOM
4. 2026-06-16
   days on market $28,000 Active 54 DOM
5. 2026-06-15
   days on market $28,000 Active 53 DOM
6. 2026-06-14
   days on market $28,000 Active 51 DOM
7. 2026-06-10
   days on market $28,000 Active 48 DOM
8. 2026-06-09
   days on market $28,000 Active 47 DOM
9. 2026-06-08
   days on market $28,000 Active 46 DOM
10. 2026-06-07
    days on market $28,000 Active 45 DOM
11. 2026-06-02
    days on market $28,000 Active 40 DOM
12. 2026-06-01
    days on market $28,000 Active 39 DOM
13. 2026-05-31
    days on market $28,000 Active 38 DOM
14. 2026-05-30
    days on market $28,000 Active 37 DOM
15. 2026-04-22
    listed $28,000 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: $16,190
• − Mortgage interest: −$1,568
• − Property taxes: −$420
• − Insurance: −$140
• − Repairs & maintenance: −$1,295
• − Management: −$1,295
• − Depreciation: −$815
• Taxable income: $10,657
• Est. tax owed @ 24.0%: −$2,558
• After-tax cash flow: $7,910/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 · 13 photos

Good 75/100 Cosmetic rehab

This single-wide manufactured home is in good condition with recent updates, including a re-coated roof and new HVAC. It is move-in ready with a good curb appeal and park amenities.

Value-add opportunities

• Both update countertops and flooring in kitchen and bathrooms — modernizes the home and improves aesthetics
• Both update appliances — modernizes the home and improves aesthetics
• Both update lighting fixtures — modernizes the home and improves aesthetics
• Both update paint scheme — modernizes the home and improves aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both update countertops and flooring in kitchen and bathrooms — modernizes the home and improves aesthetics ↑
• Both update appliances — modernizes the home and improves aesthetics ↑
• Both update lighting fixtures — modernizes the home and improves aesthetics ↑
• Both update paint scheme — modernizes the home and improves aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-04-22 Listed $28,000 HAOR as distributed by MLS GRID