53 Pinecrest St · Lake Placid, FL 33852

$125,000

3 bd · 2.0 ba · 1,200 sqft · Manufactured public records · 4 Days on market

Built 1980 10,226 sqft lot Est $148k · 15% under $112/mo HOA · 7% of rent

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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 +29.1/30.0
• ARV discount +14.4/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• 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

Listing remarks MLS

COVETED COVERED BRIDGE!! This lovely home has had lots of upgrades and improvements. Both of the bathrooms are new, and the master bath has a walk-in shower. If the price is right, it can come with everything you see -- all the new Turner furniture has a 10 year warranty. Large workshop/laundry room [8 x 16] inside the enclosed porch. Monthly fee includes basic cable, lawn care, and use of the facilities: pool, shuffleboard, clubhouse, etc. Come -- enjoy those golden years!

Key facts

• Private lot
• Well maintained home
• Peaceful views

Tags

• PEACEFUL VIEWS
• MATURE LANDSCAPING
• PRIVATE LOT
• BACKING TO A GROVE
• WELL MAINTAINED HOME
• UPDATED AC SYSTEM

Property features AI

Finance

• HOA & community: Homeowners association with a $112 monthly fee; Community clubhouse; Fitness center; Pool; Tennis courts; Senior community

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Sewer available
• Home design: Mobile home; One story
• Construction: Metal siding; Other roof
• Exterior features: Front porch; Community pool

Interior

• Kitchen: Convection oven; Dishwasher; Microwave; Oven; Range; Refrigerator
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Convection oven; Dishwasher; Microwave; Oven; Range; Refrigerator; Electric water heater
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 10.4% 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 Elementary School (math 32% / reading 29%, grade F, #1,862 of 2,144 statewide, top 88%, 594 students, 80% 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).
• 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 37% 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $31k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; list at $125k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.35% ✓
• Cap rate: 10.43%
• Cash-on-cash: 14.76%
• DSCR: 1.66
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $147,600
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Pinecrest St	0.15mi	2/2.0 (-1)	1,200 (0%)	12mo	$177,500	$148	78
31 Venetian Pkwy	0.12mi	3/2.0	1,296 (+8%)	14mo	$160,000	$123	70
35 Pinecrest St	0.09mi	2/2.0 (-1)	1,060 (-12%)	6mo	$120,000	$113	66
65 Pinecrest St	0.06mi	2/2.0 (-1)	1,144 (-5%)	22mo	$129,000	$113	66
164 Pine Tree Dr	0.41mi	2/2.0 (-1)	1,140 (-5%)	23mo	$140,000	$123	49
259 Hillside Dr	0.57mi	2/2.0 (-1)	1,297 (+8%)	10mo	$101,000	$78	47

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: 2.7%
• Equity multiple: 1.10×
• Total profit: $3,593
• Equity at exit: $18,638

10-year hold

• IRR: 10.0%
• Equity multiple: 1.70×
• Total profit: $24,407
• Equity at exit: $10,808

Cash invested: $35,000 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,688 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$83 /mo · $1,002/yr
• Insurance: −$52
• HOA: −$112
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $431

Break-even live

Break-even rent $1,143

Max offer price $125,000

Occupancy floor 69%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $112 · $1,344/yr
• Likely covers: cablelandscapingpool

Listing history 24 events

1. 2026-06-17
   status $125,000 Pending 4 DOM
2. 2026-06-16
   days on market $125,000 Active 4 DOM
3. 2026-06-15
   days on market $125,000 Active 3 DOM
4. 2026-06-14
   remarks 699-char remark
5. 2026-06-14
   pricedays on marketlisting id $125,000 Active 1 DOM
6. 2026-05-31
   days on market $150,000 Active 182 DOM
7. 2026-05-30
   days on market $150,000 Active 181 DOM
8. 2026-04-27
   status Active
9. 2026-04-21
   historical Active Under Contract
10. 2026-04-06
    price $150,000
11. 2026-03-17
    status Active
12. 2026-02-15
    historical Active Under Contract
13. 2026-02-03
    price $154,000
14. 2025-12-15
    status Active
15. 2025-12-09
    historical Active Under Contract
16. 2025-11-30
    listed $155,900 Active
17. 2019-04-09
    soldstatus $72,000
18. 2015-07-29
    soldstatus $75,000 478-char remark

    Show marketing remark (478 chars)

    COVETED COVERED BRIDGE!! This lovely home has had lots of upgrades and improvements. Both of the bathrooms are new, and the master bath has a walk-in shower. If the price is right, it can come with everything you see -- all the new Turner furniture has a 10 year warranty. Large workshop/laundry room [8 x 16] inside the enclosed porch. Monthly fee includes basic cable, lawn care, and use of the facilities: pool, shuffleboard, clubhouse, etc. Come -- enjoy those golden years!

19. 2015-07-24
    soldstatus $75,000
20. 2015-07-07
    listed $84,900 478-char remark

    Show marketing remark (478 chars)

    COVETED COVERED BRIDGE!! This lovely home has had lots of upgrades and improvements. Both of the bathrooms are new, and the master bath has a walk-in shower. If the price is right, it can come with everything you see -- all the new Turner furniture has a 10 year warranty. Large workshop/laundry room [8 x 16] inside the enclosed porch. Monthly fee includes basic cable, lawn care, and use of the facilities: pool, shuffleboard, clubhouse, etc. Come -- enjoy those golden years!

21. 2011-01-28
    soldstatus $47,500
22. 2003-08-18
    soldstatus $52,500
23. 2001-02-06
    soldstatus $51,000
24. 1995-08-09
    soldstatus $31,500

ⓘ 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: $1,002 · $83/mo
• Projected year-2 tax: $1,038 · $86/mo
• Expected delta: +$36/yr (+$3/mo · 3.6%)

ⓘ 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 9/10 Extreme 7 d/yr ≥108°F today · 27 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: $20,258
• − Mortgage interest: −$7,002
• − Property taxes: −$1,002
• − Insurance: −$625
• − Repairs & maintenance: −$1,621
• − Management: −$1,621
• − HOA: −$1,344
• − Depreciation: −$3,636
• Taxable income: $3,408
• Est. tax owed @ 24.0%: −$818
• After-tax cash flow: $4,349/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

+376.2% since first listed

17 events — show timeline

• 2026-04-27 Relisted — HAOR as distributed by MLS GRID
• 2026-04-21 Contingent — HAOR as distributed by MLS GRID
• 2026-04-06 Price Changed $150,000 HAOR as distributed by MLS GRID
• 2026-03-17 Relisted — HAOR as distributed by MLS GRID
• 2026-02-15 Contingent — HAOR as distributed by MLS GRID
• 2026-02-03 Price Changed $154,000 HAOR as distributed by MLS GRID
• 2025-12-15 Relisted — HAOR as distributed by MLS GRID
• 2025-12-09 Contingent — HAOR as distributed by MLS GRID
• 2025-11-30 Listed $155,900 HAOR as distributed by MLS GRID
• 2019-04-09 Sold (Public Records) $72,000 Public Records
• 2015-07-29 Sold (MLS) $75,000 HAOR as distributed by MLS GRID
• 2015-07-24 Sold (Public Records) $75,000 Public Records
• 2015-07-07 Listed $84,900 HAOR as distributed by MLS GRID
• 2011-01-28 Sold (Public Records) $47,500 Public Records
• 2003-08-18 Sold (Public Records) $52,500 Public Records
• 2001-02-06 Sold (Public Records) $51,000 Public Records
• 1995-08-09 Sold (Public Records) $31,500 Public Records

Property tax history

+9.0%/yr

Latest (2025): $1,002 · +3.5% YoY. Source: county tax records.