45 Pine Aire Cir · Lake Placid, FL 33852

$62,000

2 bd · 2.0 ba · 1,008 sqft · Manufactured · 466 Days on market

Built 1990 Est $42k · 46% over ↓ 17% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy lake views of Lake Huntley from your lanai. This 680 acre fishing and water sports lake allows you as a resident to launch your boat in the lake and use of the fishing docks for you enjoyment. In addition to lake access you will also enjoy the parks other amenities such as pickleball, shuffleboard, clubhouse activities and swimming pool overlooking the lake. This doublewide offers lots of space, large kitchen with breakfast nook, bar area in the dining room and lots of extras. The kitchen has newer refrigerator and stove plus a large pantry. Both bedrooms have new ceiling fans and bathrooms have new installed toilets and shower controls. The water heater has been rewired per seller, a

Key facts

• Lake views
• Pickleball
• Clubhouse activities

Tags

• LAKE VIEWS
• LAKE ACCESS
• FISHING DOCKS
• PICKLEBALL
• SHUFFLEBOARD
• CLUBHOUSE ACTIVITIES

Property features AI

Finance

• Other: Zoning: MH; Roads paved; Water body: Huntley
• Financial info: Land is leased (monthly land lease: $805)
• HOA & community: Clubhouse; Community pool; Powered boats allowed; Senior community

Exterior

• Parking: Carport (2 spaces)
• Utilities: Public water; Public sewer (and other sewer); Sewer available
• Home design: Manufactured in park, double-wide mobile home; Single level
• Construction: Concrete, vinyl siding and frame construction; Metal roof; Manufactured by Palm Harbor; Skirt: Other; Located in Lakeside Village mobile home park
• Exterior features: Front porch (screened); Shed(s); Workshop; Waterfront access; Community pool

Interior

• Kitchen: Dishwasher; Microwave; Range / Oven; Refrigerator
• Bedrooms: Total rooms: 8
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; Cathedral and vaulted ceilings; High ceilings; High-speed internet; Blinds and drapes; Furnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $62k.

Deal economics

• At list price, monthly cash flow is $730 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $55k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.4% 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 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; 1493 active listings in the ZIP; 980 units permitted in Highlands County in 2024 (80 in 5+ unit buildings).
• This rent runs 32% 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 $429 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 466 days — a 12% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $12k (17%) 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 $54,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 466 days. Have you received any prior offers? Is the seller open to a 12% 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: 2.37% ✓
• Cap rate: 20.43%
• Cash-on-cash: 50.48%
• DSCR: 3.25
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $42,336
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Armadillo Trl	0.19mi	2/2.0	1,128 (+12%)	2mo	$16,500	$15	69
6 Fishermans Cv	0.16mi	2/2.0	952 (-6%)	20mo	$40,000	$42	67
25 Fisherman's Cv	0.06mi	2/2.0	1,144 (+14%)	22mo	$95,000	$83	56

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: 45.7%
• Equity multiple: 2.92×
• Total profit: $33,335
• Equity at exit: $9,244

10-year hold

• IRR: 50.6%
• Equity multiple: 5.41×
• Total profit: $76,637
• Equity at exit: $5,361

Cash invested: $17,360 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,467 medium
• Mortgage (P&I): −$325
• Tax est. 1.5%: −$78 /mo · $930/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $730

Break-even live

Break-even rent $542

Max offer price $62,000

Occupancy floor 45%

Sensitivity live

Price	-10% $773	-5% $752	+0% $730	+5% $709	+10% $687
Rent	-10% $614	-5% $672	+0% $730	+5% $788	+10% $846
Rate	-1.0pp $761	-0.5pp $746	base $730	+0.5pp $714	+1.0pp $698

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: $15,500
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $62,000 Active 466 DOM
2. 2026-06-19
   days on market $62,000 Active 464 DOM
3. 2026-06-18
   days on market $62,000 Active 463 DOM
4. 2026-06-17
   days on market $62,000 Active 462 DOM
5. 2026-06-16
   days on market $62,000 Active 461 DOM
6. 2026-06-15
   days on market $62,000 Active 460 DOM
7. 2026-06-14
   days on market $62,000 Active 458 DOM
8. 2026-06-10
   days on market $62,000 Active 455 DOM
9. 2026-06-09
   days on market $62,000 Active 454 DOM
10. 2026-06-08
    days on market $62,000 Active 453 DOM
11. 2026-06-07
    days on market $62,000 Active 452 DOM
12. 2026-06-02
    days on market $62,000 Active 447 DOM
13. 2026-06-01
    days on market $62,000 Active 446 DOM
14. 2026-05-31
    days on market $62,000 Active 445 DOM
15. 2026-05-30
    days on market $62,000 Active 444 DOM
16. 2026-04-09
    status Active
17. 2026-04-09
    price $62,000
18. 2026-03-27
    historical
19. 2025-11-29
    status Active
20. 2025-11-29
    price $65,000
21. 2025-11-27
    historical
22. 2025-09-20
    price $69,900
23. 2025-02-25
    listed $74,500 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: $17,600
• − Mortgage interest: −$3,473
• − Property taxes: −$930
• − Insurance: −$310
• − Repairs & maintenance: −$1,408
• − Management: −$1,408
• − Depreciation: −$1,804
• Taxable income: $8,268
• Est. tax owed @ 24.0%: −$1,984
• After-tax cash flow: $6,778/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

-16.8% since first listed

8 events — show timeline

• 2026-04-09 Relisted — HAOR as distributed by MLS GRID
• 2026-04-09 Price Changed $62,000 HAOR as distributed by MLS GRID
• 2026-03-27 Delisted — HAOR as distributed by MLS GRID
• 2025-11-29 Relisted — HAOR as distributed by MLS GRID
• 2025-11-29 Price Changed $65,000 HAOR as distributed by MLS GRID
• 2025-11-27 Delisted — HAOR as distributed by MLS GRID
• 2025-09-20 Price Changed $69,900 HAOR as distributed by MLS GRID
• 2025-02-25 Listed $74,500 HAOR as distributed by MLS GRID