13 Center Isle · Lake Placid, FL 33852

$54,990

2 bd · 2.0 ba · 784 sqft · Manufactured · 24 Days on market

Built 1986 Good condition ↓ 33% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

BEAUTIFULLY WELL KEPT, FULLY RENOVATED 2 BEDROOM-2 BATH PARK MODEL MOBILE HOME IN TRANQUIL 55+ SECTION Of ALL AGE COMMUNITY- SUNSHINE RV-FULLY FURNISHED, INSIDE & amp; OUT- MOVE IN READY located in beautiful Lake Placid, FL. Ceramic tile bathes- granite countertops, self closing wood cabinets with lighting. Whirlpool Gold Appliances. In unit laundry. New screen room with shades, additional outside patio, New extra large carport. Large attached shed/workshop. Includes everything you need with Golf Cart on large corner lot. Lot rent is $889 monthly and includes , sewage, trash, wifi, a large clubhouse with lots of activities, horseshoes, pickleball, card room, library, puzzle room, a beau

Key facts

• Ceramic tile bathes
• Fully renovated
• In unit laundry

Tags

• FULLY RENOVATED
• CERAMIC TILE BATHES
• GRANITE COUNTERTOPS
• SELF CLOSING WOOD CABINETS
• WHIRLPOOL GOLD APPLIANCES
• IN UNIT LAUNDRY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $55k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $725 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.1% 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; 1488 active listings in the ZIP; 980 units permitted in Highlands County in 2024 (80 in 5+ unit buildings).
• This rent runs 31% 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 $380 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago 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.

Recommended offer $54,165 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.54% ✓
• Cap rate: 22.12%
• Cash-on-cash: 56.54%
• DSCR: 3.52
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $13,328
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Bryan St	0.46mi	2/2.0	784 (0%)	16mo	$52,500	$67	65
36 Connie Dr	0.21mi	1/1.0 (-1)	792 (+1%)	18mo	$7,000	$9	64
3 Center St	0.34mi	1/1.5 (-1)	698 (-11%)	6mo	$32,000	$46	54
33 N Lake Side Dr	0.25mi	1/1.0 (-1)	700 (-11%)	9mo	$11,000	$16	54
39 Lily Dr	0.11mi	1/1.0 (-1)	720 (-8%)	23mo	$12,000	$17	53
18 Gary Ave	0.48mi	2/1.0	672 (-14%)	1mo	$59,000	$88	49
2 Brachs St	0.19mi	1/1.0 (-1)	672 (-14%)	23mo	$5,000	$7	40

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: 52.5%
• Equity multiple: 3.23×
• Total profit: $34,308
• Equity at exit: $8,199

10-year hold

• IRR: 56.9%
• Equity multiple: 6.04×
• Total profit: $77,653
• Equity at exit: $4,755

Cash invested: $15,397 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,399 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $725

Break-even live

Break-even rent $481

Max offer price $54,990

Occupancy floor 43%

Sensitivity live

Price	-10% $763	-5% $744	+0% $725	+5% $706	+10% $687
Rent	-10% $615	-5% $670	+0% $725	+5% $781	+10% $836
Rate	-1.0pp $753	-0.5pp $739	base $725	+0.5pp $711	+1.0pp $697

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: $13,748
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $54,990 Active 24 DOM
2. 2026-06-18
   days on market $54,990 Active 23 DOM
3. 2026-06-17
   days on market $54,990 Active 22 DOM
4. 2026-06-16
   days on market $54,990 Active 21 DOM
5. 2026-06-15
   days on market $54,990 Active 20 DOM
6. 2026-06-14
   days on market $54,990 Active 18 DOM
7. 2026-06-10
   days on market $54,990 Active 15 DOM
8. 2026-06-09
   days on market $54,990 Active 14 DOM
9. 2026-06-08
   days on market $54,990 Active 13 DOM
10. 2026-06-07
    days on market $54,990 Active 12 DOM
11. 2026-06-02
    days on market $54,990 Active 7 DOM
12. 2026-06-01
    days on market $54,990 Active 6 DOM
13. 2026-05-31
    days on market $54,990 Active 5 DOM
14. 2026-05-30
    days on market $54,990 Active 4 DOM
15. 2026-05-26
    listed $54,990 Active
16. 2024-11-02
    status Active
17. 2024-11-02
    price $74,999
18. 2024-09-04
    price $79,900
19. 2024-08-12
    listed $82,000 Active

ⓘ 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: $16,791
• − Mortgage interest: −$3,080
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,343
• − Management: −$1,343
• − Depreciation: −$1,600
• Taxable income: $8,325
• Est. tax owed @ 24.0%: −$1,998
• After-tax cash flow: $6,707/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 · 1 photo

Good 75/100 Cosmetic rehab

This well-maintained, fully renovated mobile home is move-in ready and offers a tranquil living environment in a 55+ community.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in kitchen and bathrooms — Improves functionality and aesthetics
• Both New lighting fixtures — Enhances interior aesthetics and safety

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in kitchen and bathrooms — Improves functionality and aesthetics ↑
• Both New lighting fixtures — Enhances interior aesthetics and safety ↑

ⓘ 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

-32.9% since first listed

5 events — show timeline

• 2026-05-26 Listed $54,990 FSBO.com
• 2024-11-02 Relisted — HAOR as distributed by MLS GRID
• 2024-11-02 Price Changed $74,999 HAOR as distributed by MLS GRID
• 2024-09-04 Price Changed $79,900 HAOR as distributed by MLS GRID
• 2024-08-12 Listed $82,000 HAOR as distributed by MLS GRID