11 Fishermans Cv · Lake Placid, FL 33852

$44,900

2 bd · 2.0 ba · 900 sqft · Manufactured · 803 Days on market

Built 1987 Est $38k · 19% over ↓ 4% 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 MLS

Very nice and well-maintained doublewide home in popular community located on Lake Huntley. When you first look at the front of this home you see the best part! Front screened room to sit and enjoy the neighbors with a cup of coffee every morning. This is a must in a community to see and interact with neighbors. The home is spacious, lots of storage and has an open concept. Nice size bedrooms with spacious closets and much more. New vinyl siding and thermopane windows were installed. Monthly lot rent is $ 541 which includes water and sewer, trash pickup twice weekly in front of your home and yard irrigation plus all park amenities. There is a once per year lawn care fee of $ 384. Park is pet friendly with a limit of 2 pets only under 40 pounds.

Key facts

• Front screened porch
• Double wide home
• Fully furnished

Tags

• DOUBLE WIDE HOME
• BOAT DOCKS AND LAUNCH AREA
• FULLY FURNISHED
• FRONT SCREENED PORCH
• PET FRIENDLY COMMUNITY

Property features AI

Finance

• Other: Located in Lakeside Village park (park name provided)
• Financial info: Land is leased ($715)
• HOA & community: Clubhouse; Pool; Powered boats allowed; Senior community

Exterior

• Parking: 2 total parking spaces
• Utilities: Public water; Public sewer; Sewer available
• Home design: Manufactured in park (mobile home); Double wide; One level
• Construction: Concrete and frame construction; Metal roof
• Exterior features: Front screened porch; Shed(s); Workshop; Waterfront access (Huntley); Paved road access; Community pool

Interior

• Kitchen: Microwave; Oven; Range; Refrigerator
• Bedrooms: Double wide manufactured home layout
• Flooring: Carpet; Laminate; Linoleum; Simulated wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; High-speed internet; Blinds; Furnished; 9 total rooms
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $805 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 27.8% 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 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; 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 $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 ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 803 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago; this cycle's ask has dropped $30k (40%) 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 $39,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 803 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: 3.15% ✓
• Cap rate: 27.82%
• Cash-on-cash: 76.88%
• DSCR: 4.42
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $37,800
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Fishermans Cv	0.04mi	2/2.0	952 (+6%)	20mo	$40,000	$42	72

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: 74.4%
• Equity multiple: 4.26×
• Total profit: $41,013
• Equity at exit: $6,695

10-year hold

• IRR: 77.5%
• Equity multiple: 8.15×
• Total profit: $89,947
• 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 →

ZIP-level market 33852

• Rents YoY: 0.8%
• Active inventory: 1488
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,412 medium
• Mortgage (P&I): −$235
• Tax est. 1.5%: −$56 /mo · $674/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $805

Break-even live

Break-even rent $393

Max offer price $44,900

Occupancy floor 38%

Sensitivity live

Price	-10% $836	-5% $821	+0% $805	+5% $790	+10% $774
Rent	-10% $694	-5% $750	+0% $805	+5% $861	+10% $917
Rate	-1.0pp $828	-0.5pp $817	base $805	+0.5pp $794	+1.0pp $782

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
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-19
   days on market $44,900 Active 803 DOM
2. 2026-06-18
   days on market $44,900 Active 802 DOM
3. 2026-06-17
   days on market $44,900 Active 801 DOM
4. 2026-06-16
   days on market $44,900 Active 800 DOM
5. 2026-06-15
   days on market $44,900 Active 799 DOM
6. 2026-06-14
   days on market $44,900 Active 797 DOM
7. 2026-06-10
   days on market $44,900 Active 794 DOM
8. 2026-06-09
   days on market $44,900 Active 793 DOM
9. 2026-06-08
   days on market $44,900 Active 792 DOM
10. 2026-06-07
    days on market $44,900 Active 791 DOM
11. 2026-06-02
    days on market $44,900 Active 786 DOM
12. 2026-06-01
    days on market $44,900 Active 785 DOM
13. 2026-05-31
    days on market $44,900 Active 784 DOM
14. 2026-05-30
    days on market $44,900 Active 783 DOM
15. 2026-04-02
    status Active
16. 2026-04-02
    price $44,900
17. 2026-04-02
    historical
18. 2026-01-18
    price $47,500
19. 2025-11-06
    price $52,500
20. 2025-10-02
    status Active
21. 2025-10-02
    price $57,500
22. 2025-10-02
    historical
23. 2025-04-04
    status Active
24. 2025-04-04
    price $59,900
25. 2025-04-02
    historical
26. 2024-06-10
    price $63,900
27. 2024-04-05
    listed $74,500 Active
28. 2024-01-16
    price $84,000
29. 2023-11-29
    price $89,500
30. 2023-10-04
    price $94,500
31. 2023-09-03
    status Active
32. 2023-08-08
    historical
33. 2023-04-01
    price $99,900
34. 2023-03-20
    listed $104,900 Active
35. 2022-03-17
    soldstatus $45,500 754-char remark

    Show marketing remark (754 chars)

    Very nice and well-maintained doublewide home in popular community located on Lake Huntley. When you first look at the front of this home you see the best part! Front screened room to sit and enjoy the neighbors with a cup of coffee every morning. This is a must in a community to see and interact with neighbors. The home is spacious, lots of storage and has an open concept. Nice size bedrooms with spacious closets and much more. New vinyl siding and thermopane windows were installed. Monthly lot rent is $ 541 which includes water and sewer, trash pickup twice weekly in front of your home and yard irrigation plus all park amenities. There is a once per year lawn care fee of $ 384. Park is pet friendly with a limit of 2 pets only under 40 pounds.

36. 2022-02-17
    listed $47,000 754-char remark

    Show marketing remark (754 chars)

    Very nice and well-maintained doublewide home in popular community located on Lake Huntley. When you first look at the front of this home you see the best part! Front screened room to sit and enjoy the neighbors with a cup of coffee every morning. This is a must in a community to see and interact with neighbors. The home is spacious, lots of storage and has an open concept. Nice size bedrooms with spacious closets and much more. New vinyl siding and thermopane windows were installed. Monthly lot rent is $ 541 which includes water and sewer, trash pickup twice weekly in front of your home and yard irrigation plus all park amenities. There is a once per year lawn care fee of $ 384. Park is pet friendly with a limit of 2 pets only under 40 pounds.

ⓘ 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: $16,948
• − Mortgage interest: −$2,515
• − Property taxes: −$674
• − Insurance: −$224
• − Repairs & maintenance: −$1,356
• − Management: −$1,356
• − Depreciation: −$1,306
• Taxable income: $9,517
• Est. tax owed @ 24.0%: −$2,284
• After-tax cash flow: $7,381/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

-4.5% since first listed

22 events — show timeline

• 2026-04-02 Relisted — HAOR as distributed by MLS GRID
• 2026-04-02 Price Changed $44,900 HAOR as distributed by MLS GRID
• 2026-04-02 Delisted — HAOR as distributed by MLS GRID
• 2026-01-18 Price Changed $47,500 HAOR as distributed by MLS GRID
• 2025-11-06 Price Changed $52,500 HAOR as distributed by MLS GRID
• 2025-10-02 Relisted — HAOR as distributed by MLS GRID
• 2025-10-02 Price Changed $57,500 HAOR as distributed by MLS GRID
• 2025-10-02 Delisted — HAOR as distributed by MLS GRID
• 2025-04-04 Relisted — HAOR as distributed by MLS GRID
• 2025-04-04 Price Changed $59,900 HAOR as distributed by MLS GRID
• 2025-04-02 Delisted — HAOR as distributed by MLS GRID
• 2024-06-10 Price Changed $63,900 HAOR as distributed by MLS GRID
• 2024-04-05 Listed $74,500 HAOR as distributed by MLS GRID
• 2024-01-16 Price Changed $84,000 HAOR as distributed by MLS GRID
• 2023-11-29 Price Changed $89,500 HAOR as distributed by MLS GRID
• 2023-10-04 Price Changed $94,500 HAOR as distributed by MLS GRID
• 2023-09-03 Relisted — HAOR as distributed by MLS GRID
• 2023-08-08 Delisted — HAOR as distributed by MLS GRID
• 2023-04-01 Price Changed $99,900 HAOR as distributed by MLS GRID
• 2023-03-20 Listed $104,900 HAOR as distributed by MLS GRID
• 2022-03-17 Sold (MLS) $45,500 HAOR as distributed by MLS GRID
• 2022-02-17 Listed $47,000 HAOR as distributed by MLS GRID