5 Ranch Rd · Lake Placid, FL 33852

$42,000

1 bd · 1.0 ba · 688 sqft · Manufactured · 79 Days on market

Built 1974 Good condition

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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

Updated single wide home with multiple parking, a utility shed and enclosed front porch. Perfect size for a winter getaway. Check out all the inside improvements starting with all new windows, new vinyl flooring throughout, updated kitchen with large island and updated bathroom. Open concept living features dining, kitchen and living room area open with lots of windows for natural lighting. Monthly lot rent includes water and sewer, trash pickup twice weekly in front of the home, yard irrigation and all park amenities. There is a once per year lawn mowing fee of $480 and the park staff will mow all lawns weekly. The park is pet friendly with a limit of 2 pets. This is an affordable winter h

Key facts

• Vinyl flooring
• Utility shed
• Large island

Tags

• UTILITY SHED
• ENCLOSED FRONT PORCH
• NEW WINDOWS
• VINYL FLOORING
• UPDATED KITCHEN
• LARGE ISLAND

Property features AI

Finance

• Other: Park name: Lakeside Village; Water body: Huntley; Paved road access; Other structure: workshop/shed
• Financial info: Land is leased (land lease amount: $840)
• HOA & community: Clubhouse; Community pool; Powered boats allowed; Senior community

Exterior

• Parking: Carport (2 spaces)
• Utilities: Public water; Public sewer; Cable available
• Home design: Manufactured in park (Mobile Home); Single wide; One level; Located in Lakeside Village mobile home park; Zoned MH
• Construction: Vinyl siding and frame construction; Metal roof
• Exterior features: Awning(s); Enclosed front porch; Shed(s); Workshop; Waterfront access

Interior

• Kitchen: Dishwasher; Microwave; Oven/Range; Refrigerator
• Bedrooms: Total rooms: 7
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; High-speed internet; Blinds; Furnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $42k. 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 $42k).
• Recommended offer: $39k (6.0% below list) — sets the bar for market timing.
• Cap rate 27.0% vs local median 3.8% 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; 1493 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 $290 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 $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($39k) 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 $39,480 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 3.06% ✓
• Cap rate: 27.00%
• Cash-on-cash: 73.94%
• DSCR: 4.29
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $10,320
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25 Armadillo Trl	0.12mi	1/1.0	703 (+2%)	2mo	$10,500	$15	90
74 Pine Aire Cir	0.20mi	2/1.5 (+1)	672 (-2%)	1mo	$7,000	$10	79
68 Pine Aire Cir	0.20mi	2/1.0 (+1)	672 (-2%)	6mo	$5,000	$7	76
29 Pine Aire Cir	0.25mi	2/1.0 (+1)	672 (-2%)	6mo	$8,000	$12	74
54 Pine Aire Cir	0.21mi	2/1.0 (+1)	672 (-2%)	19mo	$39,900	$59	66
31 Pine Aire Cir	0.25mi	2/1.5 (+1)	672 (-2%)	16mo	$22,500	$33	64
21 Ranch Rd	0.08mi	2/2.0 (+1)	624 (-9%)	17mo	$28,000	$45	58

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: 71.3%
• Equity multiple: 4.11×
• Total profit: $36,606
• Equity at exit: $6,262

10-year hold

• IRR: 74.6%
• Equity multiple: 7.85×
• Total profit: $80,547
• Equity at exit: $3,631

Cash invested: $11,760 (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: 2.7×

Monthly cashflow live

• Estimated rent: $1,285 medium
• Mortgage (P&I): −$220
• Tax est. 1.5%: −$52 /mo · $630/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $725

Break-even live

Break-even rent $367

Max offer price $42,000

Occupancy floor 39%

Sensitivity live

Price	-10% $754	-5% $739	+0% $725	+5% $710	+10% $696
Rent	-10% $623	-5% $674	+0% $725	+5% $775	+10% $826
Rate	-1.0pp $746	-0.5pp $735	base $725	+0.5pp $714	+1.0pp $703

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: $10,500
• Closing costs: $1,260
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $42,000 Active 79 DOM
2. 2026-06-19
   days on market $42,000 Active 77 DOM
3. 2026-06-18
   days on market $42,000 Active 76 DOM
4. 2026-06-17
   days on market $42,000 Active 75 DOM
5. 2026-06-16
   days on market $42,000 Active 74 DOM
6. 2026-06-15
   days on market $42,000 Active 73 DOM
7. 2026-06-14
   days on market $42,000 Active 71 DOM
8. 2026-06-10
   days on market $42,000 Active 68 DOM
9. 2026-06-09
   days on market $42,000 Active 67 DOM
10. 2026-06-08
    days on market $42,000 Active 66 DOM
11. 2026-06-07
    days on market $42,000 Active 65 DOM
12. 2026-06-02
    days on market $42,000 Active 60 DOM
13. 2026-06-01
    days on market $42,000 Active 59 DOM
14. 2026-05-31
    days on market $42,000 Active 58 DOM
15. 2026-05-30
    days on market $42,000 Active 57 DOM
16. 2026-04-01
    listed $42,000 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: $15,415
• − Mortgage interest: −$2,353
• − Property taxes: −$630
• − Insurance: −$210
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$1,222
• Taxable income: $8,534
• Est. tax owed @ 24.0%: −$2,048
• After-tax cash flow: $6,647/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 · 12 photos

Good 75/100 Cosmetic rehab

This single-wide manufactured home is in good condition with recent updates, making it a good investment for both resale and rental.

Value-add opportunities

• Both painting exterior — fresh paint enhances curb appeal
• Both landscaping — improved landscaping enhances curb appeal
• Resale upgrading appliances — newer appliances attract more buyers

Renovation cost estimate screening

Value-add ROI direction

• Both painting exterior — fresh paint enhances curb appeal ↑
• Both landscaping — improved landscaping enhances curb appeal ↑
• Resale upgrading appliances — newer appliances attract more buyers ↑

ⓘ 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

• 2026-04-01 Listed $42,000 HAOR as distributed by MLS GRID