6 Siesta Ln · Venus, FL 33960

$82,500

2 bd · 2.0 ba · 1,008 sqft · Manufactured public records · 10 Days on market

Built 1997 1.00 ac lot Est $107k · 23% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +8.8/10.0
• 1% rule +8.0/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

OPEN HOUSE THIS SUNDAY/DOMINGO 5/3/26 FROM/DE 10:00 A. M. TO 12:00 P. M. Opportunity to make it your own. 2 bedrooms 2 baths 1008 square feet. All rooms are large. 1 acre and canal in the back. In house laundry. This would make a great weekend getaway or an ARNB. POST OFFICE is less than a mile away. About 15 minutes from Downtown Lake Placid. Restaurants, Doctors Office, Hospital, Stores, Lakes. Orlando, Beaches, Miami about 2 hours away. Floors feel solid mostly cosmetic repairs needed to make it your own. On one acre lot on Canal and Shed. Being sold as is. CASH offers only. Buyer/Buyer agent to verify all information.

Key facts

• One acre lot
• Shed
• Canal in the back

Tags

• CANAL IN THE BACK
• IN HOUSE LAUNDRY
• ONE ACRE LOT
• SHED

Property features AI

Finance

• Other: Zoning: m1s; Lot size: 1 acre

Exterior

• Parking: Driveway parking; On-street parking
• Utilities: Private well water; Septic tank sewer
• Home design: Residential mobile home; Single-story (one level); Made by sadd, model hs; Property faces unspecified direction
• Construction: Metal siding construction; Metal roof
• Exterior features: Metal roof; No patio or porch; Paved road frontage (182 ft)

Interior

• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall furnace heating; Wall unit cooling
• Interior features: Carpet and linoleum flooring

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $82k.

Deal economics

• At list price, monthly cash flow is $355 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).

Location & tenants

• Location reads: area grade A — affects rentability + tenant quality, not the cash-flow math above.
• 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: 47 active listings in the ZIP; 980 units permitted in Highlands County in 2024 (80 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($570 loan paydown + $6k appreciation (7.5% local appreciation)).
• At projected returns (7.5% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $71k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,500

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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
3. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
4. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.30% ✓
• Cap rate: 11.46%
• Cash-on-cash: 18.44%
• DSCR: 1.82
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $106,848
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Siesta Ln	0.00mi	2/2.0	1,008 (0%)	1mo	$70,000	$69	99
17 Recreation Dr	0.37mi	3/1.5 (+1)	1,128 (+12%)	3mo	$120,000	$106	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.6%
• Equity multiple: 3.34×
• Total profit: $54,073
• Equity at exit: $60,023

10-year hold

• IRR: 30.2%
• Equity multiple: 7.06×
• Total profit: $140,008
• Equity at exit: $116,698

Cash invested: $23,100 (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 33960

• Home prices YoY: 2.5%
• Active inventory: 47
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,074 medium
• Mortgage (P&I): −$433
• Tax from tax record: −$26 /mo · $314/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $355

Break-even live

Break-even rent $624

Max offer price $82,500

Occupancy floor 62%

Sensitivity live

Price	-10% $402	-5% $378	+0% $355	+5% $332	+10% $308
Rent	-10% $270	-5% $313	+0% $355	+5% $397	+10% $440
Rate	-1.0pp $397	-0.5pp $376	base $355	+0.5pp $334	+1.0pp $312

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-12
   status Pending
2. 2026-05-01
   listed $82,500 Active
3. 2006-05-15
   soldstatus $71,400

ⓘ 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: $314 · $26/mo
• Projected year-2 tax: $685 · $57/mo
• Expected delta: +$371/yr (+$31/mo · 118.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 25 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: $12,885
• − Mortgage interest: −$4,621
• − Property taxes: −$314
• − Insurance: −$412
• − Repairs & maintenance: −$1,031
• − Management: −$1,031
• − Depreciation: −$2,400
• Taxable income: $3,075
• Est. tax owed @ 24.0%: −$738
• After-tax cash flow: $3,523/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 — Venus

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 618

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 31% Two or more races 28% Native American 3%
• Hispanic origin (detail): Cuban 29%
• Common ancestry: Italian 1% Romanian 1%
• Foreign-born: 25% · Canada
• Languages at home: 69% English-only · Spanish 31%

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: ▲ 7.52%
• Current HPI: 314.2498
• Rent YoY: —
• Metro: —
• 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

+15.5% since first listed

3 events — show timeline

• 2026-05-12 Pending — HAOR as distributed by MLS GRID
• 2026-05-01 Listed $82,500 HAOR as distributed by MLS GRID
• 2006-05-15 Sold (Public Records) $71,400 Public Records

Property tax history

-4.7%/yr

Latest (2025): $314 · +2.2% YoY. Source: county tax records.