28 Basin St · Lorida, FL 33857

$85,000

1 bd · 1.0 ba · 192 sqft · Manufactured public records · 188 Days on market

Built 1965 8,500 sqft lot

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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 +21.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• Appreciation +5.4/10.0
• 1% rule +4.7/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This incredibly rare opportunity presents the perfect fisherman's haven or weekend getaway in the sought-after Kissimmee River Shores area of Lorida, FL. This charming 1-bedroom, 1-bath manufactured home is beautifully situated on a paved road, and features a cozy interior ideal for relaxation after a day on the water. Inside, you'll find a living area with a classic coastal feel, showcasing light-colored grooved wood paneling and functional flooring, plus a bright bonus room/sunroom for extra living space. The efficient galley-style kitchen offers ample light-colored cabinetry, laminate countertops, and essential appliances. The bedroom is ready for rest with storage. The home also includes a dedicated laundry room. Designed for the outdoor enthusiast, the property offers two boat slips providing immediate access to the Kissimmee River and close proximity to prime fishing spots. The spacious, fully-fenced yard with lush, mature trees is exceptionally equipped with all the necessary storage: a large carport with an attached utility shed, an additional separate storage shed, and a dedicated large metal boat cover to protect your toys. With two wide gates for easy car or boat trailer entry, plus recent essential upgrades including a new well casing and new well pump, this home is completely dialed in. Whether seeking a permanent winter home or an effortless escape, this boater's dream property offers the quintessential Florida sporting lifestyle! The property consists of two lots and the additional acreage is 0.10 acres equaling a total of 0.30 acres.

Key facts

• Paved road
• Galley-style kitchen
• Fully-fenced yard

Tags

• PAVED ROAD
• BONUS ROOM
• GALLEY-STYLE KITCHEN
• DEDICATED LAUNDRY ROOM
• TWO BOAT SLIPS
• FULLY-FENCED YARD

Property features AI

Finance

• Other: Property type: Residential mobile home; Lot includes 2 parcels on an oversized cleared landscaped lot (approx. 0.19 acre, 50x85); Asphalt paved road access; Furnished; Universal property identifier available
• HOA & community: Pets allowed; No association indicated

Exterior

• Parking: Driveway; Open parking; 1-car carport
• Utilities: Well water; Septic tank; Electricity connected; Water connected; Sewer connected
• Home design: Mobile home (single wide); One story; Southeast facing; Entry on main level
• Construction: Vinyl siding; Metal roof; Pillar/post/pier foundation; Completed condition
• Exterior features: Enclosed screened patio; Patio; Outdoor lighting; Chain link fence; Shed(s) / storage; Well-maintained landscaped yard with trees; Assigned boat slip with river access

Interior

• Kitchen: Built-in oven; Dishwasher; Microwave; Range; Refrigerator; Eat-in kitchen layout; Solid surface counters
• Bedrooms: 1 bedroom
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Heat pump; Wall/window air conditioning unit(s)
• Interior features: Ceiling fans; Eat-in kitchen; Living room / dining room combo; Open floorplan; Solid surface counters; Window treatments
• Laundry & utility: Washer; Dryer; Inside laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $82k (3.0% below list).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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.
• 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: 58 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 $1k of equity ($588 loan paydown + $699 appreciation (0.8% local appreciation)).
• At projected returns (0.8% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 188 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $85k implies a 750% gain — meaningful room to come down on a strong offer.

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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 188 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. 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: 0.97% ✗
• Cap rate: 8.08%
• Cash-on-cash: 6.38%
• DSCR: 1.28
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.4%
• Equity multiple: 1.37×
• Total profit: $8,885
• Equity at exit: $28,237

10-year hold

• IRR: 11.7%
• Equity multiple: 2.39×
• Total profit: $33,070
• Equity at exit: $36,928

Cash invested: $23,800 (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 33857

• Home prices YoY: 0.3%
• Active inventory: 58
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $825 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$44 /mo · $526/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $126

Break-even live

Break-even rent $665

Max offer price $85,000

Occupancy floor 80%

Sensitivity live

Price	-10% $175	-5% $151	+0% $126	+5% $102	+10% $78
Rent	-10% $61	-5% $94	+0% $126	+5% $159	+10% $192
Rate	-1.0pp $169	-0.5pp $148	base $126	+0.5pp $104	+1.0pp $82

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $85,000 Active 188 DOM
2. 2026-06-19
   days on market $85,000 Active 186 DOM
3. 2026-06-18
   days on market $85,000 Active 185 DOM
4. 2026-06-17
   days on market $85,000 Active 184 DOM
5. 2026-06-16
   days on market $85,000 Active 183 DOM
6. 2026-06-15
   days on market $85,000 Active 182 DOM
7. 2026-06-14
   days on market $85,000 Active 180 DOM
8. 2026-06-10
   days on market $85,000 Active 177 DOM
9. 2026-06-09
   days on market $85,000 Active 176 DOM
10. 2026-06-08
    days on market $85,000 Active 175 DOM
11. 2026-06-07
    days on market $85,000 Active 174 DOM
12. 2026-06-02
    days on market $85,000 Active 169 DOM
13. 2026-06-01
    days on market $85,000 Active 168 DOM
14. 2026-05-31
    days on market $85,000 Active 167 DOM
15. 2026-05-30
    days on market $85,000 Active 166 DOM
16. 2026-05-20
    price $85,000
17. 2026-03-18
    price $90,000 1577-char remark

    Show marketing remark (1577 chars)

    This incredibly rare opportunity presents the perfect fisherman's haven or weekend getaway in the sought-after Kissimmee River Shores area of Lorida, FL. This charming 1-bedroom, 1-bath manufactured home is beautifully situated on a paved road, and features a cozy interior ideal for relaxation after a day on the water. Inside, you'll find a living area with a classic coastal feel, showcasing light-colored grooved wood paneling and functional flooring, plus a bright bonus room/sunroom for extra living space. The efficient galley-style kitchen offers ample light-colored cabinetry, laminate countertops, and essential appliances. The bedroom is ready for rest with storage. The home also includes a dedicated laundry room. Designed for the outdoor enthusiast, the property offers two boat slips providing immediate access to the Kissimmee River and close proximity to prime fishing spots. The spacious, fully-fenced yard with lush, mature trees is exceptionally equipped with all the necessary storage: a large carport with an attached utility shed, an additional separate storage shed, and a dedicated large metal boat cover to protect your toys. With two wide gates for easy car or boat trailer entry, plus recent essential upgrades including a new well casing and new well pump, this home is completely dialed in. Whether seeking a permanent winter home or an effortless escape, this boater's dream property offers the quintessential Florida sporting lifestyle! The property consists of two lots and the additional acreage is 0.10 acres equaling a total of 0.30 acres.

18. 2026-03-10
    price $90,000
19. 2025-12-15
    listed $99,000 Active
20. 2025-12-09
    listed $99,000 Active 1577-char remark

    Show marketing remark (1577 chars)

    This incredibly rare opportunity presents the perfect fisherman's haven or weekend getaway in the sought-after Kissimmee River Shores area of Lorida, FL. This charming 1-bedroom, 1-bath manufactured home is beautifully situated on a paved road, and features a cozy interior ideal for relaxation after a day on the water. Inside, you'll find a living area with a classic coastal feel, showcasing light-colored grooved wood paneling and functional flooring, plus a bright bonus room/sunroom for extra living space. The efficient galley-style kitchen offers ample light-colored cabinetry, laminate countertops, and essential appliances. The bedroom is ready for rest with storage. The home also includes a dedicated laundry room. Designed for the outdoor enthusiast, the property offers two boat slips providing immediate access to the Kissimmee River and close proximity to prime fishing spots. The spacious, fully-fenced yard with lush, mature trees is exceptionally equipped with all the necessary storage: a large carport with an attached utility shed, an additional separate storage shed, and a dedicated large metal boat cover to protect your toys. With two wide gates for easy car or boat trailer entry, plus recent essential upgrades including a new well casing and new well pump, this home is completely dialed in. Whether seeking a permanent winter home or an effortless escape, this boater's dream property offers the quintessential Florida sporting lifestyle! The property consists of two lots and the additional acreage is 0.10 acres equaling a total of 0.30 acres.

21. 2003-01-03
    soldstatus $10,000
22. 1999-05-20
    soldstatus $6,500

ⓘ 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: $526 · $44/mo
• Projected year-2 tax: $706 · $59/mo
• Expected delta: +$180/yr (+$15/mo · 34.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,895
• − Mortgage interest: −$4,761
• − Property taxes: −$526
• − Insurance: −$425
• − Repairs & maintenance: −$792
• − Management: −$792
• − Depreciation: −$2,473
• Taxable income: $128
• Est. tax owed @ 24.0%: −$31
• After-tax cash flow: $1,487/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 — Lorida

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

Census & demographics

• Population (ZIP): 935

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 (97%)
• Race & ethnicity: White 97% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 6% Slovak 5% Iranian 2%
• Foreign-born: 8% · Canada
• Languages at home: 99% English-only · Spanish 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: ▲ 0.82%
• Current HPI: 274.7204
• 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

+1207.7% since first listed

7 events — show timeline

• 2026-05-20 Price Changed $85,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-18 Price Changed $90,000 HAOR as distributed by MLS GRID
• 2026-03-10 Price Changed $90,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-15 Listed $99,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-09 Listed $99,000 HAOR as distributed by MLS GRID
• 2003-01-03 Sold (Public Records) $10,000 Public Records
• 1999-05-20 Sold (Public Records) $6,500 Public Records

Property tax history

+3.8%/yr

Latest (2025): $526 · +2.0% YoY. Source: county tax records.