113 Anderson St · Lake Placid, FL 33852

$159,000

3 bd · 1.0 ba · 816 sqft · SingleFamily public records · 74 Days on market

Built 1968 0.26 ac 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 +23.2/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +5.1/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property is perfect for investors looking for an easy flip! The windows have recently been replaced, and the electrical and plumbing are in good condition. The property is situated on two parcels of land that have been combined into one, providing ample space for your project. The lot next-door has its own septic and power, and the combined lot has a septic tank on it. This presents a unique opportunity for expansion or potential rental income. The property features 3 bedrooms and 1 bath, making it an ideal starter home or rental property. At a cash price of 78k, this investment opportunity is hard to beat. With the area's average comps, this property has great potential for a profitable return on investment. Don't wait to make your move on this fantastic opportunity!

Key facts

• Fenced yard
• Outdoor space
• Chicken coop

Tags

• OUTDOOR SPACE
• FENCED YARD
• CHICKEN COOP
• MULTIPLE FISHING LAKES

Property features AI

Finance

• Other: Lot approximately 0.26 acres (dimensions 40x140)
• Financial info: No additional financial details provided
• HOA & community: No HOA

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: Water: Private or Public (see remarks); Septic sewer; Other utilities
• Home design: Single family residence; Residential property; One story; North-facing
• Construction: Block construction; Shingle roof; Block and slab foundation; Built on one level
• Exterior features: Other exterior features; Paved road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ductless heating; Wall/window cooling units
• Interior features: Ceiling fans
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $149k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 36% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.
• Current owner paid $71k; list at $159k implies a 124% 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; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 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 1968 — 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: 1.01% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.73%
• DSCR: 1.34
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -6.8%
• Equity multiple: 0.75×
• Total profit: $-10,991
• Equity at exit: $23,707

10-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $210
• Equity at exit: $13,747

Cash invested: $44,520 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,608 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$83 /mo · $999/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $287

Break-even live

Break-even rent $1,245

Max offer price $159,000

Occupancy floor 77%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $159,000 Active 74 DOM
2. 2026-06-18
   days on market $159,000 Active 73 DOM
3. 2026-06-17
   days on market $159,000 Active 72 DOM
4. 2026-06-16
   days on market $159,000 Active 71 DOM
5. 2026-06-15
   days on market $159,000 Active 70 DOM
6. 2026-06-14
   days on market $159,000 Active 68 DOM
7. 2026-06-10
   days on market $159,000 Active 65 DOM
8. 2026-06-09
   days on market $159,000 Active 64 DOM
9. 2026-06-08
   days on market $159,000 Active 63 DOM
10. 2026-06-07
    days on market $159,000 Active 62 DOM
11. 2026-06-02
    days on market $159,000 Active 57 DOM
12. 2026-06-01
    days on market $159,000 Active 56 DOM
13. 2026-05-31
    days on market $159,000 Active 55 DOM
14. 2026-05-30
    days on market $159,000 Active 54 DOM
15. 2026-04-06
    listed $159,000 Active
16. 2023-04-14
    soldstatus $71,000
17. 2023-04-11
    historical 783-char remark

    Show marketing remark (783 chars)

    This property is perfect for investors looking for an easy flip! The windows have recently been replaced, and the electrical and plumbing are in good condition. The property is situated on two parcels of land that have been combined into one, providing ample space for your project. The lot next-door has its own septic and power, and the combined lot has a septic tank on it. This presents a unique opportunity for expansion or potential rental income. The property features 3 bedrooms and 1 bath, making it an ideal starter home or rental property. At a cash price of 78k, this investment opportunity is hard to beat. With the area's average comps, this property has great potential for a profitable return on investment. Don't wait to make your move on this fantastic opportunity!

18. 2023-04-11
    soldstatus $71,000 Closed 783-char remark

    Show marketing remark (783 chars)

    This property is perfect for investors looking for an easy flip! The windows have recently been replaced, and the electrical and plumbing are in good condition. The property is situated on two parcels of land that have been combined into one, providing ample space for your project. The lot next-door has its own septic and power, and the combined lot has a septic tank on it. This presents a unique opportunity for expansion or potential rental income. The property features 3 bedrooms and 1 bath, making it an ideal starter home or rental property. At a cash price of 78k, this investment opportunity is hard to beat. With the area's average comps, this property has great potential for a profitable return on investment. Don't wait to make your move on this fantastic opportunity!

19. 2023-03-25
    status Pending 783-char remark

    Show marketing remark (783 chars)

    This property is perfect for investors looking for an easy flip! The windows have recently been replaced, and the electrical and plumbing are in good condition. The property is situated on two parcels of land that have been combined into one, providing ample space for your project. The lot next-door has its own septic and power, and the combined lot has a septic tank on it. This presents a unique opportunity for expansion or potential rental income. The property features 3 bedrooms and 1 bath, making it an ideal starter home or rental property. At a cash price of 78k, this investment opportunity is hard to beat. With the area's average comps, this property has great potential for a profitable return on investment. Don't wait to make your move on this fantastic opportunity!

20. 2023-03-17
    listed $78,000 Active 783-char remark

    Show marketing remark (783 chars)

    This property is perfect for investors looking for an easy flip! The windows have recently been replaced, and the electrical and plumbing are in good condition. The property is situated on two parcels of land that have been combined into one, providing ample space for your project. The lot next-door has its own septic and power, and the combined lot has a septic tank on it. This presents a unique opportunity for expansion or potential rental income. The property features 3 bedrooms and 1 bath, making it an ideal starter home or rental property. At a cash price of 78k, this investment opportunity is hard to beat. With the area's average comps, this property has great potential for a profitable return on investment. Don't wait to make your move on this fantastic opportunity!

ⓘ 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: $999 · $83/mo
• Projected year-2 tax: $1,320 · $110/mo
• Expected delta: +$321/yr (+$27/mo · 32.1%)

ⓘ 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 3/10 Moderate
• 🌡 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,294
• − Mortgage interest: −$8,906
• − Property taxes: −$999
• − Insurance: −$795
• − Repairs & maintenance: −$1,544
• − Management: −$1,544
• − Depreciation: −$4,625
• Taxable income: $881
• Est. tax owed @ 24.0%: −$212
• After-tax cash flow: $3,231/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

+103.8% since first listed

6 events — show timeline

• 2026-04-06 Listed $159,000 Stellar MLS as Distributed by MLS Grid
• 2023-04-14 Sold (Public Records) $71,000 Public Records
• 2023-04-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-04-11 Sold (MLS) $71,000 Stellar MLS as Distributed by MLS Grid
• 2023-03-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-03-17 Listed $78,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.5%/yr

Latest (2025): $999 · +2.0% YoY. Source: county tax records.