14 Henderson Rd · Lake Placid, FL 33852

$70,000

3 bd · 2.0 ba · 872 sqft · Manufactured · 50 Days on market

Built 1971 Fair condition

---

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
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LET'S GO FISHIN! This home is in Henderson's Fish Camp on 29000-acre Lake Istokpoga, one of the top bass and crappie lakes in the state. It features 3 bedrooms and 2 baths. The enclosed 42' porch has large double doors on each end to park your boat, cart, etc. in. The porch has a bar, dining table and tv, along with nice crank-up window blinds. The inside is clean and furnished, ready to move in. This home is on a large corner lot.

Key facts

• Large corner lot
• Enclosed porch
• Lake istokpoga

Tags

• LAKE ISTOKPOGA
• ENCLOSED PORCH
• LARGE CORNER LOT

Property features AI

Finance

• Other: Located in a park named Hendersons Fish Camp; Pets allowed (cats and dogs)
• Financial info: Land is leased ($500)
• HOA & community: Community clubhouse; Powered boats allowed in association

Exterior

• Parking: Carport (1 space)
• Security: Not specified
• Utilities: Public water; Septic sewer
• Home design: Manufactured home in park; Single-wide mobile home; One level
• Construction: Frame construction with aluminum siding; Other-type roof
• Exterior features: Front porch (screened); No pool

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Not specified
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Furnished; 8 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $798 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.0% 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 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 $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.8% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($68k) 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.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.32% ✓
• Cap rate: 19.97%
• Cash-on-cash: 48.85%
• DSCR: 3.17
• GRM: 3.6

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: 43.9%
• Equity multiple: 2.84×
• Total profit: $36,013
• Equity at exit: $10,437

10-year hold

• IRR: 48.9%
• Equity multiple: 5.25×
• Total profit: $83,211
• Equity at exit: $6,052

Cash invested: $19,600 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,622 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $798

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 46%

Sensitivity live

Price	-10% $846	-5% $822	+0% $798	+5% $774	+10% $749
Rent	-10% $670	-5% $734	+0% $798	+5% $862	+10% $926
Rate	-1.0pp $833	-0.5pp $816	base $798	+0.5pp $780	+1.0pp $761

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $70,000 Active 50 DOM
2. 2026-06-18
   days on market $70,000 Active 49 DOM
3. 2026-06-17
   days on market $70,000 Active 48 DOM
4. 2026-06-16
   days on market $70,000 Active 47 DOM
5. 2026-06-15
   days on market $70,000 Active 46 DOM
6. 2026-06-14
   days on market $70,000 Active 44 DOM
7. 2026-06-10
   days on market $70,000 Active 41 DOM
8. 2026-06-09
   days on market $70,000 Active 40 DOM
9. 2026-06-08
   days on market $70,000 Active 39 DOM
10. 2026-06-07
    days on market $70,000 Active 38 DOM
11. 2026-06-02
    days on market $70,000 Active 33 DOM
12. 2026-06-01
    days on market $70,000 Active 32 DOM
13. 2026-05-31
    days on market $70,000 Active 31 DOM
14. 2026-05-30
    days on market $70,000 Active 30 DOM
15. 2025-09-26
    listed $70,000 Active
16. 2023-01-25
    soldstatus $61,000 Closed 435-char remark

    Show marketing remark (435 chars)

    LET'S GO FISHIN! This home is in Henderson's Fish Camp on 29000-acre Lake Istokpoga, one of the top bass and crappie lakes in the state. It features 3 bedrooms and 2 baths. The enclosed 42' porch has large double doors on each end to park your boat, cart, etc. in. The porch has a bar, dining table and tv, along with nice crank-up window blinds. The inside is clean and furnished, ready to move in. This home is on a large corner lot.

17. 2023-01-15
    status Pending 435-char remark

    Show marketing remark (435 chars)

    LET'S GO FISHIN! This home is in Henderson's Fish Camp on 29000-acre Lake Istokpoga, one of the top bass and crappie lakes in the state. It features 3 bedrooms and 2 baths. The enclosed 42' porch has large double doors on each end to park your boat, cart, etc. in. The porch has a bar, dining table and tv, along with nice crank-up window blinds. The inside is clean and furnished, ready to move in. This home is on a large corner lot.

18. 2023-01-06
    listed $65,000 Active 435-char remark

    Show marketing remark (435 chars)

    LET'S GO FISHIN! This home is in Henderson's Fish Camp on 29000-acre Lake Istokpoga, one of the top bass and crappie lakes in the state. It features 3 bedrooms and 2 baths. The enclosed 42' porch has large double doors on each end to park your boat, cart, etc. in. The porch has a bar, dining table and tv, along with nice crank-up window blinds. The inside is clean and furnished, ready to move in. This home is on a large corner lot.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,467
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,557
• − Management: −$1,557
• − Depreciation: −$2,036
• Taxable income: $8,995
• Est. tax owed @ 24.0%: −$2,159
• After-tax cash flow: $7,415/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

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance, particularly to the roof and exterior siding. Upgrading these areas can significantly increase its value for resale or rental.

Repairs flagged

• Major Roof — Signs of damage are visible, indicating a need for replacement.
• Moderate Exterior siding — Siding shows signs of wear and may need repainting or replacement.
• Minor Windows — Windows may need cleaning or minor repairs to improve appearance and functionality.

Value-add opportunities

• Resale Painting exterior siding — Fresh paint can significantly improve the home's curb appeal and value.
• Resale Upgrading windows — New windows can improve energy efficiency and increase the home's value.
• Rental Refrigerator — A new refrigerator can attract renters and improve the home's rental value.
• Both Landscaping — A well-maintained yard can enhance both resale and rental value by improving curb appeal and attracting potential buyers/tenants.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Roof · Signs of damage are visible, indicating a need for replacement.	Major	$15,000–50,000
Exterior siding · Siding shows signs of wear and may need repainting or replacement.	Moderate	$3,000–15,000
Windows · Windows may need cleaning or minor repairs to improve appearance and functionality.	Minor	$500–3,000
Total estimated repair cost · 3 items		$18,500–68,000

Value-add ROI direction

• Resale Painting exterior siding — Fresh paint can significantly improve the home's curb appeal and value. ↑
• Resale Upgrading windows — New windows can improve energy efficiency and increase the home's value. ↑
• Rental Refrigerator — A new refrigerator can attract renters and improve the home's rental value. ↑
• Both Landscaping — A well-maintained yard can enhance both resale and rental value by improving curb appeal and attracting potential buyers/tenants. ↑

ⓘ 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

+7.7% since first listed

4 events — show timeline

• 2025-09-26 Listed $70,000 HAOR as distributed by MLS GRID
• 2023-01-25 Sold (MLS) $61,000 HAOR as distributed by MLS GRID
• 2023-01-15 Pending — HAOR as distributed by MLS GRID
• 2023-01-06 Listed $65,000 HAOR as distributed by MLS GRID