1298 SE Lake Rd · Southeast Arcadia, FL 34266

$65,600

2 bd · 2.0 ba · 843 sqft · Manufactured public records · 349 Days on market

Built 1986 0.25 ac lot Est $119k · 45% under $75/mo HOA · 9% of rent

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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 +21.3/30.0
• ARV discount +15.0/15.0
• 1% rule +8.0/10.0
• DSCR +6.8/10.0
• Livability +2.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ABSOLUTELY TURN KEY!!! From furnishings to linens, all kitchen ware, even the vacuum cleaner and tools. Neat as a pin and clean, clean, clean! Home has never been smoked in, gas range has never even been used, just many years of joy and fun, living in lovely Lake Side Estates. This home has been a winter retreat and well maintained, ready for you to enjoy warmer winters or full time living. Located just a couple blocks from Publix and Wal-Mart shopping and less than a mile from antiquing downtown this active 55+ community is tucked away in the perfect location. Make your appointment today to see your new winter get-away or retirement home.

Key facts

• Indoor laundry area
• Close to airports
• Screened-in porch

Tags

• INDOOR LAUNDRY AREA
• SCREENED-IN PORCH
• SERENE LAKE VIEWS
• ONE-CAR CARPORT
• LESS THAN AN HOUR FROM I-75
• CLOSE TO AIRPORTS

Property features AI

Finance

• Other: Total lot size about 0.25 acres; Zoned RMF-M; Property type: Residential — Manufactured Home; Lot acreage listed as 1/4 to less than 1/2
• HOA & community: HOA active (monthly $75 / annual $900) — water included; Association name: Pat VanLoan; Senior community; Pets allowed; Turnkey (furnished)

Exterior

• Parking: Carport with 1 space
• Utilities: Private water; Septic tank; Electricity connected; Propane available; Water connected
• Home design: Manufactured single-wide home; One-level home; Faces west
• Construction: Metal siding; Other roof type; Crawlspace foundation; Building area approximately 1,813 sq ft (public records)
• Exterior features: Patio; Screened patio; Additional storage; Waterfront lot on a lake (50 ft frontage); Paved road access; Located in county

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: No central heating specified; Wall/window air conditioning units
• Interior features: Ceiling fans; Eat-in kitchen; Open floorplan; Split bedroom layout; 3 total rooms
• Laundry & utility: Washer; Dryer; Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $66k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($851 rent vs $66k).
• Recommended offer: $58k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 2.3% in Southeast Arcadia — 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 56/100 on livability (#864 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime C-, schools F, amenities F.
• Desoto (town): math 31% / reading 32% proficiency, ranked #69 of 73 in FL (top 94%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 207 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 71 units permitted in DeSoto County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $454 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• DeSoto County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 349 days — a 12% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $19k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; 38% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,728 (12.0% below list)

Questions for the listing agent

1. It's been on market 349 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 F-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: 1.30% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.30%
• DSCR: 1.28
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $118,863
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2350 SE Rackeweg St	0.10mi	2/1.5	728 (-14%)	3mo	$50,000	$69	68
1554 SE Whispering Pine Dr	0.64mi	2/1.0	924 (+10%)	8mo	$130,000	$141	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.5%
• Equity multiple: 0.76×
• Total profit: $-4,398
• Equity at exit: $9,781

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $4,439
• Equity at exit: $5,672

Cash invested: $18,368 (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 34266

• Home prices YoY: -6.1%
• Active inventory: 207
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $851 medium
• Mortgage (P&I): −$344
• Tax from tax record: −$129 /mo · $1,550/yr
• Insurance: −$27
• HOA: −$75
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $96

Break-even live

Break-even rent $728

Max offer price $65,600

Occupancy floor 84%

Sensitivity live

Price	-10% $134	-5% $115	+0% $96	+5% $78	+10% $59
Rent	-10% $29	-5% $63	+0% $96	+5% $130	+10% $164
Rate	-1.0pp $130	-0.5pp $113	base $96	+0.5pp $79	+1.0pp $62

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: $16,400
• Closing costs: $1,968
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1300 NE Oak St Arcadia, FL	2.0–3.0	2.0	947	$929	$0.98	14d	18	0.67mi
1650 SE Hargrave St Arcadia, FL	1.0–3.0	1.0–2.0	790	$774	$0.98	14d	10	0.69mi

HOA detail

• Monthly dues: $75 · $900/yr
• Likely covers: gas

Listing history 12 events

1. 2026-06-07
   statusdays on market $65,600 Pending 349 DOM
2. 2026-06-02
   days on market $65,600 Active 346 DOM
3. 2026-06-01
   days on market $65,600 Active 345 DOM
4. 2026-05-31
   days on market $65,600 Active 344 DOM
5. 2026-05-30
   days on market $65,600 Active 343 DOM
6. 2026-05-06
   price $65,600
7. 2025-07-31
   price $82,000
8. 2025-06-21
   listed $85,000 Active
9. 2020-05-22
   soldstatus $47,500 Sold 648-char remark

   Show marketing remark (648 chars)

   ABSOLUTELY TURN KEY!!! From furnishings to linens, all kitchen ware, even the vacuum cleaner and tools. Neat as a pin and clean, clean, clean! Home has never been smoked in, gas range has never even been used, just many years of joy and fun, living in lovely Lake Side Estates. This home has been a winter retreat and well maintained, ready for you to enjoy warmer winters or full time living. Located just a couple blocks from Publix and Wal-Mart shopping and less than a mile from antiquing downtown this active 55+ community is tucked away in the perfect location. Make your appointment today to see your new winter get-away or retirement home.

10. 2020-05-22
    soldstatus $47,500

    Show marketing remark (648 chars)

    ABSOLUTELY TURN KEY!!! From furnishings to linens, all kitchen ware, even the vacuum cleaner and tools. Neat as a pin and clean, clean, clean! Home has never been smoked in, gas range has never even been used, just many years of joy and fun, living in lovely Lake Side Estates. This home has been a winter retreat and well maintained, ready for you to enjoy warmer winters or full time living. Located just a couple blocks from Publix and Wal-Mart shopping and less than a mile from antiquing downtown this active 55+ community is tucked away in the perfect location. Make your appointment today to see your new winter get-away or retirement home.

11. 2020-04-20
    status Pending 648-char remark

    Show marketing remark (648 chars)

    ABSOLUTELY TURN KEY!!! From furnishings to linens, all kitchen ware, even the vacuum cleaner and tools. Neat as a pin and clean, clean, clean! Home has never been smoked in, gas range has never even been used, just many years of joy and fun, living in lovely Lake Side Estates. This home has been a winter retreat and well maintained, ready for you to enjoy warmer winters or full time living. Located just a couple blocks from Publix and Wal-Mart shopping and less than a mile from antiquing downtown this active 55+ community is tucked away in the perfect location. Make your appointment today to see your new winter get-away or retirement home.

12. 2020-04-13
    listed $47,500 Active 648-char remark

    Show marketing remark (648 chars)

    ABSOLUTELY TURN KEY!!! From furnishings to linens, all kitchen ware, even the vacuum cleaner and tools. Neat as a pin and clean, clean, clean! Home has never been smoked in, gas range has never even been used, just many years of joy and fun, living in lovely Lake Side Estates. This home has been a winter retreat and well maintained, ready for you to enjoy warmer winters or full time living. Located just a couple blocks from Publix and Wal-Mart shopping and less than a mile from antiquing downtown this active 55+ community is tucked away in the perfect location. Make your appointment today to see your new winter get-away or retirement home.

ⓘ 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: $1,550 · $129/mo
• Projected year-2 tax: $1,550 · $129/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 26 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: $10,207
• − Mortgage interest: −$3,675
• − Property taxes: −$1,550
• − Insurance: −$328
• − Repairs & maintenance: −$817
• − Management: −$817
• − HOA: −$900
• − Depreciation: −$1,908
• Taxable income: $213
• Est. tax owed @ 24.0%: −$51
• After-tax cash flow: $1,106/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: Desoto
• NCES district ID: 1200420
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 32% ▼ -3.00%
• Median HH income: $35,136
• Composite: 26.03/100
• National rank: #7305
• State rank: #69 of 73 in FL

Livability — Southeast Arcadia

• Score: 56/100
• State rank: #864
• US rank: #22423

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment F Housing A Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Southeast Arcadia, FL
• Population (ZIP): 29,065

Population outlook (DeSoto County) Hauer SSP2

• Today (2025): 34,958 people
• By 2030: 34,465 · -1.4%
• By 2040: 33,137 · -5.2%
• By 2050: 31,273 · -10.5%
• By 2075: 23,898 · -31.6%
• By 2100: 15,517 · -55.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 51% Hispanic / Latino 34% Black 13% Two or more races 11%
• Hispanic origin (detail): Mexican 26% Puerto Rican 2% Cuban 2%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 15% · Canada
• Languages at home: 76% English-only · Spanish 22% French/Haitian/Cajun 1%

Political lean MEDSL · DeSoto

• 2024 margin: Solid R (+42.9) · D 28.2% · R 71.2%
• 2008→2024 swing: -30.6pp toward R · 2008: -12.3pp · 2024: -42.9pp
• All cycles: 2024: R+42.9 2020: R+32.0 2016: R+27.7 2012: R+14.3 2008: R+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -26.01%
• Current HPI: 403.1509
• 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

+38.1% since first listed

7 events — show timeline

• 2026-05-06 Price Changed $65,600 Stellar MLS as Distributed by MLS Grid
• 2025-07-31 Price Changed $82,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-21 Listed $85,000 Stellar MLS as Distributed by MLS Grid
• 2020-05-22 Sold (Public Records) $47,500 Public Records
• 2020-05-22 Sold (MLS) $47,500 Stellar MLS as Distributed by MLS Grid
• 2020-04-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-04-13 Listed $47,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.6%/yr

Latest (2025): $1,550 · +9.9% YoY. Source: county tax records.