160 Parkview Cir · Lake Placid, FL 33852

$154,500

2 bd · 2.0 ba · 1,290 sqft · SingleFamily public records · 31 Days on market

Built 1982 5,001 sqft lot Est $227k · 32% under $112/mo HOA · 7% of rent

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +13.3/30.0
• 1% rule +4.8/10.0
• DSCR +4.0/10.0
• 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

Imagine waking up each day to a world designed for your enjoyment—that’s the promise of Covered Bridge, a premier 55+ community nestled in the heart of Lake Placid, FL. Come see for yourself and walk away with a great deal in a great place. Recently Reduced – Seller Motivated! Located in a quiet area at the back of one of Florida’s best 55+ communities, this charming 2-bedroom, 2-bath villa is perfect as a winter getaway or your forever home. The very reasonable $112/month HOA includes a wide range of amenities: basic cable TV, lawn mowing, pool, hot tub, game room, exercise room, library, clubhouse, boat/RV storage, pickleball, cornhole, shuffleboard, and a private

Key facts

• Recent upgrades
• Private boat launch
• Deep water canal

Tags

• PRIVATE BOAT LAUNCH
• DEEP WATER CANAL
• RECENT UPGRADES
• WELL MAINTAINED
• MOVE IN READY

Property features AI

Finance

• Other: Pets allowed; Zoning: M1FUD; Frontage approximately 50 units
• Financial info: Financial details beyond HOA fees not provided
• HOA & community: Homeowners association with a $112 monthly fee; Located in a senior community

Exterior

• Parking: Detached garage with 1 parking space
• Security: Security details not provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence (villa); One level
• Construction: Block and concrete construction; Shingle roof; Built year not provided
• Exterior features: Front porch; Paved road access

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Information on bedrooms not provided
• Flooring: Laminate; Simulated wood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Laminate, simulated wood and tile flooring
• Laundry & utility: Laundry details not provided

🏷️ Possibly a rental listed for sale. The $154,500 price doesn't fit this home's estimated sale value (~$227,040) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $154k.

Deal economics

• At list price, monthly cash flow is $-1 ($-11/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (2.1% below list).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 3.8% 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 Placid Elementary School (math 32% / reading 29%, grade F, #1,862 of 2,144 statewide, top 88%, 594 students, 80% 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).
• Market conditions: Rents flat; 1495 active listings in the ZIP; 980 units permitted in Highlands County in 2024 (80 in 5+ unit buildings).
• This rent runs 33% 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 31 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $62k; list at $154k implies a 149% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,865 (3.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.98% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.03%
• DSCR: 1.00
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $227,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
158 Parkview Cir	0.01mi	2/2.0	1,290 (0%)	6mo	$150,000	$116	95
170 Parkview Cir	0.05mi	2/2.0	1,246 (-3%)	4mo	$140,000	$112	89
10443 High Grove Ave	0.13mi	2/2.0	1,268 (-2%)	3mo	$237,000	$187	88
8 Jasmine St	0.14mi	2/2.0	1,274 (-1%)	5mo	$163,000	$128	88
10433 High Grove Ave	0.13mi	2/2.0	1,381 (+7%)	0mo	$255,000	$185	82
120 Parkview Cir	0.12mi	2/2.0	1,210 (-6%)	6mo	$160,000	$132	79
10481 High Grove Ave	0.14mi	2/2.0	1,233 (-4%)	11mo	$275,000	$223	77
110 Edgewater Dr S	0.18mi	2/2.0	1,176 (-9%)	3mo	$150,000	$128	74
152 Woodside Dr	0.23mi	2/2.0	1,378 (+7%)	4mo	$242,500	$176	74
105 Hillcrest St	0.11mi	2/1.5	1,100 (-15%)	2mo	$189,900	$173	67
178 Woodside Dr	0.26mi	2/2.0	1,130 (-12%)	6mo	$235,000	$208	62
3014 Peachtree Dr	0.39mi	3/2.0 (+1)	1,158 (-10%)	1mo	$390,000	$337	58

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 · 0.82% rent growth · sell at horizon

5-year hold

• IRR: -19.1%
• Equity multiple: 0.35×
• Total profit: $-28,239
• Equity at exit: $23,036

10-year hold

• IRR: -17.5%
• Equity multiple: 0.14×
• Total profit: $-37,009
• Equity at exit: $13,358

Cash invested: $43,260 (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: 1495
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,513 medium
• Mortgage (P&I): −$810
• Tax from tax record: −$210 /mo · $2,514/yr
• Insurance: −$64
• HOA: −$112
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $-1

Break-even live

Break-even rent $1,514

Max offer price $154,340

Occupancy floor 95%

Sensitivity live

Price	-10% $87	-5% $43	+0% $-1	+5% $-45	+10% $-88
Rent	-10% $-120	-5% $-61	+0% $-1	+5% $59	+10% $119
Rate	-1.0pp $77	-0.5pp $38	base $-1	+0.5pp $-41	+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: $38,625
• Closing costs: $4,635
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $112 · $1,344/yr
• Likely covers: cablepool

Listing history 20 events

1. 2026-06-21
   days on market $154,500 Active 31 DOM
2. 2026-06-19
   days on market $154,500 Active 29 DOM
3. 2026-06-18
   days on market $154,500 Active 28 DOM
4. 2026-06-17
   days on market $154,500 Active 27 DOM
5. 2026-06-16
   days on market $154,500 Active 26 DOM
6. 2026-06-15
   days on market $154,500 Active 25 DOM
7. 2026-06-14
   days on market $154,500 Active 23 DOM
8. 2026-06-10
   days on market $154,500 Active 20 DOM
9. 2026-06-09
   days on market $154,500 Active 19 DOM
10. 2026-06-08
    days on market $154,500 Active 18 DOM
11. 2026-06-07
    days on market $154,500 Active 17 DOM
12. 2026-06-02
    days on market $154,500 Active 12 DOM
13. 2026-06-01
    days on market $154,500 Active 11 DOM
14. 2026-05-31
    days on market $154,500 Active 10 DOM
15. 2026-05-30
    days on market $154,500 Active 9 DOM
16. 2026-05-19
    listed $154,500 Active
17. 2025-10-29
    price $169,900
18. 2025-04-16
    price $189,000
19. 2012-06-29
    soldstatus $62,000
20. 1997-05-16
    soldstatus $49,000

ⓘ 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: $2,514 · $210/mo
• Projected year-2 tax: $2,514 · $210/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,155
• − Mortgage interest: −$8,654
• − Property taxes: −$2,514
• − Insurance: −$772
• − Repairs & maintenance: −$1,452
• − Management: −$1,452
• − HOA: −$1,344
• − Depreciation: −$4,495
• Taxable loss: −$2,529
• Est. tax savings @ 24.0%: +$607
• After-tax cash flow: $596/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

+215.3% since first listed

5 events — show timeline

• 2026-05-19 Listed $154,500 HAOR as distributed by MLS GRID
• 2025-10-29 Price Changed $169,900 HAOR as distributed by MLS GRID
• 2025-04-16 Price Changed $189,000 HAOR as distributed by MLS GRID
• 2012-06-29 Sold (Public Records) $62,000 Public Records
• 1997-05-16 Sold (Public Records) $49,000 Public Records

Property tax history

+13.8%/yr

Latest (2025): $2,514 · +5.7% YoY. Source: county tax records.