4212 Trails End Rd

Lake Placid, FL 33857

$17,500D+

1 bd · 1.0 ba · 728 sqft · Built 1971 · Manufactured · Active · 52 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $840/mo
• Mortgage (P&I): −$92
• Tax + insurance: −$456
• HOA: −$0
• Vac / Maint / Mgmt: −$176
• Net cashflow: $116/mo
• Annual: $1,390/yr
• Cap rate: 43.48%
• Cash-on-cash: 132.82%
• DSCR: 6.91
• 1% rule: 4.80%
• Cash to close: $4,900

Investor read

• This is a 1-bed/1.0-bath manufactured listed at $18k. Condition is rated fair.
• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($840 rent vs $18k).
• It's been on market 52 days — a 3% lower offer ($17k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $17k (3.0% below list) — sets the bar for market timing.
• In year one you build about $265 of equity ($121 loan paydown + $144 appreciation (0.8% local appreciation)).
• 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: Fred Wild Elementary School (math 49% / reading 41%, grade D-, #1,271 of 2,144 statewide, top 60%, 563 students, 87% FRL); Sebring Middle School (math 52% / reading 40%, grade D+, #300 of 571 statewide, top 53%, 815 students, 64% FRL); Sebring High School (math 32% / reading 48%, grade F, #296 of 667 statewide, top 45%, 1,809 students, 56% FRL) — zoned schools at 69% FRL track the district average.
• Watch-outs: flood insurance adds $427/mo.
• Market conditions: 58 active listings in the ZIP; 980 units permitted in Highlands County in 2024 (80 in 5+ unit buildings).
• At projected returns (0.8% appreciation + 3.0% rent growth), your $5k cash investment doubles in ~3 years — after that, you're playing with house money.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
• Cap rate 43.5% 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.

Questions for listing agent

• It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?

Repairs flagged (vision-AI assessment)

• Major: roof — The rusted metal roof is in poor condition and needs replacement.
• Major: exterior siding — The siding is peeling and in poor condition, indicating structural issues.
• Major: flooring — The concrete driveway is cracked and worn, requiring repair or replacement.
• Major: interior walls — The peeling paint and dated aesthetic indicate a need for a fresh coat of paint and possibly new finishes.
• Major: HVAC — The mobile home likely requires updates to its HVAC system for energy efficiency and comfort.
• Major: electrical — The electrical system may need updates for safety and energy efficiency.