12 Victory Way · Lake Placid, FL 33852

$199,900

2 bd · 2.0 ba · 1,526 sqft · Townhouse public records · 100 Days on market

Built 1985 Est $150k · 34% over $47/mo HOA · 3% of rent

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Why this score? — see what drove the F 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 +13.2/30.0
• DSCR +4.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +2.7/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your hidden paradise. Completely remodeled from top to bottom. The definition of "move in ready". This beautiful 2 bedroom 2 bath townhome has new flooring, fixtures, lighting, cabinets, granite countertops, landscape, outdoor lighting and more. Freshly painted interior and exterior. Neutral colors so you can add your own preferred splash of accent. This place has stunning views inside and out; whether you are looking at your floor to vaulted ceiling stone fireplace, the sunrise or sunset over Lake Saddlebags, or your beautifully landscaped back yard with solar lighting. The kitchen has new matching stainless steel appliance package, space for a cute breakfast nook, and all new cabinets topped with granite counters. Both bathrooms have new tile showers and vanities with granite. The Master bedroom has a walk in closed and dressing room. There is new Whirlpool washer and dryer in your utility room. There are 2 designated parking spots. Monthly HOA fee includes lawncare.

Key facts

• $47 HOA
• Garage
• Built 1985

Property features AI

Finance

• HOA & community: Homeowners association with a $47 monthly fee

Exterior

• Parking: Assigned parking; Detached parking
• Utilities: Public water; Public sewer / sewer available
• Home design: Residential townhouse; One story
• Construction: Built with block, concrete and stucco; Metal roof
• Exterior features: Front and rear porches; Screened porch; Patio; Has a view; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range; Refrigerator; Electric water heater
• Bedrooms: Total of 8 rooms (includes bedrooms and other rooms)
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling (air conditioning)
• Interior features: Ceiling fans; Cathedral and vaulted/high ceilings; Blinds on windows; Wood-burning fireplace
• Laundry & utility: Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $-4 ($-44/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (22.9% below list).
• Recommended offer: $154k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 34% 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $156k; 28% 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; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,064 (22.9% 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 100 days. Have you received any prior offers? Is the seller open to a 23% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.08%
• DSCR: 1.00
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $149,548
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Charlton Dr #5	0.09mi	2/2.0	1,324 (-13%)	5mo	$130,000	$98	69
5 Charlton Dr	0.09mi	2/2.0	1,324 (-13%)	5mo	$130,000	$98	69
400 Lake Clay Dr S	0.46mi	2/2.0	1,402 (-8%)	1mo	$160,000	$114	64
412 Lake Clay Dr S	0.46mi	2/2.0	1,395 (-9%)	13mo	$120,000	$86	54
508 Lake Clay Dr S	0.42mi	2/2.0	1,338 (-12%)	15mo	$149,900	$112	47

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: -18.7%
• Equity multiple: 0.36×
• Total profit: $-36,009
• Equity at exit: $29,806

10-year hold

• IRR: -15.6%
• Equity multiple: 0.20×
• Total profit: $-44,956
• Equity at exit: $17,284

Cash invested: $55,972 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,541 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$42 /mo · $506/yr
• Insurance: −$83
• HOA: −$47
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $-4

Break-even live

Break-even rent $1,545

Max offer price $199,251

Occupancy floor 95%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $47 · $564/yr
• Likely covers: pool

Listing history 19 events

1. 2026-06-19
   days on market $199,900 Active 100 DOM
2. 2026-06-18
   days on market $199,900 Active 99 DOM
3. 2026-06-17
   days on market $199,900 Active 98 DOM
4. 2026-06-16
   days on market $199,900 Active 97 DOM
5. 2026-06-15
   days on market $199,900 Active 96 DOM
6. 2026-06-14
   days on market $199,900 Active 94 DOM
7. 2026-06-10
   days on market $199,900 Active 91 DOM
8. 2026-06-09
   days on market $199,900 Active 90 DOM
9. 2026-06-08
   days on market $199,900 Active 89 DOM
10. 2026-06-07
    days on market $199,900 Active 88 DOM
11. 2026-06-02
    days on market $199,900 Active 83 DOM
12. 2026-06-01
    days on market $199,900 Active 82 DOM
13. 2026-05-31
    days on market $199,900 Active 81 DOM
14. 2026-05-30
    days on market $199,900 Active 80 DOM
15. 2026-03-11
    listed $199,900 Active
16. 2021-11-04
    soldstatus $156,000 1004-char remark

    Show marketing remark (1004 chars)

    Welcome to your hidden paradise. Completely remodeled from top to bottom. The definition of "move in ready". This beautiful 2 bedroom 2 bath townhome has new flooring, fixtures, lighting, cabinets, granite countertops, landscape, outdoor lighting and more. Freshly painted interior and exterior. Neutral colors so you can add your own preferred splash of accent. This place has stunning views inside and out; whether you are looking at your floor to vaulted ceiling stone fireplace, the sunrise or sunset over Lake Saddlebags, or your beautifully landscaped back yard with solar lighting. The kitchen has new matching stainless steel appliance package, space for a cute breakfast nook, and all new cabinets topped with granite counters. Both bathrooms have new tile showers and vanities with granite. The Master bedroom has a walk in closed and dressing room. There is new Whirlpool washer and dryer in your utility room. There are 2 designated parking spots. Monthly HOA fee includes lawncare.

17. 2021-09-22
    listed $145,500 1004-char remark

    Show marketing remark (1004 chars)

    Welcome to your hidden paradise. Completely remodeled from top to bottom. The definition of "move in ready". This beautiful 2 bedroom 2 bath townhome has new flooring, fixtures, lighting, cabinets, granite countertops, landscape, outdoor lighting and more. Freshly painted interior and exterior. Neutral colors so you can add your own preferred splash of accent. This place has stunning views inside and out; whether you are looking at your floor to vaulted ceiling stone fireplace, the sunrise or sunset over Lake Saddlebags, or your beautifully landscaped back yard with solar lighting. The kitchen has new matching stainless steel appliance package, space for a cute breakfast nook, and all new cabinets topped with granite counters. Both bathrooms have new tile showers and vanities with granite. The Master bedroom has a walk in closed and dressing room. There is new Whirlpool washer and dryer in your utility room. There are 2 designated parking spots. Monthly HOA fee includes lawncare.

18. 2020-06-25
    soldstatus $85,000 819-char remark

    Show marketing remark (819 chars)

    No Traffic or Crowds in this quiet sleepy town located in central Florida with an easy drive to Orlando, Tampa, Ft. Lauderdale, Miami, West Palm, etc. Affordable low maintenance Townhome with Lakeview without the taxes!! Open, bright & clean located in Kingswood Manor! Walking Distance and easy drive to everything Lake Placid has to offer. 1 bedroom downstairs & huge Master Bedroom upstairs with extra loft area overlooking Beautiful Stone walled Fireplace in living room with a wonderful view of Lake Saddlebags. Nice tile floors in the kitchen & Bathrooms, newer kitchen cabinets, spacious walk in closet in upstairs bedroom, large landscaped patio in the back and screened patio on the front. Looking for lots of storage? This home has plenty. the monthly Association fee is only $40.00 a month!

19. 2020-05-13
    listed $94,500 819-char remark

    Show marketing remark (819 chars)

    No Traffic or Crowds in this quiet sleepy town located in central Florida with an easy drive to Orlando, Tampa, Ft. Lauderdale, Miami, West Palm, etc. Affordable low maintenance Townhome with Lakeview without the taxes!! Open, bright & clean located in Kingswood Manor! Walking Distance and easy drive to everything Lake Placid has to offer. 1 bedroom downstairs & huge Master Bedroom upstairs with extra loft area overlooking Beautiful Stone walled Fireplace in living room with a wonderful view of Lake Saddlebags. Nice tile floors in the kitchen & Bathrooms, newer kitchen cabinets, spacious walk in closet in upstairs bedroom, large landscaped patio in the back and screened patio on the front. Looking for lots of storage? This home has plenty. the monthly Association fee is only $40.00 a month!

ⓘ 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: $506 · $42/mo
• Projected year-2 tax: $1,659 · $138/mo
• Expected delta: +$1,153/yr (+$96/mo · 227.7%)

ⓘ 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 4/10 Moderate
• 🌡 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,488
• − Mortgage interest: −$11,198
• − Property taxes: −$506
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,479
• − Management: −$1,479
• − HOA: −$564
• − Depreciation: −$5,815
• Taxable loss: −$3,553
• Est. tax savings @ 24.0%: +$853
• After-tax cash flow: $809/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

• Census place: Lake Placid, FL
• 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

+111.5% since first listed

5 events — show timeline

• 2026-03-11 Listed $199,900 HAOR as distributed by MLS GRID
• 2021-11-04 Sold (MLS) $156,000 HAOR as distributed by MLS GRID
• 2021-09-22 Listed $145,500 HAOR as distributed by MLS GRID
• 2020-06-25 Sold (MLS) $85,000 HAOR as distributed by MLS GRID
• 2020-05-13 Listed $94,500 HAOR as distributed by MLS GRID

Property tax history

+0.8%/yr

Latest (2017): $506 · +1.3% YoY. Source: county tax records.