40 Lily Dr Plan · Lake Placid, FL 33852

$44,900

1 bd · 1.0 ba · 602 sqft · Manufactured · 111 Days on market

Manufactured home Good condition $75/sqft · at area comps Est $45k · at est.

---

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 +7.8/15.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -6.0

Listing remarks

Ready for some fun in the sun? Right now, you can own a 2026 1 bed/1 bath, 644 sq. ft. home for less than you would rent an apartment for. This home is located in Sunshine MH & RV Resort, a family-oriented, professionally managed manufactured home community. Call today and make an appointment to view this home. Flexible financing options are available!

Key facts

• Listed 110 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $45k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($919 rent vs $45k).
• Recommended offer: $41k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.4% vs local median 4.2% 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; 2010 active listings in the ZIP; 980 units permitted in Highlands County in 2024 (80 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $310 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.8% rent growth), your $13k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($41k) is reasonable based on typical stale-listing flexibility.

Recommended offer $40,859 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.05% ✓
• Cap rate: 17.40%
• Cash-on-cash: 39.68%
• DSCR: 2.77
• GRM: 4.1

CMA / ARV

• ARV (median comp): $45,235
• List price: $44,900
• Delta: -0.74%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
89 Circle Rdg	0.09mi	1/1.0	624 (+4%)	19mo	$3,000	$5	74
33 N Lake Side Dr	0.17mi	1/1.0	700 (+16%)	12mo	$11,000	$16	57
2 Brachs St	0.11mi	1/1.0	672 (+12%)	26mo	$5,000	$7	56
18 Gary Ave	0.37mi	2/1.0 (+1)	672 (+12%)	4mo	$59,000	$88	55
3 Center St	0.24mi	1/1.5	698 (+16%)	9mo	$32,000	$46	54
44 Betty Dr	0.09mi	1/1.0	460 (-24%)	22mo	$6,000	$13	52
40 Connie Dr	0.09mi	1/1.0	462 (-23%)	36mo	$15,000	$32	51
39 Lily Dr	0.11mi	1/1.0	720 (+20%)	26mo	$12,000	$17	50
12 Melrose Ln	1.48mi	2/1.0 (+1)	576 (-4%)	5mo	$40,000	$69	49

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: 33.5%
• Equity multiple: 2.37×
• Total profit: $17,239
• Equity at exit: $6,695

10-year hold

• IRR: 39.3%
• Equity multiple: 4.29×
• Total profit: $41,409
• Equity at exit: $3,882

Cash invested: $12,572 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 23 active
• Months of supply: 138.0 mo (1%/mo absorbed)
• Median asking: $44,900 ($87/sqft)
• Median days on market: 129 d
• This list price: 17% of active listings are priced below it
• ARV vs active asking: -13.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33852

• Rents YoY: 0.8%
• Active inventory: 2010
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $919 medium
• Mortgage (P&I): −$235
• Tax est. 1.5%: −$56 /mo · $674/yr
• Insurance: −$19
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $416

Break-even live

Break-even rent $393

Max offer price $44,900

Occupancy floor 50%

Sensitivity live

Price	-10% $447	-5% $431	+0% $416	+5% $400	+10% $385
Rent	-10% $343	-5% $379	+0% $416	+5% $452	+10% $488
Rate	-1.0pp $438	-0.5pp $427	base $416	+0.5pp $404	+1.0pp $392

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: $11,225
• Closing costs: $1,347
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Financial info: List price $44,900Inventory type: Plan

Exterior

• Home design: Plan named "40 Lily Dr"Address: 303 State Road 70 E, Lake Placid, FL 33852

Interior

• Bedrooms: 1 bedroom
• Bathrooms: 1 bathroom
• Interior features: Living area of 602

Listing history 50 events

1. 2026-09-24
   days on market $44,900 Active 111 DOM
2. 2026-09-24
   days on market $44,900 Active 110 DOM
3. 2026-09-22
   days on market $44,900 Active 109 DOM
4. 2026-09-21
   days on market $44,900 Active 108 DOM
5. 2026-09-20
   days on market $44,900 Active 107 DOM
6. 2026-09-18
   days on market $44,900 Active 105 DOM
7. 2026-09-17
   days on market $44,900 Active 104 DOM
8. 2026-09-16
   days on market $44,900 Active 103 DOM
9. 2026-09-15
   days on market $44,900 Active 102 DOM
10. 2026-09-14
    days on market $44,900 Active 101 DOM
11. 2026-09-13
    days on market $44,900 Active 100 DOM
12. 2026-09-12
    days on market $44,900 Active 99 DOM
13. 2026-09-11
    days on market $44,900 Active 98 DOM
14. 2026-09-05
    days on market $44,900 Active 92 DOM
15. 2026-09-04
    days on market $44,900 Active 91 DOM
16. 2026-09-03
    days on market $44,900 Active 90 DOM
17. 2026-09-02
    days on market $44,900 Active 89 DOM
18. 2026-08-30
    days on market $44,900 Active 86 DOM
19. 2026-08-29
    days on market $44,900 Active 85 DOM
20. 2026-08-28
    days on market $44,900 Active 84 DOM
21. 2026-08-25
    days on market $44,900 Active 81 DOM
22. 2026-08-24
    days on market $44,900 Active 80 DOM
23. 2026-08-23
    days on market $44,900 Active 79 DOM
24. 2026-08-22
    days on market $44,900 Active 78 DOM
25. 2026-08-21
    days on market $44,900 Active 77 DOM
26. 2026-08-20
    days on market $44,900 Active 76 DOM
27. 2026-08-19
    days on market $44,900 Active 75 DOM
28. 2026-08-18
    days on market $44,900 Active 74 DOM
29. 2026-08-17
    days on market $44,900 Active 73 DOM
30. 2026-08-16
    days on market $44,900 Active 72 DOM
31. 2026-08-15
    days on market $44,900 Active 71 DOM
32. 2026-08-15
    days on market $44,900 Active 70 DOM
33. 2026-08-13
    days on market $44,900 Active 69 DOM
34. 2026-08-12
    days on market $44,900 Active 68 DOM
35. 2026-08-11
    days on market $44,900 Active 67 DOM
36. 2026-08-10
    days on market $44,900 Active 66 DOM
37. 2026-08-09
    days on market $44,900 Active 65 DOM
38. 2026-08-08
    days on market $44,900 Active 64 DOM
39. 2026-08-07
    days on market $44,900 Active 63 DOM
40. 2026-08-06
    days on market $44,900 Active 62 DOM
41. 2026-08-05
    days on market $44,900 Active 61 DOM
42. 2026-08-04
    days on market $44,900 Active 60 DOM
43. 2026-08-03
    days on market $44,900 Active 59 DOM
44. 2026-07-31
    days on market $44,900 Active 56 DOM
45. 2026-07-30
    days on market $44,900 Active 55 DOM
46. 2026-07-29
    days on market $44,900 Active 54 DOM
47. 2026-07-27
    days on market $44,900 Active 52 DOM
48. 2026-07-25
    days on market $44,900 Active 50 DOM
49. 2026-07-23
    days on market $44,900 Active 48 DOM
50. 2026-07-22
    days on market $44,900 Active 47 DOM

ⓘ 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: $11,027
• − Mortgage interest: −$2,515
• − Property taxes: −$674
• − Insurance: −$224
• − Repairs & maintenance: −$882
• − Management: −$882
• − Depreciation: −$1,306
• Taxable income: $4,544
• Est. tax owed @ 24.0%: −$1,090
• After-tax cash flow: $3,898/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 · 9 photos

Good 80/100 None rehab

This manufactured home is in good condition with no major repairs needed. It offers a good balance of curb appeal and interior functionality, making it a solid investment.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value. ↑
• Both Adding a small outdoor seating area — This can increase the home's appeal and functionality for both buyers and renters. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and attractive to potential buyers and renters. ↑

F Composite school gradezoned avg 43/100

Zoned Schools

Elementary Lake Country Elementary School C FL #855/2,144 Nat'l #9,513/41,679 Middle Lake Placid Middle School F FL #395/571 Nat'l #6,708/14,009 High Lake Placid High School F FL #367/667 Nat'l #9,497/17,239

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

C Composite livability gradescore 68/100

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 · 99,674 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: 12% of renters

---

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

Property features AI

Finance

• Financial info: List price $44,900Inventory type: Plan

Exterior

• Home design: Plan named "40 Lily Dr"Address: 303 State Road 70 E, Lake Placid, FL 33852

Interior

• Bedrooms: 1 bedroom
• Bathrooms: 1 bathroom
• Interior features: Living area of 602