1427 Crossview St · Lake Placid, FL 33852

$224,900

4 bd · 2.0 ba · 1,548 sqft · SingleFamily public records · 36 Days on market

Built 2007 0.26 ac lot Est $379k · 41% under

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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 +12.8/30.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• 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 MLS

Peace, privacy, and possibility—this 4 bedroom, 2 bathroom home offers the kind of space that’s getting harder to find. Situated on a generous . 26 acre lot with no rear neighbors, this property delivers a quiet setting with room to spread out. One of the three bedrooms is thoughtfully set up as an office/flex space, offering the perfect option for working from home, hobbies, or guest overflow. The home also includes a 2-car garage plus a large detached rear garage offering incredible extra storage, workshop space, or room for toys and equipment. Being sold partially furnished, this is a fantastic opportunity for a full-time residence, seasonal retreat, or investment. If peace and quiet with practical extras is on your list, this one absolutely deserves a look!

Key facts

• Generous lot
• No rear neighbors
• Extra storage

Tags

• GENEROUS LOT
• NO REAR NEIGHBORS
• OFFICE FLEX SPACE
• DETACHED REAR GARAGE
• EXTRA STORAGE

Property features AI

Finance

• Other: Property type: Residential, single family (zoned R1); Furnished: Partially; Lease restrictions apply
• HOA & community: Pets allowed; Association approval required

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Well water; Septic tank; High-speed internet available; Cable available; Electricity connected
• Home design: Single family residence; One story; North-facing
• Construction: Block, concrete and stucco construction; Shingle roof; Slab foundation; Building area listed as 1,948 sq ft; living area listed as 1,548 sq ft
• Exterior features: Paved road access; Lot dimensions approximately 75 x 150; Lot about 0.26 acre (1/4 to less than 1/2 acre)

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Solid surface/stone counters; Eat-in kitchen
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Solid surface counters; Stone counters; Walk-in closets; Window treatments
• Laundry & utility: Washer hookup; Dryer hookup; Laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-21 ($-250/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (13.9% below list).
• Recommended offer: $194k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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 43% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $19k; list at $225k implies a 1103% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,629 (13.9% 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 36 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.86% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.40%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $379,260
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
540 Kennedy St	0.63mi	4/2.0	1,607 (+4%)	19mo	$317,105	$197	48
1620 Rutledge Ave	0.55mi	3/3.0 (-1)	1,696 (+10%)	19mo	$415,000	$245	33

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: -19.4%
• Equity multiple: 0.33×
• Total profit: $-41,899
• Equity at exit: $33,533

10-year hold

• IRR: -17.4%
• Equity multiple: 0.14×
• Total profit: $-54,410
• Equity at exit: $19,445

Cash invested: $62,972 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,936 medium
• Mortgage (P&I): −$1,179
• Tax from tax record: −$277 /mo · $3,328/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $-21

Break-even live

Break-even rent $1,963

Max offer price $221,223

Occupancy floor 96%

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-17
   status $224,900 Pending 36 DOM
2. 2026-06-17
   days on market $224,900 Active 36 DOM
3. 2026-06-16
   days on market $224,900 Active 35 DOM
4. 2026-06-15
   days on market $224,900 Active 34 DOM
5. 2026-06-14
   pricedays on market $224,900 Active 32 DOM
6. 2026-06-10
   days on market $249,900 Active 29 DOM
7. 2026-06-09
   days on market $249,900 Active 28 DOM
8. 2026-06-08
   days on market $249,900 Active 27 DOM
9. 2026-06-07
   days on market $249,900 Active 26 DOM
10. 2026-06-02
    days on market $249,900 Active 21 DOM
11. 2026-06-01
    days on market $249,900 Active 20 DOM
12. 2026-05-31
    days on market $249,900 Active 19 DOM
13. 2026-05-30
    days on market $249,900 Active 18 DOM
14. 2026-05-12
    listed $249,900 Active
15. 2026-05-01
    listed $249,900 Active 783-char remark

    Show marketing remark (783 chars)

    Peace, privacy, and possibility—this 4 bedroom, 2 bathroom home offers the kind of space that’s getting harder to find. Situated on a generous . 26 acre lot with no rear neighbors, this property delivers a quiet setting with room to spread out. One of the three bedrooms is thoughtfully set up as an office/flex space, offering the perfect option for working from home, hobbies, or guest overflow. The home also includes a 2-car garage plus a large detached rear garage offering incredible extra storage, workshop space, or room for toys and equipment. Being sold partially furnished, this is a fantastic opportunity for a full-time residence, seasonal retreat, or investment. If peace and quiet with practical extras is on your list, this one absolutely deserves a look!

16. 2005-06-21
    soldstatus $18,700
17. 2004-10-15
    soldstatus $5,500

ⓘ 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: $3,328 · $277/mo
• Projected year-2 tax: $3,328 · $277/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 · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $23,235
• − Mortgage interest: −$12,598
• − Property taxes: −$3,328
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,859
• − Management: −$1,859
• − Depreciation: −$6,543
• Taxable loss: −$4,076
• Est. tax savings @ 24.0%: +$978
• After-tax cash flow: $728/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

+4443.6% since first listed

4 events — show timeline

• 2026-05-12 Listed $249,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Listed $249,900 HAOR as distributed by MLS GRID
• 2005-06-21 Sold (Public Records) $18,700 Public Records
• 2004-10-15 Sold (Public Records) $5,500 Public Records

Property tax history

+8.5%/yr

Latest (2025): $3,328 · +8.4% YoY. Source: county tax records.