22 Paradise Hill Dr · Lake Placid, FL 33852

$65,000

2 bd · 2.0 ba · 1,340 sqft · Manufactured · 38 Days on market

Built 1974 Poor condition Est $56k · 15% over ↓ 24% since listing

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Why this score? — see what drove the C+ 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
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Condition / age +1.0/5.0
• ARV discount +0.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained spacious doublewide with a nice view of Lake Clay. This home has a new roof as of 2019 per owner. New windows have been installed and electrical has been updated. Well irrigation, and water softener in place. Plenty of parking for vehicles plus Golf Cart which is included in the purchase price. Park amenities include organized activities, swimming pool, on site storage with availability and more. There is a 2 pet limit weighing 25 pounds and under. Monthly lot rent includes yard irrigation, trash and sewer. You take care of your own lawn. Park approval is required through the park office. You will enjoy evening sunsets of Lake Clay from your enclosed finished porch!

Key facts

• Extra fridge
• Lake view
• Walk in showers

Tags

• WALK IN SHOWERS
• NEW APPLIANCES
• ENCLOSED FRONT PORCH
• LAKE VIEW
• LARGE WORKSHOP
• EXTRA FRIDGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $65k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $757 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.3% 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 $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.8% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 2.35% ✓
• Cap rate: 20.26%
• Cash-on-cash: 49.89%
• DSCR: 3.22
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $56,280
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Tyler Ln	0.17mi	2/2.0	1,430 (+7%)	16mo	$27,000	$19	68
7 Joanne Dr	0.15mi	2/1.5	1,200 (-10%)	19mo	$50,000	$42	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: 45.1%
• Equity multiple: 2.89×
• Total profit: $34,403
• Equity at exit: $9,692

10-year hold

• IRR: 50.0%
• Equity multiple: 5.35×
• Total profit: $79,232
• Equity at exit: $5,620

Cash invested: $18,200 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,526 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $757

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 45%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $65,000 Active 38 DOM
2. 2026-06-18
   days on market $65,000 Active 37 DOM
3. 2026-06-17
   days on market $65,000 Active 36 DOM
4. 2026-06-16
   pricedays on market $65,000 Active 35 DOM
5. 2026-06-15
   days on market $75,000 Active 34 DOM
6. 2026-06-14
   days on market $75,000 Active 32 DOM
7. 2026-06-10
   days on market $75,000 Active 29 DOM
8. 2026-06-09
   days on market $75,000 Active 28 DOM
9. 2026-06-08
   days on market $75,000 Active 27 DOM
10. 2026-06-07
    days on market $75,000 Active 26 DOM
11. 2026-06-02
    days on market $75,000 Active 21 DOM
12. 2026-06-01
    days on market $75,000 Active 20 DOM
13. 2026-05-31
    days on market $75,000 Active 19 DOM
14. 2026-05-30
    days on market $75,000 Active 18 DOM
15. 2026-05-12
    listed $75,000 Active
16. 2022-12-09
    soldstatus $82,000 Closed 690-char remark

    Show marketing remark (690 chars)

    Well maintained spacious doublewide with a nice view of Lake Clay. This home has a new roof as of 2019 per owner. New windows have been installed and electrical has been updated. Well irrigation, and water softener in place. Plenty of parking for vehicles plus Golf Cart which is included in the purchase price. Park amenities include organized activities, swimming pool, on site storage with availability and more. There is a 2 pet limit weighing 25 pounds and under. Monthly lot rent includes yard irrigation, trash and sewer. You take care of your own lawn. Park approval is required through the park office. You will enjoy evening sunsets of Lake Clay from your enclosed finished porch!

17. 2022-12-02
    status Pending 690-char remark

    Show marketing remark (690 chars)

    Well maintained spacious doublewide with a nice view of Lake Clay. This home has a new roof as of 2019 per owner. New windows have been installed and electrical has been updated. Well irrigation, and water softener in place. Plenty of parking for vehicles plus Golf Cart which is included in the purchase price. Park amenities include organized activities, swimming pool, on site storage with availability and more. There is a 2 pet limit weighing 25 pounds and under. Monthly lot rent includes yard irrigation, trash and sewer. You take care of your own lawn. Park approval is required through the park office. You will enjoy evening sunsets of Lake Clay from your enclosed finished porch!

18. 2022-07-07
    listed $99,000 Active 690-char remark

    Show marketing remark (690 chars)

    Well maintained spacious doublewide with a nice view of Lake Clay. This home has a new roof as of 2019 per owner. New windows have been installed and electrical has been updated. Well irrigation, and water softener in place. Plenty of parking for vehicles plus Golf Cart which is included in the purchase price. Park amenities include organized activities, swimming pool, on site storage with availability and more. There is a 2 pet limit weighing 25 pounds and under. Monthly lot rent includes yard irrigation, trash and sewer. You take care of your own lawn. Park approval is required through the park office. You will enjoy evening sunsets of Lake Clay from your enclosed finished porch!

ⓘ 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: $18,316
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,465
• − Management: −$1,465
• − Depreciation: −$1,891
• Taxable income: $8,554
• Est. tax owed @ 24.0%: −$2,053
• After-tax cash flow: $7,027/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 · 1 photo

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and updates to bring it up to a livable condition. Significant investments in the kitchen, bathrooms, roof, exterior, interior walls, windows, HVAC, and landscaping are necessary to improve its value.

Repairs flagged

• Major kitchen appliances — No photos of kitchen
• Major bathroom fixtures — No photos of bathrooms
• Major roof — No photos of roof
• Major exterior siding — No photos of exterior
• Major flooring — No photos of flooring
• Major interior walls/paint — No photos of interior walls/paint
• Major windows — No photos of windows
• Major foundation/structure — No photos of foundation/structure
• Major HVAC/mechanicals — No photos of HVAC/mechanicals
• Major landscaping — No photos of landscaping/curb appeal

Value-add opportunities

• Resale New kitchen appliances — Modern appliances can significantly enhance the home's appeal to potential buyers.
• Resale New bathrooms with updated fixtures — Modern bathrooms are a key selling point for buyers.
• Resale New roof and siding — A new roof and siding can greatly improve the home's curb appeal and value.
• Resale Paint interior walls and trim — Fresh paint can make a significant difference in the home's appearance and value.
• Resale Replace windows with energy-efficient ones — New windows can improve energy efficiency and reduce utility costs.
• Resale Update HVAC system — A modern HVAC system can improve comfort and energy efficiency.
• Resale Landscaping and curb appeal improvements — A well-maintained exterior can enhance the home's curb appeal and value.
• Resale New flooring throughout — New flooring can make a significant difference in the home's appearance and value.
• Rental Update kitchen and bathrooms — Modern kitchens and bathrooms are highly desirable for renters and can attract a higher rent price.
• Rental New roof and siding — A new roof and siding can improve the home's curb appeal and attract higher rent prices.
• Rental Paint interior walls and trim — Fresh paint can make a significant difference in the home's appearance and attract higher rent prices.
• Rental Replace windows with energy-efficient ones — New windows can improve energy efficiency and reduce utility costs, attracting higher rent prices.
• Rental Update HVAC system — A modern HVAC system can improve comfort and energy efficiency, attracting higher rent prices.
• Rental Landscaping and curb appeal improvements — A well-maintained exterior can enhance the home's curb appeal and attract higher rent prices.
• Rental New flooring throughout — New flooring can make a significant difference in the home's appearance and attract higher rent prices.
• Both New kitchen appliances — Modern appliances can significantly enhance the home's appeal to both buyers and renters.
• Both New bathrooms with updated fixtures — Modern bathrooms are a key selling point for both buyers and renters.
• Both New roof and siding — A new roof and siding can greatly improve the home's curb appeal and value for both buyers and renters.
• Both Paint interior walls and trim — Fresh paint can make a significant difference in the home's appearance and value for both buyers and renters.
• Both Replace windows with energy-efficient ones — New windows can improve energy efficiency and reduce utility costs, attracting both buyers and renters.
• Both Update HVAC system — A modern HVAC system can improve comfort and energy efficiency, attracting both buyers and renters.
• Both Landscaping and curb appeal improvements — A well-maintained exterior can enhance the home's curb appeal and attract both buyers and renters.
• Both New flooring throughout — New flooring can make a significant difference in the home's appearance and attract both buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen appliances · No photos of kitchen	Major	$15,000–50,000
bathroom fixtures · No photos of bathrooms	Major	$15,000–50,000
roof · No photos of roof	Major	$15,000–50,000
exterior siding · No photos of exterior	Major	$15,000–50,000
flooring · No photos of flooring	Major	$15,000–50,000
interior walls/paint · No photos of interior walls/paint	Major	$15,000–50,000
windows · No photos of windows	Major	$15,000–50,000
foundation/structure · No photos of foundation/structure	Major	$15,000–50,000
HVAC/mechanicals · No photos of HVAC/mechanicals	Major	$15,000–50,000
landscaping · No photos of landscaping/curb appeal	Major	$15,000–50,000
Total estimated repair cost · 10 items		$150,000–500,000

Value-add ROI direction

• Resale New kitchen appliances — Modern appliances can significantly enhance the home's appeal to potential buyers. ↑
• Resale New bathrooms with updated fixtures — Modern bathrooms are a key selling point for buyers. ↑
• Resale New roof and siding — A new roof and siding can greatly improve the home's curb appeal and value. ↑
• Resale Paint interior walls and trim — Fresh paint can make a significant difference in the home's appearance and value. ↑
• Resale Replace windows with energy-efficient ones — New windows can improve energy efficiency and reduce utility costs. ↑
• Resale Update HVAC system — A modern HVAC system can improve comfort and energy efficiency. ↑
• Resale Landscaping and curb appeal improvements — A well-maintained exterior can enhance the home's curb appeal and value. ↑
• Resale New flooring throughout — New flooring can make a significant difference in the home's appearance and value. ↑
• Rental Update kitchen and bathrooms — Modern kitchens and bathrooms are highly desirable for renters and can attract a higher rent price. ↑
• Rental New roof and siding — A new roof and siding can improve the home's curb appeal and attract higher rent prices. ↑
• Rental Paint interior walls and trim — Fresh paint can make a significant difference in the home's appearance and attract higher rent prices. ↑
• Rental Replace windows with energy-efficient ones — New windows can improve energy efficiency and reduce utility costs, attracting higher rent prices. ↑
• Rental Update HVAC system — A modern HVAC system can improve comfort and energy efficiency, attracting higher rent prices. ↑
• Rental Landscaping and curb appeal improvements — A well-maintained exterior can enhance the home's curb appeal and attract higher rent prices. ↑
• Rental New flooring throughout — New flooring can make a significant difference in the home's appearance and attract higher rent prices. ↑
• Both New kitchen appliances — Modern appliances can significantly enhance the home's appeal to both buyers and renters. ↑
• Both New bathrooms with updated fixtures — Modern bathrooms are a key selling point for both buyers and renters. ↑
• Both New roof and siding — A new roof and siding can greatly improve the home's curb appeal and value for both buyers and renters. ↑
• Both Paint interior walls and trim — Fresh paint can make a significant difference in the home's appearance and value for both buyers and renters. ↑
• Both Replace windows with energy-efficient ones — New windows can improve energy efficiency and reduce utility costs, attracting both buyers and renters. ↑
• Both Update HVAC system — A modern HVAC system can improve comfort and energy efficiency, attracting both buyers and renters. ↑
• Both Landscaping and curb appeal improvements — A well-maintained exterior can enhance the home's curb appeal and attract both buyers and renters. ↑
• Both New flooring throughout — New flooring can make a significant difference in the home's appearance and attract both buyers and renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-24.2% since first listed

4 events — show timeline

• 2026-05-12 Listed $75,000 FSBO.com
• 2022-12-09 Sold (MLS) $82,000 HAOR as distributed by MLS GRID
• 2022-12-02 Pending — HAOR as distributed by MLS GRID
• 2022-07-07 Listed $99,000 HAOR as distributed by MLS GRID