None · Lake Placid, FL 33852

$70,000

1 bd · 1.0 ba · 492 sqft · Manufactured public records · 22 Days on market

Built 1967 7,405 sqft lot

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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 +7.5/15.0
• 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

Investor Alert! Looking to get away from the hustle and bustle of the city? Look no further! This quaint 1 bed, 1 bath home with a huge finished cabana room is in the quiet Citrus Lakes community. Just a short drive to Lake Placid or Sebring for all your amenities. This property is occupied with long term tenant who would like to stay. * Seller has multiple properties for sale. The following MLS #'s have the option of being sold together with this one: 262592, 262591, 262590, 262433. *

Key facts

• Tree shaded lot
• 7,405 sq ft lot
• Parking

Tags

• TREE SHADED LOT
• SHORT DISTANCE TO SHOPPING
• SHORT DISTANCE TO HOSPITALS

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Septic tank sewer
• Home design: Mobile home; Single-story
• Construction: Metal siding
• Exterior features: Metal roof; No patio or porch; Paved road access; 17-acre lot; 80 ft frontage; Zoned M1S

Interior

• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: No central heating; Wall unit cooling
• Interior features: Vinyl flooring; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $504 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.9% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $55k; 27% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,950 (1.5% below list)

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.74% ✓
• Cap rate: 14.94%
• Cash-on-cash: 30.88%
• DSCR: 2.37
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.82% rent growth · sell at horizon

5-year hold

• IRR: 23.2%
• Equity multiple: 1.93×
• Total profit: $18,163
• Equity at exit: $10,437

10-year hold

• IRR: 29.7%
• Equity multiple: 3.39×
• Total profit: $46,911
• Equity at exit: $6,052

Cash invested: $19,600 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,219 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$62 /mo · $745/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $504

Break-even live

Break-even rent $580

Max offer price $70,000

Occupancy floor 54%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $70,000 Active 22 DOM
2. 2026-06-18
   days on market $70,000 Active 21 DOM
3. 2026-06-17
   days on market $70,000 Active 20 DOM
4. 2026-06-16
   days on market $70,000 Active 19 DOM
5. 2026-06-15
   days on market $70,000 Active 18 DOM
6. 2026-06-14
   days on market $70,000 Active 16 DOM
7. 2026-06-10
   days on market $70,000 Active 13 DOM
8. 2026-06-09
   days on market $70,000 Active 12 DOM
9. 2026-06-08
   days on market $70,000 Active 11 DOM
10. 2026-06-07
    days on market $70,000 Active 10 DOM
11. 2026-06-02
    days on market $70,000 Active 5 DOM
12. 2026-06-01
    days on market $70,000 Active 4 DOM
13. 2026-05-31
    days on market $70,000 Active 3 DOM
14. 2026-05-30
    days on market $70,000 Active 2 DOM
15. 2026-05-27
    listed $70,000 Active
16. 2026-02-14
    historical $800
17. 2026-01-30
    price $70,000
18. 2026-01-12
    listed $800
19. 2025-12-22
    price $75,000
20. 2022-05-24
    soldstatus $55,000
21. 2019-03-27
    soldstatus $20,000 491-char remark

    Show marketing remark (491 chars)

    Investor Alert! Looking to get away from the hustle and bustle of the city? Look no further! This quaint 1 bed, 1 bath home with a huge finished cabana room is in the quiet Citrus Lakes community. Just a short drive to Lake Placid or Sebring for all your amenities. This property is occupied with long term tenant who would like to stay. * Seller has multiple properties for sale. The following MLS #'s have the option of being sold together with this one: 262592, 262591, 262590, 262433. *

22. 2019-02-25
    listed $23,298 491-char remark

    Show marketing remark (491 chars)

    Investor Alert! Looking to get away from the hustle and bustle of the city? Look no further! This quaint 1 bed, 1 bath home with a huge finished cabana room is in the quiet Citrus Lakes community. Just a short drive to Lake Placid or Sebring for all your amenities. This property is occupied with long term tenant who would like to stay. * Seller has multiple properties for sale. The following MLS #'s have the option of being sold together with this one: 262592, 262591, 262590, 262433. *

ⓘ 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: $745 · $62/mo
• Projected year-2 tax: $745 · $62/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 25 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: $14,622
• − Mortgage interest: −$3,921
• − Property taxes: −$745
• − Insurance: −$350
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$2,036
• Taxable income: $5,230
• Est. tax owed @ 24.0%: −$1,255
• After-tax cash flow: $4,796/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

+200.5% since first listed

8 events — show timeline

• 2026-05-27 Listed $70,000 HAOR as distributed by MLS GRID
• 2026-02-14 Rental Removed $800 HAOR
• 2026-01-30 Price Changed $70,000 HAOR as distributed by MLS GRID
• 2026-01-12 Listed for Rent $800 HAOR
• 2025-12-22 Price Changed $75,000 HAOR as distributed by MLS GRID
• 2022-05-24 Sold (Public Records) $55,000 Public Records
• 2019-03-27 Sold (MLS) $20,000 HAOR as distributed by MLS GRID
• 2019-02-25 Listed $23,298 HAOR as distributed by MLS GRID

Property tax history

+5.8%/yr

Latest (2025): $745 · +11.9% YoY. Source: county tax records.