573 Vanguard Ave NW · Lake Placid, FL 33852

$249,500

4 bd · 2.0 ba · 1,624 sqft · MultiFamily public records · 50 Days on market

Built 2006 10,000 sqft lot

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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 +25.0/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Duplex Investment Opportunity in Growing Lake Placid – 2 Units, Strong Income Potential! Don’t miss this opportunity to own a maintained duplex featuring two 2-bedroom, 1-bathroom units in the desirable Placid Lakes community of Lake Placid, FL. This property offers the perfect blend of affordability, income potential, and future growth, making it ideal for both seasoned investors and those just getting started. Each unit features: 2 spacious bedrooms & 1 full bathroom Functional layouts ideal for long-term tenants Strong rental demand in a growing area Located in the heart of Lake Placid, a community experiencing continued growth and revitalization, including imp

Key facts

• 0.23 acre lot
• 2 parking spots
• Built 2006

Property features AI

Finance

• Other: Frontage approximately 80 feet; Lot about 0.23 acres
• Financial info: Each unit rents for $1,100

Exterior

• Parking: Two parking spaces
• Utilities: Private well water; Septic tank sewer
• Home design: Residential income property; One-story
• Construction: Block and concrete construction; Shingle roof
• Exterior features: Paved road access; R2 zoning

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bedrooms: Two 2-bedroom units (each unit with 2 bedrooms)
• Flooring: Tile
• Bathrooms: Two full bathrooms total (property-level); Each unit has 1 bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Tile flooring; Electric water heater

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $546 ($7k/yr) — positive. Per door: $273/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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).
• At $2,778/mo this rent would consume 61% of the median local household income ($54k/yr) (locally 439% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 50 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

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 $242,015 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.11% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.39%
• DSCR: 1.42
• GRM: 7.5

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-11,595
• Equity at exit: $37,201

10-year hold

• IRR: 2.5%
• Equity multiple: 1.16×
• Total profit: $11,273
• Equity at exit: $21,572

Cash invested: $69,860 (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: 15.0×

Monthly cashflow live

• Estimated rent: $2,778 medium
• Mortgage (P&I): −$1,308
• Tax from tax record: −$236 /mo · $2,830/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$583
• Net cashflow: $546

Break-even live

Break-even rent $2,086

Max offer price $249,500

Occupancy floor 75%

Sensitivity live

Price	-10% $688	-5% $617	+0% $546	+5% $476	+10% $405
Rent	-10% $327	-5% $437	+0% $546	+5% $656	+10% $766
Rate	-1.0pp $672	-0.5pp $610	base $546	+0.5pp $482	+1.0pp $416

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,778
Total (2 units)			$2,778

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: $62,375
• Closing costs: $7,485
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $249,500 Active 50 DOM
2. 2026-06-18
   days on market $249,500 Active 49 DOM
3. 2026-06-17
   days on market $249,500 Active 48 DOM
4. 2026-06-16
   days on market $249,500 Active 47 DOM
5. 2026-06-15
   days on market $249,500 Active 46 DOM
6. 2026-06-14
   days on market $249,500 Active 44 DOM
7. 2026-06-10
   days on market $249,500 Active 41 DOM
8. 2026-06-09
   days on market $249,500 Active 40 DOM
9. 2026-06-08
   days on market $249,500 Active 39 DOM
10. 2026-06-07
    days on market $249,500 Active 38 DOM
11. 2026-06-02
    days on market $249,500 Active 33 DOM
12. 2026-06-01
    days on market $249,500 Active 32 DOM
13. 2026-05-31
    days on market $249,500 Active 31 DOM
14. 2026-05-30
    days on market $249,500 Active 30 DOM
15. 2026-04-28
    listed $249,500 Active
16. 2025-04-29
    historical $1,100
17. 2025-04-19
    listed $1,100
18. 2020-08-20
    soldstatus $1,410,000
19. 2017-05-11
    soldstatus $724,000
20. 2010-09-20
    soldstatus $225,000
21. 2005-12-28
    soldstatus $80,000
22. 2005-11-29
    soldstatus $45,000

ⓘ 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: $2,830 · $236/mo
• Projected year-2 tax: $2,830 · $236/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 9/10 Extreme 7 d/yr ≥108°F today · 26 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,336
• − Mortgage interest: −$13,976
• − Property taxes: −$2,830
• − Insurance: −$1,248
• − Repairs & maintenance: −$2,667
• − Management: −$2,667
• − Depreciation: −$7,258
• Taxable income: $2,691
• Est. tax owed @ 24.0%: −$646
• After-tax cash flow: $5,911/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

+454.4% since first listed

8 events — show timeline

• 2026-04-28 Listed $249,500 HAOR as distributed by MLS GRID
• 2025-04-29 Rental Removed $1,100 HAOR
• 2025-04-19 Listed for Rent $1,100 HAOR
• 2020-08-20 Sold (Public Records) $1,410,000 Public Records
• 2017-05-11 Sold (Public Records) $724,000 Public Records
• 2010-09-20 Sold (Public Records) $225,000 Public Records
• 2005-12-28 Sold (Public Records) $80,000 Public Records
• 2005-11-29 Sold (Public Records) $45,000 Public Records

Property tax history

+9.8%/yr

Latest (2025): $2,830 · +3.4% YoY. Source: county tax records.