101-103 Jasmine Ct · Lake Placid, FL 33852

$295,000

4 bd · 2.0 ba · 1,808 sqft · MultiFamily · 181 Days on market

Built 1962 Good condition $163/sqft · 28% below area Est $411k · 28% under · waterfront ↓ 3% 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 +19.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 2 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

PRICED TO SELL!!! Remodeled Waterfront Duplex with Income Potential in the Sun and Lakes Community! Live on the lake and earn income! This updated duplex features 2 separate houses—each with new shaker kitchens, quartz counters, stainless steel appliances, Newer A/Cs (2023), brand-new water filtration system (2025), and modern metal energy efficient roofs. Unit 1: 2BR/1BA + sun room + laundry room with washer/dryer (2025), Unit 2: 1BR/1BA + sun room + storage room —perfect for guests or extra income. Huge ¼-acre corner lot with canal access to Lake Grassy—bring your boat or jet skis!

Key facts

• Quartz counters
• Waterfront duplex
• Income potential

Tags

• WATERFRONT DUPLEX
• INCOME POTENTIAL
• NEW SHAKER KITCHENS
• QUARTZ COUNTERS
• STAINLESS STEEL APPLIANCES
• NEW A/CS

What this means for you Summary

Snapshot

• This is a 2 × 2.0-bed/1.0-bath units multifamily listed at $295k. Condition is rated good.
• This rent per unit runs 33% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive. Per door: $174/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $295k).
• Recommended offer: $260k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($260k) is reasonable based on typical stale-listing flexibility.

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 $259,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% 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. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 1.02% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.05%
• DSCR: 1.22
• GRM: 8.1

CMA / ARV

• ARV (median comp): $411,246
• List price: $295,000
• Delta: -28.27%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.9%
• Equity multiple: 0.61×
• Total profit: $-32,084
• Equity at exit: $43,985

10-year hold

• IRR: -5.1%
• Equity multiple: 0.70×
• Total profit: $-24,695
• Equity at exit: $25,506

Cash invested: $82,600 (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: 2010
• Price-to-rent: 16.3×

Monthly cashflow live

• Estimated rent: $3,021 high
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$634
• Net cashflow: $348

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,022
Total (2 units)			$3,021

Break-even live

Break-even rent $2,581

Max offer price $295,000

Occupancy floor 83%

Sensitivity live

Price	-10% $552	-5% $450	+0% $348	+5% $246	+10% $144
Rent	-10% $109	-5% $229	+0% $348	+5% $467	+10% $587
Rate	-1.0pp $496	-0.5pp $423	base $348	+0.5pp $271	+1.0pp $194

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: $73,750
• Closing costs: $8,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
406 Stephen Dr Lake Placid, FL	2.0	2.0	1016	$1,375	$1.35	6d	1	0.58mi
121 Country Club Dr #302 Lake Placid, FL	2.0	2.0	918	$1,450	$1.58	2d	1	0.65mi
221 Harmony Ln Lake Placid, FL	2.0	1.0	928	$1,250	$1.35	2d	1	0.66mi
613 Stargazer Dr Lake Placid, FL	3.0	2.0	1025	$1,850	$1.80	6d	1	0.91mi
617 Stargazer Dr Lake Placid, FL	3.0	2.0	1025	$1,850	$1.80	6d	1	0.92mi
443 Gloria Blvd Lake Placid, FL	3.0	2.0	1600	$1,550	$0.97	6d	1	1.32mi

Property features AI

Finance

• Financial info: Rent reported: $1,200 for the 1-bed unit; $1,400 for the 2-bed unitRent includes gardener, sewer, and water

Exterior

• Parking: Total of 4 parking spacesOther parking (per-unit listing)
• Utilities: Well waterSeptic tank sewerCable available
• Home design: Single-story buildingResidential zoningEntry level on one floor
• Construction: Block, frame, and stucco constructionAluminum roofYear built: Unknown
• Exterior features: Fenced yardPatio/porch for each unitCorner lotCanal front with lake privilegesFrontage approximately 75 feet

Interior

• Kitchen: Kitchen in each unit
• Bedrooms: One 1-bedroom unitOne 2-bedroom unit
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: BlindsUpdated/remodeled condition
• Laundry & utility: Laundry room in each unit

Listing history 50 events

1. 2026-09-24
   days on market $295,000 Active 181 DOM
2. 2026-09-24
   days on market $295,000 Active 180 DOM
3. 2026-09-22
   days on market $295,000 Active 179 DOM
4. 2026-09-21
   days on market $295,000 Active 178 DOM
5. 2026-09-20
   days on market $295,000 Active 177 DOM
6. 2026-09-18
   days on market $295,000 Active 175 DOM
7. 2026-09-17
   days on market $295,000 Active 174 DOM
8. 2026-09-16
   days on market $295,000 Active 173 DOM
9. 2026-09-15
   pricedays on market $295,000 Active 172 DOM
10. 2026-09-14
    days on market $305,000 Active 171 DOM
11. 2026-09-13
    days on market $305,000 Active 170 DOM
12. 2026-09-12
    days on market $305,000 Active 169 DOM
13. 2026-09-11
    pricedays on market $305,000 Active 168 DOM
14. 2026-09-05
    days on market $315,000 Active 162 DOM
15. 2026-09-04
    days on market $315,000 Active 161 DOM
16. 2026-09-03
    days on market $315,000 Active 160 DOM
17. 2026-09-02
    days on market $315,000 Active 159 DOM
18. 2026-08-30
    days on market $315,000 Active 156 DOM
19. 2026-08-29
    days on market $315,000 Active 155 DOM
20. 2026-08-28
    days on market $315,000 Active 154 DOM
21. 2026-08-25
    days on market $315,000 Active 151 DOM
22. 2026-08-24
    days on market $315,000 Active 150 DOM
23. 2026-08-23
    days on market $315,000 Active 149 DOM
24. 2026-08-22
    days on market $315,000 Active 148 DOM
25. 2026-08-21
    days on market $315,000 Active 147 DOM
26. 2026-08-20
    days on market $315,000 Active 146 DOM
27. 2026-08-19
    days on market $315,000 Active 145 DOM
28. 2026-08-18
    days on market $315,000 Active 144 DOM
29. 2026-08-17
    days on market $315,000 Active 143 DOM
30. 2026-08-16
    days on market $315,000 Active 142 DOM
31. 2026-08-15
    days on market $315,000 Active 141 DOM
32. 2026-08-15
    days on market $315,000 Active 140 DOM
33. 2026-08-13
    days on market $315,000 Active 139 DOM
34. 2026-08-12
    days on market $315,000 Active 138 DOM
35. 2026-08-11
    days on market $315,000 Active 137 DOM
36. 2026-08-10
    days on market $315,000 Active 136 DOM
37. 2026-08-09
    days on market $315,000 Active 135 DOM
38. 2026-08-08
    days on market $315,000 Active 134 DOM
39. 2026-08-07
    days on market $315,000 Active 133 DOM
40. 2026-08-06
    days on market $315,000 Active 132 DOM
41. 2026-08-05
    days on market $315,000 Active 131 DOM
42. 2026-08-04
    days on market $315,000 Active 130 DOM
43. 2026-08-03
    days on market $315,000 Active 129 DOM
44. 2026-07-31
    days on market $315,000 Active 126 DOM
45. 2026-07-30
    days on market $315,000 Active 125 DOM
46. 2026-07-29
    days on market $315,000 Active 124 DOM
47. 2026-07-27
    days on market $315,000 Active 122 DOM
48. 2026-07-25
    days on market $315,000 Active 120 DOM
49. 2026-07-23
    price $315,000 Active 118 DOM
50. 2026-07-23
    days on market $325,000 Active 118 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 26 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: $36,252
• − Mortgage interest: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,900
• − Management: −$2,900
• − Depreciation: −$8,582
• Taxable loss: −$555
• Est. tax savings @ 24.0%: +$133
• After-tax cash flow: $4,308/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 · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $9,040–$27,120 screening

This remodeled waterfront duplex is in good condition with modern updates, including new kitchens, A/Cs, and metal roofs. It offers excellent curb appeal and is ready for immediate occupancy.

Value-add opportunities

• Resale Paint exterior walls — Fresh paint enhances curb appeal and property value ↑
• Resale Landscaping and mulching — Well-maintained landscaping improves curb appeal and property value ↑
• Rental Replace worn-out appliances — Modern appliances attract renters and improve rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

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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%

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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%

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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

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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: Rent reported: $1,200 for the 1-bed unit; $1,400 for the 2-bed unitRent includes gardener, sewer, and water

Exterior

• Parking: Total of 4 parking spacesOther parking (per-unit listing)
• Utilities: Well waterSeptic tank sewerCable available
• Home design: Single-story buildingResidential zoningEntry level on one floor
• Construction: Block, frame, and stucco constructionAluminum roofYear built: Unknown
• Exterior features: Fenced yardPatio/porch for each unitCorner lotCanal front with lake privilegesFrontage approximately 75 feet

Interior

• Kitchen: Kitchen in each unit
• Bedrooms: One 1-bedroom unitOne 2-bedroom unit
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: BlindsUpdated/remodeled condition
• Laundry & utility: Laundry room in each unit

Price history

-2.9% since first listed

2 events — show timeline

• 2026-04-28 Price Changed $340,000 MARMLS
• 2026-03-27 Listed $350,000 MARMLS