101-103 Jasmine Ct · Lake Placid, FL 33852

$325,000

4 bd · 2.0 ba · 1,808 sqft · MultiFamily · 84 Days on market

Built 1962 Good condition ↓ 3% since listing

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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).

• Cash flow +13.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Condition / age +4.0/5.0
• 1% rule +3.8/10.0
• Schools +3.6/10.0
• 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 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! Enjoy community amenities: boat ramp, tennis, pickleball, clubhouse, included with your property tax

Key facts

• Quartz counters
• Waterfront duplex
• Income potential

Tags

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

Property features AI

Finance

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

Exterior

• Parking: Total of 4 parking spaces; Other parking (per-unit listing)
• Utilities: Well water; Septic tank sewer; Cable available
• Home design: Single-story building; Residential zoning; Entry level on one floor
• Construction: Block, frame, and stucco construction; Aluminum roof; Year built: Unknown
• Exterior features: Fenced yard; Patio/porch for each unit; Corner lot; Canal front with lake privileges; Frontage approximately 75 feet

Interior

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

What this means for you Summary

Snapshot

• This is a 2 × 2.0-bed/1.0-bath units multifamily listed at $325k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $11 ($132/yr) — positive. Per door: $6/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $286k (12.1% below list).
• Recommended offer: $286k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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).
• At $2,857/mo this rent would consume 63% 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 $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($306k) 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 $285,700 (12.1% below list)

Questions for the listing agent

1. It's been on market 84 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. 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?
9. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
10. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
11. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
12. 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.
13. 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.
14. 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: 0.88% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.15%
• DSCR: 1.01
• GRM: 9.5

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: -18.5%
• Equity multiple: 0.36×
• Total profit: $-58,052
• Equity at exit: $48,459

10-year hold

• IRR: -16.0%
• Equity multiple: 0.19×
• Total profit: $-73,563
• Equity at exit: $28,100

Cash invested: $91,000 (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: 19.0×

Monthly cashflow live

• Estimated rent: $2,857 medium
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$600
• Net cashflow: $11

Break-even live

Break-even rent $2,843

Max offer price $325,000

Occupancy floor 95%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2.0	1	$2,858
Total (2 units)			$2,857

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $325,000 Active 84 DOM
2. 2026-06-18
   days on market $325,000 Active 83 DOM
3. 2026-06-17
   days on market $325,000 Active 82 DOM
4. 2026-06-16
   days on market $325,000 Active 81 DOM
5. 2026-06-15
   days on market $325,000 Active 80 DOM
6. 2026-06-14
   days on market $325,000 Active 78 DOM
7. 2026-06-10
   days on market $325,000 Active 75 DOM
8. 2026-06-09
   days on market $325,000 Active 74 DOM
9. 2026-06-08
   days on market $325,000 Active 73 DOM
10. 2026-06-07
    pricedays on market $325,000 Active 72 DOM
11. 2026-06-02
    days on market $340,000 Active 67 DOM
12. 2026-06-01
    days on market $340,000 Active 66 DOM
13. 2026-05-31
    days on market $340,000 Active 65 DOM
14. 2026-05-30
    days on market $340,000 Active 64 DOM
15. 2026-04-28
    price $340,000
16. 2026-03-27
    listed $350,000 Active

ⓘ 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: $34,284
• − Mortgage interest: −$18,205
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,743
• − Management: −$2,743
• − Depreciation: −$9,455
• Taxable loss: −$5,361
• Est. tax savings @ 24.0%: +$1,287
• After-tax cash flow: $1,419/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

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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ 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

-2.9% since first listed

2 events — show timeline

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