1520 St Thomas Ave · Sebring, FL 33870

$139,799

3 bd · 2.0 ba · 1,008 sqft · Manufactured public records · 77 Days on market

Built 1980 5,040 sqft lot Est $125k · 12% over $50/mo HOA · 3% of rent

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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
• 1% rule +5.9/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• ARV discount +2.2/15.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 2-bedroom, 2-bath home in the desirable 55+ Sebring Falls community—move in with confidence knowing major updates are complete! Recent improvements include a metal roof (2018), full re-strapping (2018), and A/C (2019). The covered carport features a durable rubber roof section. The updated kitchen includes stainless-steel appliances and a brand-new refrigerator, with washer and dryer included. Both bathrooms offer granite countertops, plus plantation shutters throughout. The enclosed former screened patio now serves as a craft/office room with added cabinetry. Enjoy a walk-in safety bathtub, low HOA dues, and you own the land—no lot lease. Motivated seller, bring your

Key facts

• Metal roof
• Covered carport
• Plantation shutters

Tags

• METAL ROOF
• COVERED CARPORT
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• PLANTATION SHUTTERS
• LOW HOA DUES

Property features AI

Finance

• Other: Land lease: no; Tax year 2025
• HOA & community: Association with $50 monthly fee; fee includes trash; Association amenities: other; Pets allowed (dogs and cats permitted)

Exterior

• Parking: 3 total parking spaces; Attached carport (1 covered space)
• Utilities: Public water; Public sewer; Other utilities
• Home design: Manufactured home; Single-story; Faces east; Resale condition
• Construction: Metal frame construction; Metal roof; Block foundation; Built in 1,872 building area (per appraiser)
• Exterior features: Fenced (other); Not waterfront

Interior

• Kitchen: Dishwasher; Freezer
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $131k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 4.3% in Sebring — 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 66/100 on livability (#618 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing 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 soft (-0.3%/yr); 475 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 980 units permitted in Highlands County in 2024 (80 in 5+ unit buildings).
• This rent runs 37% of the median local income ($50k/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 $966 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $71k; list at $140k implies a 97% gain — meaningful room to come down on a strong offer.

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 $131,411 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.09% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.40%
• DSCR: 1.42
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $124,992
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1516 Caribbean Rd	0.08mi	2/2.0 (-1)	1,080 (+7%)	2mo	$133,500	$124	78
1554 Caribbean Rd	0.10mi	2/2.0 (-1)	960 (-5%)	12mo	$157,900	$164	72
2115 Caribbean Rd	0.19mi	2/2.0 (-1)	960 (-5%)	10mo	$130,000	$135	70
2131 Fiesta Way	0.45mi	2/2.0 (-1)	990 (-2%)	2mo	$40,000	$40	70
1522 Caribbean Rd	0.08mi	2/2.0 (-1)	1,140 (+13%)	20mo	$173,900	$153	53
2841 John L St	0.58mi	2/2.0 (-1)	1,080 (+7%)	7mo	$149,900	$139	50
2713 Roger St	0.47mi	2/2.0 (-1)	1,152 (+14%)	2mo	$120,000	$104	48
31187 Fernway St	0.45mi	3/2.0	1,140 (+13%)	13mo	$149,000	$131	46
2940 Louis St	0.65mi	2/2.0 (-1)	1,056 (+5%)	20mo	$90,000	$85	40
2203 Shauna Ct	0.51mi	2/1.0 (-1)	930 (-8%)	24mo	$22,000	$24	34
2748 Louis St	0.53mi	2/2.0 (-1)	1,116 (+11%)	23mo	$70,000	$63	33

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.81×
• Total profit: $-7,619
• Equity at exit: $20,844

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $1,162
• Equity at exit: $12,087

Cash invested: $39,144 (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 33870

• Home prices YoY: -20.0%
• Rents YoY: -0.3%
• Active inventory: 475
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,524 medium
• Mortgage (P&I): −$733
• Tax from tax record: −$56 /mo · $672/yr
• Insurance: −$58
• HOA: −$50
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $306

Break-even live

Break-even rent $1,136

Max offer price $139,799

Occupancy floor 75%

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: $34,950
• Closing costs: $4,194
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2545 Brunns Rd Sebring, FL	3.0	2.0	1248	$1,600	$1.28	21d	1	0.55mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 19 events

1. 2026-06-19
   days on market $139,799 Active 77 DOM
2. 2026-06-18
   days on market $139,799 Active 76 DOM
3. 2026-06-17
   days on market $139,799 Active 75 DOM
4. 2026-06-16
   days on market $139,799 Active 74 DOM
5. 2026-06-15
   days on market $139,799 Active 73 DOM
6. 2026-06-14
   days on market $139,799 Active 71 DOM
7. 2026-06-10
   days on market $139,799 Active 68 DOM
8. 2026-06-09
   days on market $139,799 Active 67 DOM
9. 2026-06-08
   days on market $139,799 Active 66 DOM
10. 2026-06-07
    days on market $139,799 Active 65 DOM
11. 2026-06-03
    price $139,799 Active 60 DOM
12. 2026-06-02
    days on market $139,900 Active 60 DOM
13. 2026-06-01
    days on market $139,900 Active 59 DOM
14. 2026-05-31
    days on market $139,900 Active 58 DOM
15. 2026-05-30
    days on market $139,900 Active 57 DOM
16. 2026-04-30
    price $139,900
17. 2026-04-02
    listed $149,900 Active
18. 2009-03-20
    soldstatus $71,000
19. 1979-06-01
    soldstatus $6,500

ⓘ 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: $672 · $56/mo
• Projected year-2 tax: $1,160 · $97/mo
• Expected delta: +$488/yr (+$41/mo · 72.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,286
• − Mortgage interest: −$7,831
• − Property taxes: −$672
• − Insurance: −$699
• − Repairs & maintenance: −$1,463
• − Management: −$1,463
• − HOA: −$600
• − Depreciation: −$4,067
• Taxable income: $1,492
• Est. tax owed @ 24.0%: −$358
• After-tax cash flow: $3,320/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 — Sebring

• Score: 66/100
• State rank: #618
• US rank: #11992

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment F Housing A+ 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: 50,797
• Metro: Sebring-Avon Park, FL
• Population (ZIP): 25,195
• Household income: $49,942
• Rent vs Own: 31.3% rent · 68.7% own
• Severe rent burden: 994.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 60% Hispanic / Latino 22% Black 13% Two or more races 10% Asian 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 7% Cuban 5%
• Common ancestry: Slovak 2% Romanian 1% Lithuanian 1%
• Foreign-born: 10% · Canada, Jamaica, China
• Languages at home: 80% English-only · Spanish 16% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -68.68%
• Current HPI: 273.9861
• Rent YoY: ▼ -0.29%
• 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

+2052.3% since first listed

4 events — show timeline

• 2026-04-30 Price Changed $139,900 Beaches MLS
• 2026-04-02 Listed $149,900 Beaches MLS
• 2009-03-20 Sold (Public Records) $71,000 Public Records
• 1979-06-01 Sold (Public Records) $6,500 Public Records

Property tax history

-0.6%/yr

Latest (2025): $672 · +2.4% YoY. Source: county tax records.