517 Harris St · Sebring, FL 33870

$120,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 53 Days on market

Built 1980 4,000 sqft lot Est $117k · at est.

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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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +7.6/10.0
• ARV discount +6.4/15.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a clean 3 bedroom/1 bath home that is MOVE-IN READY? Built in 1980, this upgraded home has 960 sq. ft of living space, block construction, newer metal roof (2018), newer A/C (2021), recent electrical wiring upgrade (2021), new water heater (2025), chain-link fenced-in backyard (2022), screened-in front porch, no carpet, ceiling fans in all rooms, mini blinds and NO HOA. For all of these reasons, this house will not be available long! Call today for a showing.

Key facts

• Move-in ready
• Newer a/c
• New water heater

Tags

• MOVE-IN READY
• BLOCK CONSTRUCTION
• NEWER METAL ROOF
• NEWER A/C
• NEW WATER HEATER
• CHAIN-LINK FENCED-IN BACKYARD

Property features AI

Finance

• Other: Property type: Residential, single-family; Zoning: R4
• Financial info: Lease restrictions: none indicated
• HOA & community: No HOA; Street lights in the community

Exterior

• Parking: No parking details provided
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Phone available; Water connected
• Home design: Single-family residence; One story; East-facing
• Construction: Block and concrete construction; Metal roof; Slab foundation; Built on a 40 x 100 lot (approximately 0.09 acres)
• Exterior features: Front porch; Chain link fencing; Paved road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Living room/dining room combo
• Laundry & utility: No laundry hookups (none listed); Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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 36% 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 $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($116k) 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.
• Current owner paid $27k; list at $120k implies a 344% 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; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.26% ✓
• Cap rate: 9.86%
• Cash-on-cash: 12.74%
• DSCR: 1.57
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $117,120
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
852 Shirley St	0.16mi	3/1.0	989 (+3%)	21mo	$101,000	$102	70
559 Nasturtium Ave	0.32mi	2/1.0 (-1)	1,058 (+10%)	0mo	$75,000	$71	63
410 Walnut St	0.70mi	2/1.0 (-1)	969 (+1%)	9mo	$130,000	$134	53
1011 Lucerne Dr	0.58mi	2/2.0 (-1)	1,104 (+15%)	3mo	$135,000	$122	37

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: -0.9%
• Equity multiple: 0.97×
• Total profit: $-1,135
• Equity at exit: $17,892

10-year hold

• IRR: 5.2%
• Equity multiple: 1.33×
• Total profit: $11,233
• Equity at exit: $10,375

Cash invested: $33,600 (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 33870

• Home prices YoY: -20.0%
• Rents YoY: -0.3%
• Active inventory: 475
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,514 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$160 /mo · $1,924/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $357

Break-even live

Break-even rent $1,063

Max offer price $120,000

Occupancy floor 71%

Sensitivity live

Price	-10% $425	-5% $391	+0% $357	+5% $323	+10% $289
Rent	-10% $237	-5% $297	+0% $357	+5% $417	+10% $476
Rate	-1.0pp $417	-0.5pp $387	base $357	+0.5pp $326	+1.0pp $294

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8761 Watersound Cir Sebring, FL	2.0–3.0	2.0	1090	$1,600	$1.47	22d	1	1.18mi

Listing history 18 events

1. 2026-06-19
   days on market $120,000 Active 53 DOM
2. 2026-06-18
   days on market $120,000 Active 52 DOM
3. 2026-06-17
   days on market $120,000 Active 51 DOM
4. 2026-06-16
   days on market $120,000 Active 50 DOM
5. 2026-06-15
   days on market $120,000 Active 49 DOM
6. 2026-06-14
   days on market $120,000 Active 47 DOM
7. 2026-06-10
   days on market $120,000 Active 44 DOM
8. 2026-06-09
   days on market $120,000 Active 43 DOM
9. 2026-06-08
   days on market $120,000 Active 42 DOM
10. 2026-06-07
    days on market $120,000 Active 41 DOM
11. 2026-06-02
    days on market $120,000 Active 36 DOM
12. 2026-06-01
    days on market $120,000 Active 35 DOM
13. 2026-05-31
    days on market $120,000 Active 34 DOM
14. 2026-05-30
    days on market $120,000 Active 33 DOM
15. 2026-05-03
    status Active
16. 2026-04-30
    status Pending
17. 2026-04-24
    listed $120,000 Active
18. 2021-07-13
    soldstatus $27,000

ⓘ 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: $1,924 · $160/mo
• Projected year-2 tax: $1,924 · $160/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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,172
• − Mortgage interest: −$6,722
• − Property taxes: −$1,924
• − Insurance: −$600
• − Repairs & maintenance: −$1,454
• − Management: −$1,454
• − Depreciation: −$3,491
• Taxable income: $2,528
• Est. tax owed @ 24.0%: −$607
• After-tax cash flow: $3,674/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

• Census place: Sebring, FL
• 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

+344.4% since first listed

4 events — show timeline

• 2026-05-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Listed $120,000 Stellar MLS as Distributed by MLS Grid
• 2021-07-13 Sold (Public Records) $27,000 Public Records

Property tax history

+10.6%/yr

Latest (2025): $1,924 · +7.6% YoY. Source: county tax records.