3010 Roger St · Sebring, FL 33872

$140,000

2 bd · 2.0 ba · 1,152 sqft · Condo public records · 73 Days on market

Built 1979 $129/mo HOA · 8% 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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice double wide in a fantastic park. Large rooms and it needs some updating. Very large lot. Screened/Glass front porch for entertaining or just relaxing with your friends. This is a great place to winter or full time living. The Park is ideal with so many amenities and fun things to do. Appointments available today for a preview of this home and all of its possibilities. Situated in the perfect location, close to everything you want to do. MAKE AN OFFER!

Key facts

• Plank vinyl flooring
• Walk in closet
• Laundry shed

Tags

• PLANK VINYL FLOORING
• ENCLOSED FRONT PORCH
• BREAKFAST BAR
• BUILT IN CHINA CABINET
• WALK IN CLOSET
• LAUNDRY SHED

Property features AI

Finance

• HOA & community: Homeowners association with $129 monthly fee; Senior community

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Cable available
• Home design: Residential mobile home; Single-story; Metal roof; Frame construction with aluminum siding; Zoning: M2
• Construction: Frame construction; Aluminum siding; Metal roof; One level
• Exterior features: Enclosed patio/porch; Front porch; Side porch; Paved road frontage (52 ft); Pets not allowed

Interior

• Kitchen: Cooktop; Oven; Refrigerator
• Bedrooms: Details on bedroom locations not provided
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Ceiling fans; Cathedral and vaulted ceilings; High ceilings; High-speed internet available; Blinds; Partially furnished; 10 total rooms
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $292 ($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: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 4.2% 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 rising (+1.6%/yr); 703 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago 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 $19k; list at $140k implies a 637% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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.
9. 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.
10. 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: 1.15% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.94%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.65% rent growth · sell at horizon

5-year hold

• IRR: -4.3%
• Equity multiple: 0.84×
• Total profit: $-6,200
• Equity at exit: $20,874

10-year hold

• IRR: 3.8%
• Equity multiple: 1.26×
• Total profit: $10,087
• Equity at exit: $12,105

Cash invested: $39,200 (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 33872

• Home prices YoY: -25.8%
• Rents YoY: 1.6%
• Active inventory: 703
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,606 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$55 /mo · $661/yr
• Insurance: −$58
• HOA: −$129
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $292

Break-even live

Break-even rent $1,236

Max offer price $140,000

Occupancy floor 77%

Sensitivity live

Price	-10% $371	-5% $332	+0% $292	+5% $253	+10% $213
Rent	-10% $165	-5% $229	+0% $292	+5% $356	+10% $419
Rate	-1.0pp $363	-0.5pp $328	base $292	+0.5pp $256	+1.0pp $219

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: $35,000
• Closing costs: $4,200
• 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	22d	1	0.35mi

HOA detail condo

• Monthly dues: $129 · $1,548/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $140,000 Active 73 DOM
2. 2026-06-19
   days on market $140,000 Active 71 DOM
3. 2026-06-18
   days on market $140,000 Active 70 DOM
4. 2026-06-17
   days on market $140,000 Active 69 DOM
5. 2026-06-16
   days on market $140,000 Active 68 DOM
6. 2026-06-15
   days on market $140,000 Active 67 DOM
7. 2026-06-14
   days on market $140,000 Active 65 DOM
8. 2026-06-10
   days on market $140,000 Active 62 DOM
9. 2026-06-09
   days on market $140,000 Active 61 DOM
10. 2026-06-08
    days on market $140,000 Active 60 DOM
11. 2026-06-07
    days on market $140,000 Active 59 DOM
12. 2026-06-02
    days on market $140,000 Active 54 DOM
13. 2026-06-01
    days on market $140,000 Active 53 DOM
14. 2026-05-31
    days on market $140,000 Active 52 DOM
15. 2026-05-30
    days on market $140,000 Active 51 DOM
16. 2026-04-09
    listed $140,000 Active
17. 2014-05-09
    soldstatus $19,000 460-char remark

    Show marketing remark (460 chars)

    Nice double wide in a fantastic park. Large rooms and it needs some updating. Very large lot. Screened/Glass front porch for entertaining or just relaxing with your friends. This is a great place to winter or full time living. The Park is ideal with so many amenities and fun things to do. Appointments available today for a preview of this home and all of its possibilities. Situated in the perfect location, close to everything you want to do. MAKE AN OFFER!

18. 2014-02-15
    listed $32,000 460-char remark

    Show marketing remark (460 chars)

    Nice double wide in a fantastic park. Large rooms and it needs some updating. Very large lot. Screened/Glass front porch for entertaining or just relaxing with your friends. This is a great place to winter or full time living. The Park is ideal with so many amenities and fun things to do. Appointments available today for a preview of this home and all of its possibilities. Situated in the perfect location, close to everything you want to do. MAKE AN OFFER!

ⓘ 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: $661 · $55/mo
• Projected year-2 tax: $1,162 · $97/mo
• Expected delta: +$501/yr (+$42/mo · 75.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 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: $19,273
• − Mortgage interest: −$7,842
• − Property taxes: −$661
• − Insurance: −$700
• − Repairs & maintenance: −$1,542
• − Management: −$1,542
• − HOA: −$1,548
• − Depreciation: −$4,073
• Taxable income: $1,365
• Est. tax owed @ 24.0%: −$328
• After-tax cash flow: $3,178/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): 13,746
• Household income: $69,578
• Rent vs Own: 10.6% rent · 89.4% own
• Severe rent burden: 222.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 22% Two or more races 11% Black 5% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 9% Cuban 3%
• Common ancestry: Romanian 2% Russian 2% Slovak 2%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 79% English-only · Spanish 16% Other Asian/Pacific 2% Other Indo-European 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: ▼ -78.20%
• Current HPI: 225.3761
• Rent YoY: ▲ 1.65%
• 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

+337.5% since first listed

3 events — show timeline

• 2026-04-09 Listed $140,000 HAOR as distributed by MLS GRID
• 2014-05-09 Sold (MLS) $19,000 HAOR as distributed by MLS GRID
• 2014-02-15 Listed $32,000 HAOR as distributed by MLS GRID

Property tax history

+5.6%/yr

Latest (2025): $661 · -64.6% YoY. Source: county tax records.