3039 Going to The Sun St · Sebring, FL 33872

$108,900

2 bd · 2.0 ba · 1,242 sqft · Manufactured · 356 Days on market

Built 2004 Est $152k · 28% under ↓ 5% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• 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

Resort style living at its finest. State of the art amenities here are endless. Clubhouse with unlimited activities such as dinner events, concerts, card games and workout gym and more. Tennis and shuffleboard might be appealing to you or just relaxing in the pool. Either way you will have lots to do in this community. The Home has a new roof in 2022 and the refrigerator is new within the last year per seller. There is laminate and vinyl flooring throughout the home. The patio furniture on the screen room and front patio stay with the home. Master bedroom furniture stays with the home as well. Monthly lot rent is $985 and includes trash pickup in front of the home twice weekly and all park

Key facts

• Laminate flooring
• Vinyl flooring
• New refrigerator

Tags

• NEW ROOF
• NEW REFRIGERATOR
• LAMINATE FLOORING
• VINYL FLOORING
• AMPLE STORAGE
• LAUNDRY INSIDE

Property features AI

Finance

• Other: Property is in a mobile home park (Tanglewood Home Ame)
• Financial info: Land is leased (land lease $985/month)
• HOA & community: Clubhouse; Fitness center; Senior community

Exterior

• Parking: 2 parking spaces; Driveway; Golf cart garage; On-street parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Manufactured in-park home (double wide); One level; Vinyl siding; Frame construction
• Construction: Metal and shingle roof
• Exterior features: Screened porch; Side porch; Community pool (community access); Paved road access; Pets allowed

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Ceiling fans; High-speed internet; Blinds

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $109k.

Deal economics

• At list price, monthly cash flow is $524 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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: 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: Sebring Middle School (math 52% / reading 40%, grade D+, #300 of 571 statewide, top 53%, 815 students, 64% FRL); Sebring High School (math 32% / reading 48%, grade F, #296 of 667 statewide, top 45%, 1,809 students, 56% FRL).
• Market conditions: Rents rising (+1.6%/yr); 700 active listings in the ZIP; 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 $753 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $30k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 356 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,832 (12.0% below list)

Questions for the listing agent

1. It's been on market 356 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.48% ✓
• Cap rate: 12.07%
• Cash-on-cash: 20.62%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $151,524
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3353 Delaware Ave	0.37mi	3/2.0 (+1)	1,200 (-3%)	3mo	$160,000	$133	70
3510 Delaware Ave	0.30mi	2/2.0	1,152 (-7%)	8mo	$130,000	$113	68
3352 Delaware Ave	0.37mi	2/2.0	1,300 (+5%)	14mo	$157,000	$121	63
3446 Michigan Ave	0.34mi	2/2.0	1,124 (-10%)	8mo	$120,000	$107	62
2317 Georgia St	0.22mi	2/2.0	1,080 (-13%)	8mo	$150,000	$139	61
3527 Delaware Ave	0.28mi	2/2.0	1,152 (-7%)	21mo	$85,000	$74	57
2556 Georgia St	0.35mi	2/2.0	1,396 (+12%)	11mo	$172,000	$123	54
3248 Fairmount Dr	0.44mi	2/2.0	1,056 (-15%)	6mo	$140,000	$133	49
2349 Georgia St	0.24mi	3/1.5 (+1)	1,086 (-13%)	17mo	$133,000	$122	46
2602 Georgia St	0.37mi	2/2.0	1,056 (-15%)	14mo	$178,000	$169	46
3201 New York Ave	0.49mi	3/2.0 (+1)	1,344 (+8%)	16mo	$150,000	$112	45
3248 New York Ave	0.44mi	3/2.0 (+1)	1,344 (+8%)	21mo	$135,500	$101	44

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 · 1.65% rent growth · sell at horizon

5-year hold

• IRR: 11.4%
• Equity multiple: 1.45×
• Total profit: $13,578
• Equity at exit: $16,237

10-year hold

• IRR: 19.3%
• Equity multiple: 2.52×
• Total profit: $46,238
• Equity at exit: $9,416

Cash invested: $30,492 (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: 700
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,616 medium
• Mortgage (P&I): −$571
• Tax est. 1.5%: −$136 /mo · $1,634/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $524

Break-even live

Break-even rent $953

Max offer price $108,900

Occupancy floor 63%

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: $27,225
• Closing costs: $3,267
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $108,900 Active 356 DOM
2. 2026-06-18
   days on market $108,900 Active 355 DOM
3. 2026-06-17
   days on market $108,900 Active 354 DOM
4. 2026-06-16
   days on market $108,900 Active 353 DOM
5. 2026-06-15
   days on market $108,900 Active 352 DOM
6. 2026-06-14
   days on market $108,900 Active 350 DOM
7. 2026-06-10
   days on market $108,900 Active 347 DOM
8. 2026-06-09
   days on market $108,900 Active 346 DOM
9. 2026-06-08
   days on market $108,900 Active 345 DOM
10. 2026-06-07
    days on market $108,900 Active 344 DOM
11. 2026-06-02
    days on market $108,900 Active 339 DOM
12. 2026-06-01
    days on market $108,900 Active 338 DOM
13. 2026-05-31
    days on market $108,900 Active 337 DOM
14. 2026-05-30
    days on market $108,900 Active 336 DOM
15. 2026-02-24
    price $108,900
16. 2025-12-27
    status Active
17. 2025-12-20
    historical
18. 2025-08-23
    price $109,900
19. 2025-06-19
    listed $115,000 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 5/10 Major
• 🌡 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: $19,389
• − Mortgage interest: −$6,100
• − Property taxes: −$1,634
• − Insurance: −$544
• − Repairs & maintenance: −$1,551
• − Management: −$1,551
• − Depreciation: −$3,168
• Taxable income: $4,841
• Est. tax owed @ 24.0%: −$1,162
• After-tax cash flow: $5,125/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

-5.3% since first listed

5 events — show timeline

• 2026-02-24 Price Changed $108,900 HAOR as distributed by MLS GRID
• 2025-12-27 Relisted — HAOR as distributed by MLS GRID
• 2025-12-20 Delisted — HAOR as distributed by MLS GRID
• 2025-08-23 Price Changed $109,900 HAOR as distributed by MLS GRID
• 2025-06-19 Listed $115,000 HAOR as distributed by MLS GRID