4811 Weeping Willow Ave · Sebring, FL 33870

$60,000

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 17 Days on market

Built 1999 8,320 sqft lot ↓ 25% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

Hard to find affordable home in today's market! Split layout manufactured home on OWNED LAND with NO HOA on a residential street. Built in 1999 with many recent updates, this home is located on a cul de sac with few neighbors while still conveniently located just five minutes from downtown Sebring. Within walking distance to the School Board of Highlands County, playground and park. Spacious kitchen with bar seating, abundant storage and counter space. The primary suite features a walk-in closet, en-suite bath with dual vanity, large soaking tub and separate walk-in shower. Updated vinyl flooring throughout the home. Fresh paint inside and out. New central HVAC 2022. Water heater 2014. Fully enclosed 24' x 10' rear porch can be utilized as additional living space with existing window unit. Large closets in guest bedrooms and plenty of storage throughout the home. Indoor utility room with front-loading washer and dryer included. New six foot privacy fence surrounding a variety of backyard plants started this year: mango, lemongrass, sugarcane, banana, yucca, beans and coconut palms! Circular driveway offers plenty of off-street parking. Schedule your showing today!

Key facts

• Bonus room
• U-shaped driveway
• Wood privacy fence

Tags

• FULLY FENCED BACKYARD
• WOOD PRIVACY FENCE
• U-SHAPED DRIVEWAY
• OPEN-CONCEPT LAYOUT
• BONUS ROOM

Property features AI

Finance

• Other: Property type: Residential; Property sub-type: Modular Home; Zoning: M1S
• Financial info: No lease restrictions; Unfurnished
• HOA & community: No HOA/association; Pets allowed

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: Public water; Sewer: Other; Electricity connected
• Home design: Residential modular home; One story; Faces northwest
• Construction: Shingle roof; Other construction materials; Pillar/post/pier foundation; Built on a 0.19-acre lot
• Exterior features: Other exterior features; Wood fencing; Paved road access

Interior

• Kitchen: Other appliances
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Other heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $728 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.9% 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; 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 $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,100 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.50% ✓
• Cap rate: 20.86%
• Cash-on-cash: 52.01%
• DSCR: 3.31
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 46.4%
• Equity multiple: 2.92×
• Total profit: $32,305
• Equity at exit: $8,946

10-year hold

• IRR: 50.8%
• Equity multiple: 5.23×
• Total profit: $71,058
• Equity at exit: $5,188

Cash invested: $16,800 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$117 /mo · $1,402/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $728

Break-even live

Break-even rent $578

Max offer price $60,000

Occupancy floor 46%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-19
   days on market $60,000 Active 17 DOM
2. 2026-06-18
   days on market $60,000 Active 16 DOM
3. 2026-06-17
   days on market $60,000 Active 15 DOM
4. 2026-06-16
   days on market $60,000 Active 14 DOM
5. 2026-06-15
   days on market $60,000 Active 13 DOM
6. 2026-06-14
   days on market $60,000 Active 11 DOM
7. 2026-06-10
   days on market $60,000 Active 8 DOM
8. 2026-06-09
   days on market $60,000 Active 7 DOM
9. 2026-06-08
   days on market $60,000 Active 6 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $60,000 Active 5 DOM

ⓘ 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: $1,402 · $117/mo
• Projected year-2 tax: $1,402 · $117/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 6/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 20 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: $17,994
• − Mortgage interest: −$3,361
• − Property taxes: −$1,402
• − Insurance: −$300
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$1,745
• Taxable income: $8,306
• Est. tax owed @ 24.0%: −$1,994
• After-tax cash flow: $6,744/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

-24.9% since first listed

8 events — show timeline

• 2026-06-02 Listed $60,000 Stellar MLS as Distributed by MLS Grid
• 2023-02-09 Sold (Public Records) $125,000 Public Records
• 2023-02-08 Sold (MLS) $125,000 HAOR as distributed by MLS GRID
• 2023-01-26 Price Changed $125,000 HAOR as distributed by MLS GRID
• 2022-12-28 Contingent — HAOR as distributed by MLS GRID
• 2022-11-03 Listed $156,000 HAOR as distributed by MLS GRID
• 2022-02-18 Sold (MLS) $76,000 HAOR as distributed by MLS GRID
• 2021-12-28 Listed $79,900 HAOR as distributed by MLS GRID

Property tax history

+16.7%/yr

Latest (2025): $1,402 · -4.7% YoY. Source: county tax records.