504 Thunderbird Hill Rd · Sebring, FL 33872

$85,000

3 bd · 3.0 ba · 1,632 sqft · Manufactured · 121 Days on market

Built 1987 Est $140k · 39% under ↓ 23% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

2008 Double wide, 3 bed 3 bath, new roof and A/C 2023 per seller. Vinyl/laminate floors, double pane windows, SS appliances plus large carport, furnished ready for a new owner. 2 refrigerators included, shed/outbuilding and large lot with a pond behind the home. Tons of square footage, large carport and amenities. Lot rent only 633 per month includes trash and lawn care plus park amenities. Location is great, close to shopping, restaurants, hospitals and much more. Lots to offer here. Make an appointment today to view this must see property.

Key facts

• Shed
• Double pane windows
• New a/c

Tags

• NEW ROOF
• NEW A/C
• DOUBLE PANE WINDOWS
• SS APPLIANCES
• LARGE CARPORT
• SHED

Property features AI

Finance

• Other: Park name: Thunderbird Hill
• HOA & community: Senior community; Clubhouse; Land is leased (monthly land lease $633)

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Sewer available
• Home design: Manufactured in park (mobile home); Double wide; One level
• Construction: Frame construction; Metal and shingle roof
• Exterior features: Community pool; No patio or porch; Shed(s); Workshop

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: Total rooms: 8
• Flooring: Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: High-speed internet; Blinds; Furnished
• Laundry & utility: Washer; Dryer

🏷️ Possibly a rental listed for sale. The $85,000 price doesn't fit this home's estimated sale value (~$140,352) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $821 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.9% 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: 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).
• This rent runs 31% of the median local income ($70k/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 $588 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 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: 2.10% ✓
• Cap rate: 17.88%
• Cash-on-cash: 41.38%
• DSCR: 2.84
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $140,352
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Sunbird Pl	0.22mi	2/2.0 (-1)	1,620 (-1%)	5mo	$140,000	$86	75
206 Pine Tree Ln	0.28mi	2/2.0 (-1)	1,476 (-10%)	18mo	$118,000	$80	47
101 Sunbird Pl	0.26mi	3/2.0	1,431 (-12%)	22mo	$177,000	$124	45
128 Pine Tree Ln	0.30mi	4/2.0 (+1)	1,864 (+14%)	14mo	$160,000	$86	42

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: 36.4%
• Equity multiple: 2.52×
• Total profit: $36,137
• Equity at exit: $12,674

10-year hold

• IRR: 42.4%
• Equity multiple: 4.75×
• Total profit: $89,346
• Equity at exit: $7,349

Cash invested: $23,800 (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 33872

• Home prices YoY: -25.8%
• Rents YoY: 1.6%
• Active inventory: 700
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,782 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $821

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 49%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $85,000 Active 121 DOM
2. 2026-06-18
   days on market $85,000 Active 120 DOM
3. 2026-06-17
   days on market $85,000 Active 119 DOM
4. 2026-06-16
   days on market $85,000 Active 118 DOM
5. 2026-06-15
   days on market $85,000 Active 117 DOM
6. 2026-06-14
   days on market $85,000 Active 115 DOM
7. 2026-06-10
   days on market $85,000 Active 112 DOM
8. 2026-06-09
   days on market $85,000 Active 111 DOM
9. 2026-06-08
   days on market $85,000 Active 110 DOM
10. 2026-06-07
    days on market $85,000 Active 109 DOM
11. 2026-06-02
    days on market $85,000 Active 104 DOM
12. 2026-06-01
    days on market $85,000 Active 103 DOM
13. 2026-05-31
    days on market $85,000 Active 102 DOM
14. 2026-05-30
    days on market $85,000 Active 101 DOM
15. 2026-03-05
    price $85,000
16. 2026-02-18
    listed $110,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,390
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,711
• − Management: −$1,711
• − Depreciation: −$2,473
• Taxable income: $9,033
• Est. tax owed @ 24.0%: −$2,168
• After-tax cash flow: $7,681/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

-22.7% since first listed

2 events — show timeline

• 2026-03-05 Price Changed $85,000 HAOR as distributed by MLS GRID
• 2026-02-18 Listed $110,000 HAOR as distributed by MLS GRID