104 Sunbird Pl · Sebring, FL 33872

$105,000

2 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 195 Days on market

Built 1992 5,227 sqft lot Est $130k · 19% under $7/mo HOA

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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 MLS

Very well-maintained mobile home on owned land that-is situated in a quiet 55+ community. 2 large bedrooms, 2 bath, split floor plan, freshly painted, new vinyl plank flooring, updated fixtures and a heavy duty storm door. You will love the beachy bright colored cabinets in the kitchen and breakfast nook area that leads to the outdoor screened patio. Master suite has 2 spacious closets, walk-in shower and lots of counter space in the bathroom. There is a 28 x 16 carport with outdoor storage bins. If you are looking for a permanent or winter residence this property is centrally located, close to shopping and in a nicely kept neighborhood. Come and take a peek.

Key facts

• Fresh paint
• Split floor plan
• Updated fixtures

Tags

• SPLIT FLOOR PLAN
• FRESH PAINT
• NEW VINYL PLANK FLOORING
• UPDATED FIXTURES
• HEAVY-DUTY STORM DOOR
• BRIGHT KITCHEN CABINETS

Property features AI

Finance

• HOA & community: Homeowners association with $80 annual fee; Senior community

Exterior

• Parking: Carport (2 spaces)
• Utilities: Public water; Public sewer / sewer available
• Home design: Residential mobile home; One story
• Construction: Frame construction; Shingle roof
• Exterior features: Screened porch; Side porch; Paved road frontage (59 ft); No pool

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Disposal; Electric water heater; 9 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $578 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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 rising (+1.6%/yr); 700 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 $726 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 $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $30k (22%) 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 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.52% ✓
• Cap rate: 12.90%
• Cash-on-cash: 23.61%
• DSCR: 2.05
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $129,920
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1122 Sunbird Ct	0.05mi	3/2.0 (+1)	1,080 (-4%)	16mo	$125,000	$116	73
1129 Sunbird Ct	0.02mi	2/2.0	1,064 (-5%)	23mo	$113,000	$106	72
205 Pine Tree Ln	0.35mi	3/2.0 (+1)	1,248 (+11%)	11mo	$169,000	$135	51

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: 15.2%
• Equity multiple: 1.60×
• Total profit: $17,675
• Equity at exit: $15,656

10-year hold

• IRR: 22.9%
• Equity multiple: 2.85×
• Total profit: $54,256
• Equity at exit: $9,078

Cash invested: $29,400 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$84 /mo · $1,013/yr
• Insurance: −$44
• HOA: −$7
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $578

Break-even live

Break-even rent $868

Max offer price $105,000

Occupancy floor 59%

Sensitivity live

Price	-10% $638	-5% $608	+0% $578	+5% $549	+10% $519
Rent	-10% $452	-5% $515	+0% $578	+5% $642	+10% $705
Rate	-1.0pp $631	-0.5pp $605	base $578	+0.5pp $551	+1.0pp $523

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: $26,250
• Closing costs: $3,150
• 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	1.47mi

HOA detail

• Monthly dues: $7 · $84/yr

Listing history 15 events

1. 2026-04-30
   price $105,000
2. 2026-04-13
   status Active
3. 2026-04-11
   status Pending
4. 2026-03-19
   price $110,000
5. 2026-02-11
   price $120,000
6. 2025-12-22
   price $129,900
7. 2025-11-10
   listed $134,900 Active
8. 2021-06-16
   soldstatus $94,500
9. 2021-06-15
   soldstatus $94,500 667-char remark

   Show marketing remark (667 chars)

   Very well-maintained mobile home on owned land that-is situated in a quiet 55+ community. 2 large bedrooms, 2 bath, split floor plan, freshly painted, new vinyl plank flooring, updated fixtures and a heavy duty storm door. You will love the beachy bright colored cabinets in the kitchen and breakfast nook area that leads to the outdoor screened patio. Master suite has 2 spacious closets, walk-in shower and lots of counter space in the bathroom. There is a 28 x 16 carport with outdoor storage bins. If you are looking for a permanent or winter residence this property is centrally located, close to shopping and in a nicely kept neighborhood. Come and take a peek.

10. 2021-04-12
    listed $98,900 667-char remark

    Show marketing remark (667 chars)

    Very well-maintained mobile home on owned land that-is situated in a quiet 55+ community. 2 large bedrooms, 2 bath, split floor plan, freshly painted, new vinyl plank flooring, updated fixtures and a heavy duty storm door. You will love the beachy bright colored cabinets in the kitchen and breakfast nook area that leads to the outdoor screened patio. Master suite has 2 spacious closets, walk-in shower and lots of counter space in the bathroom. There is a 28 x 16 carport with outdoor storage bins. If you are looking for a permanent or winter residence this property is centrally located, close to shopping and in a nicely kept neighborhood. Come and take a peek.

11. 2019-05-07
    soldstatus $50,000
12. 2005-06-02
    soldstatus $45,000
13. 2000-02-08
    soldstatus $31,000
14. 1992-10-01
    soldstatus $14,000
15. 1992-05-01
    soldstatus $76,000

ⓘ 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: $1,013 · $84/mo
• Projected year-2 tax: $1,013 · $84/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 8/10 Severe 6 d/yr ≥108°F today · 19 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: $19,203
• − Mortgage interest: −$5,882
• − Property taxes: −$1,013
• − Insurance: −$525
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − HOA: −$84
• − Depreciation: −$3,055
• Taxable income: $5,572
• Est. tax owed @ 24.0%: −$1,337
• After-tax cash flow: $5,603/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

+38.2% since first listed

15 events — show timeline

• 2026-04-30 Price Changed $105,000 HAOR as distributed by MLS GRID
• 2026-04-13 Relisted — HAOR as distributed by MLS GRID
• 2026-04-11 Pending — HAOR as distributed by MLS GRID
• 2026-03-19 Price Changed $110,000 HAOR as distributed by MLS GRID
• 2026-02-11 Price Changed $120,000 HAOR as distributed by MLS GRID
• 2025-12-22 Price Changed $129,900 HAOR as distributed by MLS GRID
• 2025-11-10 Listed $134,900 HAOR as distributed by MLS GRID
• 2021-06-16 Sold (Public Records) $94,500 Public Records
• 2021-06-15 Sold (MLS) $94,500 HAOR as distributed by MLS GRID
• 2021-04-12 Listed $98,900 HAOR as distributed by MLS GRID
• 2019-05-07 Sold (Public Records) $50,000 Public Records
• 2005-06-02 Sold (Public Records) $45,000 Public Records
• 2000-02-08 Sold (Public Records) $31,000 Public Records
• 1992-10-01 Sold (Public Records) $14,000 Public Records
• 1992-05-01 Sold (Public Records) $76,000 Public Records

Property tax history

+15.3%/yr

Latest (2025): $1,013 · +11.1% YoY. Source: county tax records.