4717 Howard St · Sebring, FL 33870

$170,000

3 bd · 2.0 ba · 1,056 sqft · SingleFamily public records · 35 Days on market

Built 1973 10,350 sqft lot Est $121k · 40% over

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Why this score? — see what drove the F 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 +14.2/30.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

One or more photo(s) has been virtually staged. 4717 Howard St offers the kind of space that’s getting harder to find - an updated 3 bedroom, 1.5 bathroom, home with room to spread out, work on projects, store equipment, or create your own setup with the oversized detached workshop/storage space in the backyard. Major improvements include a 2019 roof, new HVAC, updated flooring, fresh interior and exterior paint, renovated kitchen with white shaker cabinets, quartz countertops, stainless steel appliances, updated bathrooms, new lighting, landscaping, and curb appeal throughout. Located in Sebring, you’ll enjoy a quieter lifestyle surrounded by lakes, golf courses, and outdoor re

Key facts

• Quartz countertops
• Renovated kitchen
• Updated bathrooms

Tags

• OVERSIZED DETACHED WORKSHOP
• UPDATED FLOORING
• RENOVATED KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• UPDATED BATHROOMS

Property features AI

Finance

• Other: Lot approximately 0.24 acres (75 x 138), asphalt road access; Residential property (Modular Home), zoning R1; Living area about 1,056 square feet; total building area about 1,222 square feet; Unfurnished
• HOA & community: No association

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-story modular home; Faces north
• Construction: Vinyl siding and other construction materials; Metal roof; Other foundation
• Exterior features: Other exterior features

Interior

• Kitchen: Microwave; Range
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 1 full bath, 1 half bath
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry located in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $27 ($327/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (10.0% below list).
• Recommended offer: $153k (10.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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; 1 comparable units currently listed for rent nearby; 980 units permitted in Highlands County in 2024 (80 in 5+ unit buildings).
• This rent runs 37% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $17k; list at $170k implies a 877% 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; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,916 (10.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.90% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.69%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $121,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4816 4th St	0.35mi	3/2.0	1,017 (-4%)	4mo	$68,000	$67	74
1816 Steiner Ave	0.24mi	2/1.5 (-1)	1,134 (+7%)	10mo	$130,000	$115	61
612 Denise Ave	0.61mi	3/1.0	1,050 (-1%)	8mo	$106,250	$101	60
616 Denise Ave	0.62mi	3/1.0	1,050 (-1%)	8mo	$106,250	$101	59
604 Denise Ave	0.59mi	3/1.0	1,050 (-1%)	10mo	$107,000	$102	59
618 Denise Ave	0.62mi	3/1.0	1,050 (-1%)	10mo	$120,000	$114	58
1518 Las Villas Blvd	0.27mi	3/2.0	1,200 (+14%)	10mo	$180,000	$150	57
4810 5th St	0.27mi	2/1.0 (-1)	934 (-12%)	3mo	$93,000	$100	56
1436 Las Villas Blvd	0.42mi	3/2.0	1,205 (+14%)	4mo	$199,000	$165	53
1916 Melady Ave	0.43mi	3/2.0	1,200 (+14%)	10mo	$180,000	$150	49
1801 Colmar Ave	0.43mi	2/2.0 (-1)	934 (-12%)	9mo	$140,000	$150	48
1512 Sunkist Ave	0.39mi	2/1.5 (-1)	930 (-12%)	9mo	$185,000	$199	48

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.6%
• Equity multiple: 0.36×
• Total profit: $-30,265
• Equity at exit: $25,348

10-year hold

• IRR: -18.7%
• Equity multiple: 0.13×
• Total profit: $-41,328
• Equity at exit: $14,698

Cash invested: $47,600 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,529 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$218 /mo · $2,621/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $27

Break-even live

Break-even rent $1,495

Max offer price $170,000

Occupancy floor 93%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8761 Watersound Cir Sebring, FL	2.0–3.0	2.0	1090	$1,600	$1.47	21d	1	1.18mi

Listing history 16 events

1. 2026-06-19
   days on market $170,000 Active 35 DOM
2. 2026-06-18
   days on market $170,000 Active 34 DOM
3. 2026-06-17
   days on market $170,000 Active 33 DOM
4. 2026-06-16
   days on market $170,000 Active 32 DOM
5. 2026-06-15
   days on market $170,000 Active 31 DOM
6. 2026-06-14
   days on market $170,000 Active 29 DOM
7. 2026-06-10
   days on market $170,000 Active 26 DOM
8. 2026-06-09
   pricedays on market $170,000 Active 25 DOM
9. 2026-06-08
   days on market $179,900 Active 24 DOM
10. 2026-06-07
    days on market $179,900 Active 23 DOM
11. 2026-06-02
    days on market $179,900 Active 18 DOM
12. 2026-06-01
    days on market $179,900 Active 17 DOM
13. 2026-05-31
    days on market $179,900 Active 16 DOM
14. 2026-05-30
    days on market $179,900 Active 15 DOM
15. 2026-05-15
    listed $179,900 Active
16. 1973-09-01
    soldstatus $17,400

ⓘ 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: $2,621 · $218/mo
• Projected year-2 tax: $2,621 · $218/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 9/10 Extreme 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $18,350
• − Mortgage interest: −$9,523
• − Property taxes: −$2,621
• − Insurance: −$850
• − Repairs & maintenance: −$1,468
• − Management: −$1,468
• − Depreciation: −$4,945
• Taxable loss: −$2,525
• Est. tax savings @ 24.0%: +$606
• After-tax cash flow: $933/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

• Census place: Sebring, FL
• 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

+933.9% since first listed

2 events — show timeline

• 2026-05-15 Listed $179,900 Stellar MLS as Distributed by MLS Grid
• 1973-09-01 Sold (Public Records) $17,400 Public Records

Property tax history

+23.6%/yr

Latest (2025): $2,621 · +4.7% YoY. Source: county tax records.