Skyline 179 JV Sebring Square Plan · Sebring, FL 33870

$149,900

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 209 Days on market

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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

Find your perfect fit in this beautifully designed 3-bedroom, 2-bathroom home in the vibrant all -age community, Sebring Square in Sebring, Florida. This home features an open-concept floor plan with spacious living and dining areas, ideal for both everyday comfort and entertaining. The kitchen offers stainless steel appliances, solid wood cabinets, and a generous island that serves as a central gathering spot. Whether you're upsizing, downsizing, or relocating, this move-in ready home delivers style, functionality, and low-maintenance living. Schedule your private tour today!

Key facts

• Dog park
• Fitness center
• Pickleball court

Tags

• MANUFACTURED HOME COMMUNITY
• COMMUNITY CLUBHOUSE
• SWIMMING POOL
• FITNESS CENTER
• DOG PARK
• PICKLEBALL COURT

Property features AI

Finance

• Other: Addressed in Sebring, FL 33870; Listing status: Active
• Financial info: List price $149,900

Exterior

• Utilities: Electric heating and central air
• Home design: New construction plan: Skyline 179 JV Sebring Square; Single-family plan
• Construction: Living area approximately 1568 (plan)
• Exterior features: Shake roof

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Open living area (plan)

🏗️ New construction. The $149,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $92,512.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $581 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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 $640 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $26k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 209 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 209 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: 1.67% ✓
• Cap rate: 13.82%
• Cash-on-cash: 26.90%
• DSCR: 2.20
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $92,512
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4701 Ferdinand Ave	0.35mi	3/1.0	1,400 (-11%)	5mo	$83,000	$59	57

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: 17.4%
• Equity multiple: 1.67×
• Total profit: $17,484
• Equity at exit: $13,794

10-year hold

• IRR: 23.6%
• Equity multiple: 2.75×
• Total profit: $45,445
• Equity at exit: $7,999

Cash invested: $25,903 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,544 medium
• Mortgage (P&I): −$485
• Tax est. 1.5%: −$116 /mo · $1,388/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $581

Break-even live

Break-even rent $809

Max offer price $92,512

Occupancy floor 57%

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: $23,128
• Closing costs: $2,775
• 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	1.17mi

Listing history 14 events

1. 2026-06-19
   days on market $149,900 Active 209 DOM
2. 2026-06-18
   days on market $149,900 Active 208 DOM
3. 2026-06-17
   days on market $149,900 Active 207 DOM
4. 2026-06-16
   days on market $149,900 Active 206 DOM
5. 2026-06-15
   days on market $149,900 Active 205 DOM
6. 2026-06-14
   days on market $149,900 Active 203 DOM
7. 2026-06-10
   days on market $149,900 Active 200 DOM
8. 2026-06-09
   days on market $149,900 Active 199 DOM
9. 2026-06-08
   days on market $149,900 Active 198 DOM
10. 2026-06-07
    days on market $149,900 Active 197 DOM
11. 2026-06-02
    days on market $149,900 Active 192 DOM
12. 2026-06-01
    days on market $149,900 Active 191 DOM
13. 2026-05-31
    days on market $149,900 Active 190 DOM
14. 2026-05-30
    days on market $149,900 Active 189 DOM

ⓘ 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 9/10 Extreme 7 d/yr ≥108°F today · 26 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: $18,530
• − Mortgage interest: −$5,182
• − Property taxes: −$1,388
• − Insurance: −$463
• − Repairs & maintenance: −$1,482
• − Management: −$1,482
• − Depreciation: −$2,691
• Taxable income: $5,842
• Est. tax owed @ 24.0%: −$1,402
• After-tax cash flow: $5,565/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