Clayton 69 JV Rum Runner Plan · Sebring, FL 33872

$133,900

3 bd · 2.0 ba · 1,230 sqft · Manufactured · 83 Days on market

Good condition

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Why this score? — see what drove the C+ 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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to the exclusively new Rum Runner all age manufactured home community in Sebring, Florida. Buy or rent a new home in our community conveniently located near Lake Jackson! These homes showcase high-quality, durable features, like open concept, 3-bedroom floor plans, spacious eat-in kitchens, and covered front porches. Step outside into the community and find a range of amenities. Our community provides on-site management and maintenance, a community clubhouse, swimming pool, fitness center, shuffleboard, pickeball court, and bocceball. Rum Runner is located under 2 hours south of Orlando and the same distance west of Tampa. Our residents enjoy the peace and quiet of Sebring's la

Key facts

• Fitness center
• Pickleball court
• Community clubhouse

Tags

• MANUFACTURED HOME COMMUNITY
• COMMUNITY CLUBHOUSE
• SWIMMING POOL
• FITNESS CENTER
• SHUFFLEBOARD
• PICKLEBALL COURT

Property features AI

Finance

• Other: Listing status: Active; Plan inventory type
• Financial info: List price $133,900

Exterior

• Utilities: Central air conditioning
• Home design: Plan: Clayton 69 JV Rum Runner; Single-family plan in Sebring, FL
• Construction: Living area approximately 1,230 (internal measurement)
• Exterior features: Shake roof

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Central air conditioning

🏗️ New construction. The $133,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $152,520.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $134k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $375 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Recommended offer: $126k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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).
• 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($126k) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,866 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.19% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.54%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $152,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2713 Roger St	0.23mi	2/2.0 (-1)	1,152 (-6%)	2mo	$120,000	$104	72
31187 Fernway St	0.19mi	3/2.0	1,140 (-7%)	13mo	$149,000	$131	68
1507 Caribbean Rd	0.63mi	3/2.0	1,188 (-3%)	2mo	$155,000	$130	63
1528 Caribbean Rd	0.55mi	2/2.0 (-1)	1,248 (+2%)	6mo	$154,900	$124	62
2841 John L St	0.24mi	2/2.0 (-1)	1,080 (-12%)	7mo	$149,900	$139	58
1534 Caribbean Rd	0.53mi	2/2.0 (-1)	1,276 (+4%)	17mo	$180,000	$141	50
1523 Caribbean Rd	0.58mi	2/2.0 (-1)	1,368 (+11%)	1mo	$150,000	$110	48
1516 Caribbean Rd	0.61mi	2/2.0 (-1)	1,080 (-12%)	2mo	$133,500	$124	45
2109 Caribbean Rd	0.66mi	3/2.0	1,344 (+9%)	12mo	$159,900	$119	44
2940 Louis St	0.28mi	2/2.0 (-1)	1,056 (-14%)	20mo	$90,000	$85	42
2209 Bahama Rd W	0.56mi	2/2.0 (-1)	1,344 (+9%)	16mo	$130,000	$97	40
1522 Caribbean Rd	0.58mi	2/2.0 (-1)	1,140 (-7%)	20mo	$173,900	$153	39

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: -2.0%
• Equity multiple: 0.92×
• Total profit: $-3,215
• Equity at exit: $22,741

10-year hold

• IRR: 6.2%
• Equity multiple: 1.43×
• Total profit: $18,398
• Equity at exit: $13,187

Cash invested: $42,706 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,809 medium
• Mortgage (P&I): −$800
• Tax est. 1.5%: −$191 /mo · $2,288/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $375

Break-even live

Break-even rent $1,334

Max offer price $152,520

Occupancy floor 74%

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: $38,130
• Closing costs: $4,576
• 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	20d	1	0.03mi

Listing history 14 events

1. 2026-06-19
   days on market $133,900 Active 83 DOM
2. 2026-06-18
   days on market $133,900 Active 82 DOM
3. 2026-06-17
   days on market $133,900 Active 81 DOM
4. 2026-06-16
   days on market $133,900 Active 80 DOM
5. 2026-06-15
   days on market $133,900 Active 79 DOM
6. 2026-06-14
   days on market $133,900 Active 77 DOM
7. 2026-06-10
   days on market $133,900 Active 74 DOM
8. 2026-06-09
   days on market $133,900 Active 73 DOM
9. 2026-06-08
   days on market $133,900 Active 72 DOM
10. 2026-06-07
    days on market $133,900 Active 71 DOM
11. 2026-06-02
    days on market $133,900 Active 66 DOM
12. 2026-06-01
    days on market $133,900 Active 65 DOM
13. 2026-05-31
    days on market $133,900 Active 64 DOM
14. 2026-05-30
    days on market $133,900 Active 63 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 8/10 Severe 7 d/yr ≥108°F today · 23 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: $21,710
• − Mortgage interest: −$8,543
• − Property taxes: −$2,288
• − Insurance: −$763
• − Repairs & maintenance: −$1,737
• − Management: −$1,737
• − Depreciation: −$4,437
• Taxable income: $2,205
• Est. tax owed @ 24.0%: −$529
• After-tax cash flow: $3,973/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.

Condition & rehab AI · 1 photo

Good 80/100 None rehab

This manufactured home is in excellent condition with no visible repairs needed. It offers a good return on investment with updates that can significantly enhance its resale and rental value.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and resale value
• Both Landscaping improvements — Enhances curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and resale value ↑
• Both Landscaping improvements — Enhances curb appeal and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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