2702 Rodney St · Sebring, FL 33872

$155,000

2 bd · 2.0 ba · 1,423 sqft · Condo public records · 23 Days on market

Built 1993 $119/mo HOA · 7% of rent

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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 +19.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.5/10.0
• 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

What a great place! This home is move-in ready and even comes furnished. This 2 Bedroom, 2 Bath mobile is located in Hammock Estates and offers a community pool, shuffleboard courts, laundry, community center with full kitchen and dining area, pool tables & more. Come join the active lifestyle that this park has to offer. This home has been reinforced with extra bracing throughout the whole carport area. The interior of this property is very light and bright with light colored cabinets and neutral carpeting throughout. The kitchen has wood laminate flooring, plenty of cabinet space & counter top stove with exhaust + privacy blinds. The Master Bedroom is huge with large walk-in closet & adjoining bath with double sink vanity & fiberglass shower. The guest bedroom also features a walk-in closet. The guest bath has a newer raised vanity with granite counter top & nice tub/shower. Also included is a 10 x 20 insulated shed.

Key facts

• Huge kitchen
• Tiled bathrooms
• Plank tile flooring

Tags

• GRANITE KITCHEN COUNTERTOPS
• PLANK TILE FLOORING
• TILED BATHROOMS
• HUGE KITCHEN
• GREAT PANTRY
• NEWER RANGE

Property features AI

Finance

• Financial info: Land is leased
• HOA & community: Homeowners association with a $119 monthly fee; Senior community; Community clubhouse

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story (one level); Mobile home (residential); Frame construction with vinyl siding
• Construction: Other roof type
• Exterior features: Front porch; Side porch; Community pool available

Interior

• Bedrooms: Total rooms: 10
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central electric cooling
• Interior features: Ceiling fans; Cathedral and vaulted/high ceilings; High-speed internet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $59k; list at $155k implies a 163% 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; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,675 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.05% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.01%
• DSCR: 1.22
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.65% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.64×
• Total profit: $-15,712
• Equity at exit: $23,111

10-year hold

• IRR: -2.7%
• Equity multiple: 0.83×
• Total profit: $-7,341
• Equity at exit: $13,402

Cash invested: $43,400 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,623 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$105 /mo · $1,258/yr
• Insurance: −$65
• HOA: −$119
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $181

Break-even live

Break-even rent $1,394

Max offer price $155,000

Occupancy floor 84%

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: $38,750
• Closing costs: $4,650
• 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	21d	1	0.20mi

HOA detail condo

• Monthly dues: $119 · $1,428/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-19
   days on market $155,000 Active 23 DOM
2. 2026-06-18
   days on market $155,000 Active 22 DOM
3. 2026-06-17
   days on market $155,000 Active 21 DOM
4. 2026-06-16
   days on market $155,000 Active 20 DOM
5. 2026-06-15
   days on market $155,000 Active 19 DOM
6. 2026-06-14
   days on market $155,000 Active 17 DOM
7. 2026-06-10
   days on market $155,000 Active 14 DOM
8. 2026-06-09
   days on market $155,000 Active 13 DOM
9. 2026-06-08
   days on market $155,000 Active 12 DOM
10. 2026-06-07
    days on market $155,000 Active 11 DOM
11. 2026-06-02
    days on market $155,000 Active 6 DOM
12. 2026-06-01
    days on market $155,000 Active 5 DOM
13. 2026-05-31
    days on market $155,000 Active 4 DOM
14. 2026-05-30
    days on market $155,000 Active 3 DOM
15. 2026-05-27
    listed $155,000 Active
16. 2013-09-27
    soldstatus $59,000 962-char remark

    Show marketing remark (962 chars)

    What a great place! This home is move-in ready and even comes furnished. This 2 Bedroom, 2 Bath mobile is located in Hammock Estates and offers a community pool, shuffleboard courts, laundry, community center with full kitchen and dining area, pool tables & more. Come join the active lifestyle that this park has to offer. This home has been reinforced with extra bracing throughout the whole carport area. The interior of this property is very light and bright with light colored cabinets and neutral carpeting throughout. The kitchen has wood laminate flooring, plenty of cabinet space & counter top stove with exhaust + privacy blinds. The Master Bedroom is huge with large walk-in closet & adjoining bath with double sink vanity & fiberglass shower. The guest bedroom also features a walk-in closet. The guest bath has a newer raised vanity with granite counter top & nice tub/shower. Also included is a 10 x 20 insulated shed.

17. 2012-12-11
    listed $61,900 962-char remark

    Show marketing remark (962 chars)

    What a great place! This home is move-in ready and even comes furnished. This 2 Bedroom, 2 Bath mobile is located in Hammock Estates and offers a community pool, shuffleboard courts, laundry, community center with full kitchen and dining area, pool tables & more. Come join the active lifestyle that this park has to offer. This home has been reinforced with extra bracing throughout the whole carport area. The interior of this property is very light and bright with light colored cabinets and neutral carpeting throughout. The kitchen has wood laminate flooring, plenty of cabinet space & counter top stove with exhaust + privacy blinds. The Master Bedroom is huge with large walk-in closet & adjoining bath with double sink vanity & fiberglass shower. The guest bedroom also features a walk-in closet. The guest bath has a newer raised vanity with granite counter top & nice tub/shower. Also included is a 10 x 20 insulated shed.

ⓘ 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: $1,258 · $105/mo
• Projected year-2 tax: $1,286 · $107/mo
• Expected delta: +$29/yr (+$2/mo · 2.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 25 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: $19,479
• − Mortgage interest: −$8,682
• − Property taxes: −$1,258
• − Insurance: −$775
• − Repairs & maintenance: −$1,558
• − Management: −$1,558
• − HOA: −$1,428
• − Depreciation: −$4,509
• Taxable loss: −$290
• Est. tax savings @ 24.0%: +$70
• After-tax cash flow: $2,243/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

+150.4% since first listed

3 events — show timeline

• 2026-05-27 Listed $155,000 HAOR as distributed by MLS GRID
• 2013-09-27 Sold (MLS) $59,000 HAOR as distributed by MLS GRID
• 2012-12-11 Listed $61,900 HAOR as distributed by MLS GRID

Property tax history

+10.0%/yr

Latest (2025): $1,258 · +3.5% YoY. Source: county tax records.