30441 Sunshine Ln · Sebring, FL 33870

$92,000

2 bd · 2.0 ba · 840 sqft · Condo public records · 236 Days on market

Built 1985 $93/mo HOA · 7% of rent ↓ 31% since listing

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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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• 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

In the Process of being painted and updated inside and out will be completed in a few weeks. In Frances One this is on Owned Land and also you are a member of the Cooperative giving you voting rights. The Community is owned by the residents. Built in 1985 this is a 2 Bedroom and 2 Bath Manufactured Home with a split plan for privacy. The home was made into a double wide so if you measure the rooms the inside living area is close to 1,000 sq. ft. under heat and air. It was only used seasonally by the second owner. It is very roomy and very open and feels like a double wide. Lots of open space for entertaining! It has 3 good sized porches, plus an oversized 2 car tandem carport and a very la

Key facts

• Central heat and air
• Metal roof-over
• 3 good sized porches

Tags

• 3 GOOD SIZED PORCHES
• OVERSIZED 2 CAR TANDEM CARPORT
• LARGE UTILITY ROOM WORKSHOP
• PRIVATE DEAD END STREET
• CENTRAL HEAT AND AIR
• METAL ROOF-OVER

Property features AI

Finance

• Other: Paved road access; Frontage approximately 50 feet; Zoning: M2
• Financial info: Land is leased
• HOA & community: Homeowners association with $93 monthly fee; Community clubhouse; Senior community

Exterior

• Parking: Carport (2 spaces)
• Utilities: Public water; Public sewer; Cable available
• Home design: Residential mobile home; One level
• Construction: Metal siding; Aluminum siding; Metal roof
• Exterior features: Front porch; Screened porch; Side porch; Shed(s); Workshop; Community pool

Interior

• Kitchen: Dishwasher; Microwave; Oven/Range; Refrigerator; Wine cooler; Electric water heater
• Flooring: Carpet; Linoleum; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; High-speed internet; Vaulted ceilings; Blinds; Furnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $92k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $81k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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 30% 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 $636 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 236 days — a 12% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $8k (8%) 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; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 236 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. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.38% ✓
• Cap rate: 10.08%
• Cash-on-cash: 13.52%
• DSCR: 1.60
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-62
• Equity at exit: $13,717

10-year hold

• IRR: 5.9%
• Equity multiple: 1.38×
• Total profit: $9,682
• Equity at exit: $7,954

Cash invested: $25,760 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,266 medium
• Mortgage (P&I): −$482
• Tax from tax record: −$96 /mo · $1,151/yr
• Insurance: −$38
• HOA: −$93
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $290

Break-even live

Break-even rent $898

Max offer price $92,000

Occupancy floor 72%

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: $23,000
• Closing costs: $2,760
• 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	$1,210	$1.11	20d	1	1.16mi

HOA detail condo

• Monthly dues: $93 · $1,116/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-19
   days on market $92,000 Active 236 DOM
2. 2026-06-18
   days on market $92,000 Active 235 DOM
3. 2026-06-17
   days on market $92,000 Active 234 DOM
4. 2026-06-16
   days on market $92,000 Active 233 DOM
5. 2026-06-15
   days on market $92,000 Active 232 DOM
6. 2026-06-14
   days on market $92,000 Active 230 DOM
7. 2026-06-10
   days on market $92,000 Active 227 DOM
8. 2026-06-09
   days on market $92,000 Active 226 DOM
9. 2026-06-08
   days on market $92,000 Active 225 DOM
10. 2026-06-07
    days on market $92,000 Active 224 DOM
11. 2026-06-02
    days on market $92,000 Active 219 DOM
12. 2026-06-01
    days on market $92,000 Active 218 DOM
13. 2026-05-31
    pricedays on market $92,000 Active 217 DOM
14. 2026-05-30
    days on market $79,900 Active 216 DOM
15. 2026-03-31
    price $79,900
16. 2025-10-26
    listed $99,900 Active
17. 2024-05-25
    listed $116,000 Active

ⓘ 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: $1,151 · $96/mo
• Projected year-2 tax: $1,151 · $96/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 4/10 Moderate
• 🌡 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,191
• − Mortgage interest: −$5,153
• − Property taxes: −$1,151
• − Insurance: −$460
• − Repairs & maintenance: −$1,215
• − Management: −$1,215
• − HOA: −$1,116
• − Depreciation: −$2,676
• Taxable income: $2,203
• Est. tax owed @ 24.0%: −$529
• After-tax cash flow: $2,955/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

Price history

-31.1% since first listed

3 events — show timeline

• 2026-03-31 Price Changed $79,900 HAOR as distributed by MLS GRID
• 2025-10-26 Listed $99,900 HAOR as distributed by MLS GRID
• 2024-05-25 Listed $116,000 HAOR as distributed by MLS GRID

Property tax history

+17.0%/yr

Latest (2025): $1,151 · +171.6% YoY. Source: county tax records.