3407 Desoto City Rd · Sebring, FL 33870

$55,000

2 bd · 2.0 ba · 672 sqft · Manufactured public records · 42 Days on market

Built 1972 6,500 sqft lot Est $85k · 35% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

An affordable mobile on its own lot. The lot is 50x130. No HOA fees. It is 2 bedrooms with a hallway bathroom. Side screen in porch with access to the front door. It will need some work. The seller has been working on the flooring. Mainly the back bedroom and part of the kitchen is needing completing. It is being sold As-Is. A 10x10 shed in the backyard. But this is in a price range as a fixer upper. Septic was pump out this year and hot water heater changed according to the seller.

Key facts

• 6,500 sq ft lot
• Built 1972
• Listed 41 days

Property features AI

Exterior

• Parking: Driveway; On-street parking
• Utilities: Public water; Septic tank sewer; Cable available
• Home design: Mobile home; Single-story; Residential property
• Construction: Metal siding; Aluminum siding; Metal roof
• Exterior features: Screened porch; Side porch; Paved road frontage

Interior

• Flooring: Carpet; Other
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall unit cooling; No central heating
• Interior features: Carpet and other flooring; 7 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $624 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.9% 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: amenities F, commute F, employment 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.
• Zoned schools: Fred Wild Elementary School (math 49% / reading 41%, grade D-, #1,271 of 2,144 statewide, top 60%, 563 students, 87% FRL); Sebring Middle School (math 52% / reading 40%, grade D+, #300 of 571 statewide, top 53%, 815 students, 64% FRL); Sebring High School (math 32% / reading 48%, grade F, #296 of 667 statewide, top 45%, 1,809 students, 56% FRL) — zoned schools at 69% FRL track the district average.
• Market conditions: Rents soft (-0.3%/yr); 475 active listings in the ZIP; 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 $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $55k implies a 267% 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; major wildfire risk; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. 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: 2.21% ✓
• Cap rate: 19.90%
• Cash-on-cash: 48.59%
• DSCR: 3.16
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $84,672
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4721 Alhambra Ave	0.07mi	2/2.0	672 (0%)	13mo	$65,000	$97	86
4810 Ferdinand Ave	0.04mi	2/1.0	672 (0%)	10mo	$95,000	$141	86
4510 Granada Ave	0.20mi	2/1.0	672 (0%)	12mo	$55,000	$82	77
4815 Desoto Rd	0.17mi	2/1.0	672 (0%)	14mo	$85,000	$126	76
4611 Ferdinand Ave	0.12mi	2/2.0	672 (0%)	24mo	$85,000	$126	75

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: 42.8%
• Equity multiple: 2.77×
• Total profit: $27,231
• Equity at exit: $8,201

10-year hold

• IRR: 47.6%
• Equity multiple: 4.96×
• Total profit: $61,054
• Equity at exit: $4,755

Cash invested: $15,400 (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 33870

• Home prices YoY: -20.0%
• Rents YoY: -0.3%
• Active inventory: 475
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,215 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$25 /mo · $300/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $624

Break-even live

Break-even rent $426

Max offer price $55,000

Occupancy floor 44%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $55,000 Active 42 DOM
2. 2026-06-18
   days on market $55,000 Active 41 DOM
3. 2026-06-17
   days on market $55,000 Active 40 DOM
4. 2026-06-16
   days on market $55,000 Active 39 DOM
5. 2026-06-15
   days on market $55,000 Active 38 DOM
6. 2026-06-14
   remarks 487-char remark
7. 2026-06-14
   pricedays on market $55,000 Active 36 DOM
8. 2026-06-10
   days on market $62,900 Active 33 DOM
9. 2026-06-09
   days on market $62,900 Active 32 DOM
10. 2026-06-08
    days on market $62,900 Active 31 DOM
11. 2026-06-07
    days on market $62,900 Active 30 DOM
12. 2026-06-02
    days on market $62,900 Active 25 DOM
13. 2026-06-01
    days on market $62,900 Active 24 DOM
14. 2026-05-31
    days on market $62,900 Active 23 DOM
15. 2026-05-30
    days on market $62,900 Active 22 DOM
16. 2026-05-08
    listed $62,900 Active
17. 1992-11-01
    soldstatus $15,000
18. 1983-12-01
    soldstatus $21,000

ⓘ 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: $300 · $25/mo
• Projected year-2 tax: $456 · $38/mo
• Expected delta: +$157/yr (+$13/mo · 52.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 20 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: $14,580
• − Mortgage interest: −$3,081
• − Property taxes: −$300
• − Insurance: −$275
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$1,600
• Taxable income: $6,992
• Est. tax owed @ 24.0%: −$1,678
• After-tax cash flow: $5,804/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

+199.5% since first listed

3 events — show timeline

• 2026-05-08 Listed $62,900 HAOR as distributed by MLS GRID
• 1992-11-01 Sold (Public Records) $15,000 Public Records
• 1983-12-01 Sold (Public Records) $21,000 Public Records

Property tax history

-2.4%/yr

Latest (2025): $300 · +2.4% YoY. Source: county tax records.