635 Lemon Ave · Sebring, FL 33870

$82,500

4 bd · 2.0 ba · 1,464 sqft · Manufactured public records · 56 Days on market

Built 1974 3,964 sqft lot

---

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 MLS

A Large Doublewide with 4 Bedrooms 2 bath. Seller did some replacing of the floors and newer carpet in most of the mobile home. Walls are painted new over paneling. Roof was coated according to seller and had a couple of patches done. This is not a cream puff, but for someone that needs the room with 1464 of living area with 4 bedrooms. Large living room, front dining area and nook area next to kitchen. Parking is the back from an paved alley way but some parking on the street. Seller would do owner financing with a down payment would like about $5000 and at 10%.

Key facts

• C-1 zoning
• Move-in-ready home
• Within city limits

Tags

• C-1 ZONING
• DOUBLE-WIDE MOBILE HOME
• MOVE-IN-READY HOME
• WITHIN CITY LIMITS

Property features AI

Exterior

• Parking: 2 parking spaces; Driveway and on-street parking
• Utilities: Public water; Public sewer
• Home design: Single-story mobile home; Residential property
• Construction: Frame construction with metal siding; Other roof type
• Exterior features: Rear screened porch

Interior

• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall unit cooling; No central heating
• Interior features: Carpet, tile, and vinyl flooring; 9 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $82k.

Deal economics

• At list price, monthly cash flow is $769 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $82k).
• Recommended offer: $80k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.5% 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 41% 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 $570 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 $23k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $22k; list at $82k 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; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,025 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1974 — 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: 2.08% ✓
• Cap rate: 17.48%
• Cash-on-cash: 39.95%
• DSCR: 2.78
• GRM: 4.0

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: 32.8%
• Equity multiple: 2.33×
• Total profit: $30,629
• Equity at exit: $12,301

10-year hold

• IRR: 38.2%
• Equity multiple: 4.05×
• Total profit: $70,478
• Equity at exit: $7,133

Cash invested: $23,100 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,714 medium
• Mortgage (P&I): −$433
• Tax from tax record: −$118 /mo · $1,415/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $769

Break-even live

Break-even rent $740

Max offer price $82,500

Occupancy floor 50%

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: $20,625
• Closing costs: $2,475
• 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	1.11mi

Listing history 16 events

1. 2026-06-19
   days on market $82,500 Active 56 DOM
2. 2026-06-18
   days on market $82,500 Active 55 DOM
3. 2026-06-17
   days on market $82,500 Active 54 DOM
4. 2026-06-16
   days on market $82,500 Active 53 DOM
5. 2026-06-15
   days on market $82,500 Active 52 DOM
6. 2026-06-14
   days on market $82,500 Active 50 DOM
7. 2026-06-10
   days on market $82,500 Active 47 DOM
8. 2026-06-09
   days on market $82,500 Active 46 DOM
9. 2026-06-08
   days on market $82,500 Active 45 DOM
10. 2026-06-07
    statusdays on market $82,500 Active 44 DOM
11. 2026-04-17
    listed $82,500 Active
12. 2020-06-10
    soldstatus $22,500
13. 2020-06-09
    soldstatus $22,500 569-char remark

    Show marketing remark (569 chars)

    A Large Doublewide with 4 Bedrooms 2 bath. Seller did some replacing of the floors and newer carpet in most of the mobile home. Walls are painted new over paneling. Roof was coated according to seller and had a couple of patches done. This is not a cream puff, but for someone that needs the room with 1464 of living area with 4 bedrooms. Large living room, front dining area and nook area next to kitchen. Parking is the back from an paved alley way but some parking on the street. Seller would do owner financing with a down payment would like about $5000 and at 10%.

14. 2019-12-21
    listed $31,900 569-char remark

    Show marketing remark (569 chars)

    A Large Doublewide with 4 Bedrooms 2 bath. Seller did some replacing of the floors and newer carpet in most of the mobile home. Walls are painted new over paneling. Roof was coated according to seller and had a couple of patches done. This is not a cream puff, but for someone that needs the room with 1464 of living area with 4 bedrooms. Large living room, front dining area and nook area next to kitchen. Parking is the back from an paved alley way but some parking on the street. Seller would do owner financing with a down payment would like about $5000 and at 10%.

15. 2019-11-06
    soldstatus $12,000 262-char remark

    Show marketing remark (262 chars)

    INVESTOR SPECIAL! 4/2 Mobile Home on owned land, located directly across the street from a beautiful historic church. Charming Downtown Sebring is just a short stroll away with shopping, restaurants and business district. Needs TLC but would make a great rental.

16. 2019-10-23
    listed $16,900 262-char remark

    Show marketing remark (262 chars)

    INVESTOR SPECIAL! 4/2 Mobile Home on owned land, located directly across the street from a beautiful historic church. Charming Downtown Sebring is just a short stroll away with shopping, restaurants and business district. Needs TLC but would make a great rental.

ⓘ 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: $1,415 · $118/mo
• Projected year-2 tax: $1,415 · $118/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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 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: $20,568
• − Mortgage interest: −$4,621
• − Property taxes: −$1,415
• − Insurance: −$412
• − Repairs & maintenance: −$1,645
• − Management: −$1,645
• − Depreciation: −$2,400
• Taxable income: $8,428
• Est. tax owed @ 24.0%: −$2,023
• After-tax cash flow: $7,207/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

• Census place: Sebring, FL
• 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

+388.2% since first listed

6 events — show timeline

• 2026-04-17 Listed $82,500 HAOR as distributed by MLS GRID
• 2020-06-10 Sold (Public Records) $22,500 Public Records
• 2020-06-09 Sold (MLS) $22,500 HAOR as distributed by MLS GRID
• 2019-12-21 Listed $31,900 HAOR as distributed by MLS GRID
• 2019-11-06 Sold (MLS) $12,000 HAOR as distributed by MLS GRID
• 2019-10-23 Listed $16,900 HAOR as distributed by MLS GRID

Property tax history

+20.7%/yr

Latest (2025): $1,415 · +5.0% YoY. Source: county tax records.