110 Rosemary Ave · Sebring, FL 33875

$179,000

3 bd · 2.0 ba · 984 sqft · SingleFamily public records · 21 Days on market

Built 1980 Est $171k · at est.

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Why this score? — see what drove the D+ 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 +19.5/30.0
• DSCR +6.2/10.0
• ARV discount +5.5/15.0
• 1% rule +4.6/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 Bedroom 1& amp; 1/2 Bath. This lovely Block home has just been painted inside and outside. Has a new Roof (March 2026). You will enjoy the nice, large back open patio, where you can look out at the large fenced-in back yard. This home is being offered for sale by owner. $179,000 call for more info. 561-662-7172

Key facts

• New roof
• Built 1980
• Listed 20 days

Tags

• NEW ROOF
• LARGE BACK OPEN PATIO
• LARGE FENCED IN BACK YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (3.6% below list).
• Recommended offer: $173k (3.6% below list) — sets the bar for 1% rule.
• 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: 388 active listings in the ZIP; solid renter incomes; 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 21 days — a 2% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $82k; list at $179k implies a 118% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,637 (3.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.85%
• DSCR: 1.22
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $171,216
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Rosemary Ave	0.05mi	3/1.5	984 (0%)	15mo	$209,350	$213	83
125 Marrero Ave	0.15mi	3/1.5	1,008 (+2%)	18mo	$130,000	$129	72
122 Sharon Ave	0.11mi	3/2.0	1,104 (+12%)	6mo	$192,000	$174	70
116 Marrero Ave	0.13mi	2/1.0 (-1)	960 (-2%)	15mo	$45,000	$47	68
943 Arbor St	0.25mi	2/1.0 (-1)	1,024 (+4%)	11mo	$210,000	$205	64

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.68×
• Total profit: $-16,126
• Equity at exit: $26,689

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $2,486
• Equity at exit: $15,477

Cash invested: $50,120 (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 33875

• Home prices YoY: -34.5%
• Active inventory: 388
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,726 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$148 /mo · $1,776/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $203

Break-even live

Break-even rent $1,470

Max offer price $179,000

Occupancy floor 83%

Sensitivity live

Price	-10% $304	-5% $253	+0% $203	+5% $152	+10% $101
Rent	-10% $66	-5% $134	+0% $203	+5% $271	+10% $339
Rate	-1.0pp $293	-0.5pp $248	base $203	+0.5pp $156	+1.0pp $109

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-16
   days on market $179,000 Active 21 DOM
2. 2026-06-15
   days on market $179,000 Active 20 DOM
3. 2026-06-14
   days on market $179,000 Active 18 DOM
4. 2026-06-10
   days on market $179,000 Active 15 DOM
5. 2026-06-09
   days on market $179,000 Active 14 DOM
6. 2026-06-08
   days on market $179,000 Active 13 DOM
7. 2026-06-07
   days on market $179,000 Active 12 DOM
8. 2026-06-02
   days on market $179,000 Active 7 DOM
9. 2026-06-01
   days on market $179,000 Active 6 DOM
10. 2026-05-31
    days on market $179,000 Active 5 DOM
11. 2026-05-30
    days on market $179,000 Active 4 DOM
12. 2026-05-26
    listed $179,000 Active
13. 2004-07-07
    soldstatus $82,000
14. 2003-07-25
    soldstatus $48,000
15. 1980-10-01
    soldstatus $26,800

ⓘ 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: $1,776 · $148/mo
• Projected year-2 tax: $1,776 · $148/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 27 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: $20,716
• − Mortgage interest: −$10,027
• − Property taxes: −$1,776
• − Insurance: −$895
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − Depreciation: −$5,207
• Taxable loss: −$503
• Est. tax savings @ 24.0%: +$121
• After-tax cash flow: $2,551/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): 11,856
• Household income: $77,482
• Rent vs Own: 16.4% rent · 83.6% own
• Severe rent burden: 67.0

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: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 11% Black 4% Two or more races 3% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 4% Cuban 1%
• Common ancestry: Slovak 5% Romanian 2% Hispanic 2%
• Foreign-born: 6% · Canada, Guatemala
• Languages at home: 90% English-only · Spanish 7% 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: ▼ -119.47%
• Current HPI: 227.1061
• Rent YoY: —
• 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

+567.9% since first listed

4 events — show timeline

• 2026-05-26 Listed $179,000 FSBO.com
• 2004-07-07 Sold (Public Records) $82,000 Public Records
• 2003-07-25 Sold (Public Records) $48,000 Public Records
• 1980-10-01 Sold (Public Records) $26,800 Public Records

Property tax history

+7.8%/yr

Latest (2025): $1,776 · +4.5% YoY. Source: county tax records.