822 Lemon · Sebring, FL 33870

$149,000

2 bd · 1.0 ba · 837 sqft · SingleFamily public records · 146 Days on market

Built 1930 Est $147k · 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 +14.8/30.0
• ARV discount +7.0/15.0
• DSCR +4.5/10.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• 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

Beautifully renovated single family home located at 822 Lemon Avenue in Sebring. Ready to move in. The home features new central air conditioning, updated plumbing, and brand- new vinyl plank flooring throughout, replacing all previous wood flooring. The kitchen has been updated, and the bathroom has been fully remodeled. Spacious fended backyard. Conveniently located near schools, shopping, and major roadways. Ideal for homeowners or Investors. Easy to show

Key facts

• Updated kitchen
• Vinyl plank flooring
• Updated plumbing

Tags

• RENOVATED SINGLE FAMILY HOME
• NEW CENTRAL AIR CONDITIONING
• UPDATED PLUMBING
• VINYL PLANK FLOORING
• UPDATED KITCHEN
• FULLY REMODELED BATHROOM

Property features AI

Finance

• Other: Lot less than quarter acre; City street frontage; Paved road access; Zoning: R4
• HOA & community: Pets allowed (no pet restrictions)

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-story dwelling; Resale property; Faces south
• Construction: Shingle roof
• Exterior features: Patio; Barbecue area; Fenced yard; Fruit trees; Room for a pool

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Bedroom on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $40 ($481/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 $127k (15.0% below list).
• Recommended offer: $127k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $16k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; list at $149k implies a 176% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $126,590 (15.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 0.85% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.15%
• DSCR: 1.05
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $147,312
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
228 Magnolia Ave	0.67mi	1/1.0 (-1)	816 (-2%)	4mo	$121,000	$148	56
1123 Hawthorne Dr	0.75mi	2/1.0	740 (-12%)	16mo	$130,000	$176	32

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: -17.7%
• Equity multiple: 0.39×
• Total profit: $-25,325
• Equity at exit: $22,216

10-year hold

• IRR: -16.3%
• Equity multiple: 0.20×
• Total profit: $-33,198
• Equity at exit: $12,883

Cash invested: $41,720 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,266 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$117 /mo · $1,398/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $40

Break-even live

Break-even rent $1,215

Max offer price $149,000

Occupancy floor 92%

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: $37,250
• Closing costs: $4,470
• 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	21d	1	1.20mi

Listing history 31 events

1. 2026-06-19
   days on market $149,000 Active 146 DOM
2. 2026-06-18
   days on market $149,000 Active 145 DOM
3. 2026-06-17
   days on market $149,000 Active 144 DOM
4. 2026-06-16
   days on market $149,000 Active 143 DOM
5. 2026-06-15
   days on market $149,000 Active 142 DOM
6. 2026-06-14
   days on market $149,000 Active 140 DOM
7. 2026-06-10
   days on market $149,000 Active 137 DOM
8. 2026-06-09
   days on market $149,000 Active 136 DOM
9. 2026-06-08
   days on market $149,000 Active 135 DOM
10. 2026-06-07
    days on market $149,000 Active 134 DOM
11. 2026-06-02
    days on market $149,000 Active 129 DOM
12. 2026-06-01
    days on market $149,000 Active 128 DOM
13. 2026-05-31
    days on market $149,000 Active 127 DOM
14. 2026-05-30
    days on market $149,000 Active 126 DOM
15. 2026-04-05
    price $149,000 462-char remark

    Show marketing remark (462 chars)

    Beautifully renovated single family home located at 822 Lemon Avenue in Sebring. Ready to move in. The home features new central air conditioning, updated plumbing, and brand- new vinyl plank flooring throughout, replacing all previous wood flooring. The kitchen has been updated, and the bathroom has been fully remodeled. Spacious fended backyard. Conveniently located near schools, shopping, and major roadways. Ideal for homeowners or Investors. Easy to show

16. 2026-04-05
    price $149,000

    Show marketing remark (462 chars)

    Beautifully renovated single family home located at 822 Lemon Avenue in Sebring. Ready to move in. The home features new central air conditioning, updated plumbing, and brand- new vinyl plank flooring throughout, replacing all previous wood flooring. The kitchen has been updated, and the bathroom has been fully remodeled. Spacious fended backyard. Conveniently located near schools, shopping, and major roadways. Ideal for homeowners or Investors. Easy to show

17. 2026-03-26
    price $153,000 462-char remark

    Show marketing remark (462 chars)

    Beautifully renovated single family home located at 822 Lemon Avenue in Sebring. Ready to move in. The home features new central air conditioning, updated plumbing, and brand- new vinyl plank flooring throughout, replacing all previous wood flooring. The kitchen has been updated, and the bathroom has been fully remodeled. Spacious fended backyard. Conveniently located near schools, shopping, and major roadways. Ideal for homeowners or Investors. Easy to show

18. 2026-03-09
    price $158,000
19. 2026-01-24
    listed $158,000 Active 462-char remark

    Show marketing remark (462 chars)

    Beautifully renovated single family home located at 822 Lemon Avenue in Sebring. Ready to move in. The home features new central air conditioning, updated plumbing, and brand- new vinyl plank flooring throughout, replacing all previous wood flooring. The kitchen has been updated, and the bathroom has been fully remodeled. Spacious fended backyard. Conveniently located near schools, shopping, and major roadways. Ideal for homeowners or Investors. Easy to show

20. 2026-01-24
    listed $164,900 Active

    Show marketing remark (462 chars)

    Beautifully renovated single family home located at 822 Lemon Avenue in Sebring. Ready to move in. The home features new central air conditioning, updated plumbing, and brand- new vinyl plank flooring throughout, replacing all previous wood flooring. The kitchen has been updated, and the bathroom has been fully remodeled. Spacious fended backyard. Conveniently located near schools, shopping, and major roadways. Ideal for homeowners or Investors. Easy to show

21. 2024-06-21
    soldstatus $54,000
22. 2024-06-12
    soldstatus $54,000 Closed 256-char remark

    Show marketing remark (256 chars)

    Investor Deal, Great opportunity, this property already has some work done, New Roof a new floor, New doors, some Paintwork, a new tile shower, and a new toilet. Easy fix and flip, Property is sold as-is. seller willing to hear offers, City water and sewer

23. 2024-06-11
    status Pending 256-char remark

    Show marketing remark (256 chars)

    Investor Deal, Great opportunity, this property already has some work done, New Roof a new floor, New doors, some Paintwork, a new tile shower, and a new toilet. Easy fix and flip, Property is sold as-is. seller willing to hear offers, City water and sewer

24. 2024-04-30
    price $69,000 256-char remark

    Show marketing remark (256 chars)

    Investor Deal, Great opportunity, this property already has some work done, New Roof a new floor, New doors, some Paintwork, a new tile shower, and a new toilet. Easy fix and flip, Property is sold as-is. seller willing to hear offers, City water and sewer

25. 2024-03-29
    price $74,500 256-char remark

    Show marketing remark (256 chars)

    Investor Deal, Great opportunity, this property already has some work done, New Roof a new floor, New doors, some Paintwork, a new tile shower, and a new toilet. Easy fix and flip, Property is sold as-is. seller willing to hear offers, City water and sewer

26. 2024-03-04
    price $78,000 256-char remark

    Show marketing remark (256 chars)

    Investor Deal, Great opportunity, this property already has some work done, New Roof a new floor, New doors, some Paintwork, a new tile shower, and a new toilet. Easy fix and flip, Property is sold as-is. seller willing to hear offers, City water and sewer

27. 2024-02-19
    price $88,000 256-char remark

    Show marketing remark (256 chars)

    Investor Deal, Great opportunity, this property already has some work done, New Roof a new floor, New doors, some Paintwork, a new tile shower, and a new toilet. Easy fix and flip, Property is sold as-is. seller willing to hear offers, City water and sewer

28. 2024-01-22
    listed $95,000 Active 256-char remark

    Show marketing remark (256 chars)

    Investor Deal, Great opportunity, this property already has some work done, New Roof a new floor, New doors, some Paintwork, a new tile shower, and a new toilet. Easy fix and flip, Property is sold as-is. seller willing to hear offers, City water and sewer

29. 2022-03-09
    soldstatus $43,000
30. 2021-12-15
    listed $47,900
31. 2001-09-25
    soldstatus $12,000

ⓘ 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: $1,398 · $117/mo
• Projected year-2 tax: $1,398 · $117/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: $15,191
• − Mortgage interest: −$8,346
• − Property taxes: −$1,398
• − Insurance: −$745
• − Repairs & maintenance: −$1,215
• − Management: −$1,215
• − Depreciation: −$4,335
• Taxable loss: −$2,064
• Est. tax savings @ 24.0%: +$495
• After-tax cash flow: $976/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

+1141.7% since first listed

17 events — show timeline

• 2026-04-05 Price Changed $149,000 FORTMLS
• 2026-04-05 Price Changed $149,000 MARMLS
• 2026-03-26 Price Changed $153,000 FORTMLS
• 2026-03-09 Price Changed $158,000 MARMLS
• 2026-01-24 Listed $164,900 MARMLS
• 2026-01-24 Listed $158,000 FORTMLS
• 2024-06-21 Sold (Public Records) $54,000 Public Records
• 2024-06-12 Sold (MLS) $54,000 MARMLS
• 2024-06-11 Pending — MARMLS
• 2024-04-30 Price Changed $69,000 MARMLS
• 2024-03-29 Price Changed $74,500 MARMLS
• 2024-03-04 Price Changed $78,000 MARMLS
• 2024-02-19 Price Changed $88,000 MARMLS
• 2024-01-22 Listed $95,000 MARMLS
• 2022-03-09 Sold (MLS) $43,000 Stellar MLS as Distributed by MLS Grid
• 2021-12-15 Listed $47,900 Stellar MLS as Distributed by MLS Grid
• 2001-09-25 Sold (Public Records) $12,000 Public Records

Property tax history

+20.5%/yr

Latest (2025): $1,398 · +4.2% YoY. Source: county tax records.