1603 Roseland · Sebring, FL 33870

$81,000

2 bd · 1.0 ba · 625 sqft · SingleFamily public records · 242 Days on market

Built 1941 4,000 sqft lot Est $73k · 11% over

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Why this score? — see what drove the C+ 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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• ARV discount +2.7/15.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly renovated! Move-in ready single family home for sale in Sebring, FL. This 2 bed 1 bath is situated on a corner lot with NO HOA. This property includes brand new appliances and a dependable metal roof. Priced to sell quick! Great potential opportunity for owner or investor. The property is vacant please schedule a showing to see the property. Cash sale is preferred. Owner Financing is NOT available.

Key facts

• 4,000 sq ft lot
• Parking
• Built 1941

Property features AI

Finance

• Financial info: Pets allowed (no pet restrictions)

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family zoning; Faces northwest; First floor entry
• Construction: Aluminum siding; Metal roof; Mobile home (make: other, model: other); Resale
• Exterior features: No notable exterior features listed; City street frontage; Less than quarter acre lot

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating; Wall/window cooling unit(s)
• Interior features: First floor entry; Bedroom on main level
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $81k.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $81k).
• Recommended offer: $71k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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; 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 $560 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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 242 days — a 12% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1941 — 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 $71,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 242 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — 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. 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.
7. 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.
8. 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: 1.49% ✓
• Cap rate: 13.07%
• Cash-on-cash: 24.20%
• DSCR: 2.08
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $73,125
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1900 Palm Blvd	0.15mi	2/1.0	625 (0%)	5mo	$73,000	$117	88
1705 Roseland Ave	0.07mi	1/1.0 (-1)	625 (0%)	6mo	$56,000	$90	86

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: 14.2%
• Equity multiple: 1.55×
• Total profit: $12,456
• Equity at exit: $12,077

10-year hold

• IRR: 20.8%
• Equity multiple: 2.53×
• Total profit: $34,623
• Equity at exit: $7,003

Cash invested: $22,680 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,205 medium
• Mortgage (P&I): −$425
• Tax from tax record: −$36 /mo · $435/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $457

Break-even live

Break-even rent $626

Max offer price $81,000

Occupancy floor 57%

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: $20,250
• Closing costs: $2,430
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-02
   days on market $81,000 Active 242 DOM
2. 2026-06-01
   days on market $81,000 Active 241 DOM
3. 2026-05-31
   days on market $81,000 Active 240 DOM
4. 2026-05-30
   days on market $81,000 Active 239 DOM
5. 2025-10-03
   listed $81,000 Active
6. 2023-05-30
   soldstatus $75,000
7. 2023-05-25
   soldstatus $75,000 Closed 407-char remark

   Show marketing remark (407 chars)

   Newly renovated! Move-in ready single family home for sale in Sebring, FL. This 2 bed 1 bath is situated on a corner lot with NO HOA. This property includes brand new appliances and a dependable metal roof. Priced to sell quick! Great potential opportunity for owner or investor. The property is vacant please schedule a showing to see the property. Cash sale is preferred. Owner Financing is NOT available.

8. 2023-05-25
   soldstatus $75,000 Closed 407-char remark

   Show marketing remark (407 chars)

   Newly renovated! Move-in ready single family home for sale in Sebring, FL. This 2 bed 1 bath is situated on a corner lot with NO HOA. This property includes brand new appliances and a dependable metal roof. Priced to sell quick! Great potential opportunity for owner or investor. The property is vacant please schedule a showing to see the property. Cash sale is preferred. Owner Financing is NOT available.

9. 2023-05-16
   status Pending 407-char remark

   Show marketing remark (407 chars)

   Newly renovated! Move-in ready single family home for sale in Sebring, FL. This 2 bed 1 bath is situated on a corner lot with NO HOA. This property includes brand new appliances and a dependable metal roof. Priced to sell quick! Great potential opportunity for owner or investor. The property is vacant please schedule a showing to see the property. Cash sale is preferred. Owner Financing is NOT available.

10. 2023-05-10
    historical Active Under Contract 407-char remark

    Show marketing remark (407 chars)

    Newly renovated! Move-in ready single family home for sale in Sebring, FL. This 2 bed 1 bath is situated on a corner lot with NO HOA. This property includes brand new appliances and a dependable metal roof. Priced to sell quick! Great potential opportunity for owner or investor. The property is vacant please schedule a showing to see the property. Cash sale is preferred. Owner Financing is NOT available.

11. 2023-05-10
    status Pending 407-char remark

    Show marketing remark (407 chars)

    Newly renovated! Move-in ready single family home for sale in Sebring, FL. This 2 bed 1 bath is situated on a corner lot with NO HOA. This property includes brand new appliances and a dependable metal roof. Priced to sell quick! Great potential opportunity for owner or investor. The property is vacant please schedule a showing to see the property. Cash sale is preferred. Owner Financing is NOT available.

12. 2023-04-28
    listed $75,000 Active 407-char remark

    Show marketing remark (407 chars)

    Newly renovated! Move-in ready single family home for sale in Sebring, FL. This 2 bed 1 bath is situated on a corner lot with NO HOA. This property includes brand new appliances and a dependable metal roof. Priced to sell quick! Great potential opportunity for owner or investor. The property is vacant please schedule a showing to see the property. Cash sale is preferred. Owner Financing is NOT available.

13. 2023-04-28
    listed $75,000 Active 407-char remark

    Show marketing remark (407 chars)

    Newly renovated! Move-in ready single family home for sale in Sebring, FL. This 2 bed 1 bath is situated on a corner lot with NO HOA. This property includes brand new appliances and a dependable metal roof. Priced to sell quick! Great potential opportunity for owner or investor. The property is vacant please schedule a showing to see the property. Cash sale is preferred. Owner Financing is NOT available.

14. 2023-03-30
    historical
15. 2023-03-21
    price $60,000
16. 2023-03-21
    price $60,000
17. 2023-02-20
    listed $65,000 Active
18. 2023-02-20
    listed $65,000 Active
19. 2022-12-21
    soldstatus $145,000
20. 2012-12-31
    soldstatus $13,000
21. 2005-08-24
    soldstatus $55,000

ⓘ 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: $435 · $36/mo
• Projected year-2 tax: $672 · $56/mo
• Expected delta: +$237/yr (+$20/mo · 54.6%)

ⓘ 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 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: $14,464
• − Mortgage interest: −$4,537
• − Property taxes: −$435
• − Insurance: −$405
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$2,356
• Taxable income: $4,416
• Est. tax owed @ 24.0%: −$1,060
• After-tax cash flow: $4,430/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

+47.3% since first listed

17 events — show timeline

• 2025-10-03 Listed $81,000 MARMLS
• 2023-05-30 Sold (Public Records) $75,000 Public Records
• 2023-05-25 Sold (MLS) $75,000 HAOR as distributed by MLS GRID
• 2023-05-25 Sold (MLS) $75,000 MARMLS
• 2023-05-16 Pending — HAOR as distributed by MLS GRID
• 2023-05-10 Contingent — HAOR as distributed by MLS GRID
• 2023-05-10 Pending — MARMLS
• 2023-04-28 Listed $75,000 HAOR as distributed by MLS GRID
• 2023-04-28 Listed $75,000 MARMLS
• 2023-03-30 Delisted — HAOR as distributed by MLS GRID
• 2023-03-21 Price Changed $60,000 HAOR as distributed by MLS GRID
• 2023-03-21 Price Changed $60,000 MARMLS
• 2023-02-20 Listed $65,000 HAOR as distributed by MLS GRID
• 2023-02-20 Listed $65,000 MARMLS
• 2022-12-21 Sold (Public Records) $145,000 Public Records
• 2012-12-31 Sold (Public Records) $13,000 Public Records
• 2005-08-24 Sold (Public Records) $55,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $435 · +10.1% YoY. Source: county tax records.