1601 Gramarcy Ave · Sebring, FL 33875

$175,000

2 bd · 2.0 ba · 1,472 sqft · SingleFamily public records · 148 Days on market

Built 1977 10,019 sqft lot Est $286k · 39% under ↓ 12% since listing

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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 +20.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.3/10.0
• 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

Price improvement! Price has been adjusted to reflect the need for a new roof, presenting an excellent opportunity to secure the property at a value that accounts for this improvement. Charming, Easy-Living Home in Quiet Sebring Neighborhood Welcome to 1601 Gramarcy Avenue, where comfort and convenience come together in a welcoming, open-concept layout. This thoughtfully designed home offers generous living spaces that feel spacious from the moment you step inside. Step out onto the lovely screened back porch with red brick flooring, perfectly positioned to enjoy morning coffee in the peaceful southern-facing backyard. The home also features two sides of wraparound decking. An attached wor

Key facts

• Screened back porch
• Attached workshop
• Wraparound decking

Tags

• SCREENED BACK PORCH
• WRAPAROUND DECKING
• ATTACHED WORKSHOP
• SEPARATE STORAGE SHED
• MATURE TREES
• REFRESHED FRONT LANDSCAPE

Property features AI

Finance

• HOA & community: No community amenities listed

Exterior

• Parking: Driveway; On-street parking
• Utilities: Public water; Septic tank; Cable available; Sewer not available
• Home design: Single-family residence; One level
• Construction: Frame construction with wood siding; Shingle roof
• Exterior features: Front and rear porches; Deck; Screened porch; Shed(s); Workshop; Paved road frontage (80' frontage)

Interior

• Kitchen: Dishwasher; Oven and Range; Refrigerator; Disposal; Electric water heater
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Ceiling fans; High-speed internet; Blinds and drapes
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/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 $163k (6.7% below list).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: Woodlawn Elementary School (math 51% / reading 49%, grade D+, #1,070 of 2,144 statewide, top 51%, 794 students, 73% 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 65% FRL track the district average.
• Market conditions: 388 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 148 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 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 1977 — 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: 0.93% ✗
• Cap rate: 7.93%
• Cash-on-cash: 5.84%
• DSCR: 1.26
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $285,568
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1807 Azalea Ter	0.39mi	3/2.0 (+1)	1,488 (+1%)	0mo	$330,000	$222	75
4130 Thompson Ave	0.47mi	2/2.0	1,503 (+2%)	6mo	$229,950	$153	69
935 Galaxy Ave	0.42mi	2/2.0	1,584 (+8%)	3mo	$210,000	$133	66
4218 Westminster Rd	0.32mi	3/1.0 (+1)	1,385 (-6%)	8mo	$180,000	$130	60
4040 Santa Barbara Dr	0.52mi	3/2.0 (+1)	1,572 (+7%)	1mo	$349,000	$222	59
4324 Westminster Rd	0.31mi	3/2.0 (+1)	1,322 (-10%)	6mo	$289,900	$219	59
4312 Elson Ave	0.41mi	3/2.0 (+1)	1,586 (+8%)	8mo	$263,500	$166	57
3330 Albatross Ave	0.59mi	3/2.0 (+1)	1,550 (+5%)	7mo	$300,000	$194	53
4117 Thompson Ave	0.50mi	2/2.0	1,295 (-12%)	6mo	$240,000	$185	51
5001 Lakewood Rd	0.64mi	3/2.0 (+1)	1,598 (+9%)	4mo	$325,000	$203	48
601 Maravilla Ave	0.74mi	3/2.0 (+1)	1,557 (+6%)	6mo	$315,000	$202	45
3252 Golfview Rd	0.71mi	3/3.0 (+1)	1,572 (+7%)	5mo	$152,000	$97	43

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-13,247
• Equity at exit: $26,093

10-year hold

• IRR: 2.2%
• Equity multiple: 1.16×
• Total profit: $7,722
• Equity at exit: $15,131

Cash invested: $49,000 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,633 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$61 /mo · $737/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $238

Break-even live

Break-even rent $1,332

Max offer price $175,000

Occupancy floor 80%

Sensitivity live

Price	-10% $337	-5% $288	+0% $238	+5% $189	+10% $139
Rent	-10% $109	-5% $174	+0% $238	+5% $303	+10% $367
Rate	-1.0pp $327	-0.5pp $283	base $238	+0.5pp $193	+1.0pp $147

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2545 Brunns Rd Sebring, FL	3.0	2.0	1248	$1,600	$1.28	22d	1	1.15mi

Listing history 17 events

1. 2026-06-19
   days on market $175,000 Active 148 DOM
2. 2026-06-18
   days on market $175,000 Active 147 DOM
3. 2026-06-17
   days on market $175,000 Active 146 DOM
4. 2026-06-16
   days on market $175,000 Active 145 DOM
5. 2026-06-15
   remarks 699-char remark
6. 2026-06-15
   pricedays on market $175,000 Active 144 DOM
7. 2026-06-14
   days on market $190,000 Active 142 DOM
8. 2026-06-10
   days on market $190,000 Active 139 DOM
9. 2026-06-09
   days on market $190,000 Active 138 DOM
10. 2026-06-08
    days on market $190,000 Active 137 DOM
11. 2026-06-07
    days on market $190,000 Active 136 DOM
12. 2026-06-02
    days on market $190,000 Active 131 DOM
13. 2026-06-01
    days on market $190,000 Active 130 DOM
14. 2026-05-31
    days on market $190,000 Active 129 DOM
15. 2026-05-30
    days on market $190,000 Active 128 DOM
16. 2026-03-14
    price $190,000
17. 2026-01-20
    listed $214,900 Active

ⓘ 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: $737 · $61/mo
• Projected year-2 tax: $1,452 · $121/mo
• Expected delta: +$715/yr (+$60/mo · 97.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,602
• − Mortgage interest: −$9,803
• − Property taxes: −$737
• − Insurance: −$875
• − Repairs & maintenance: −$1,568
• − Management: −$1,568
• − Depreciation: −$5,091
• Taxable loss: −$40
• Est. tax savings @ 24.0%: +$10
• After-tax cash flow: $2,870/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

-11.6% since first listed

2 events — show timeline

• 2026-03-14 Price Changed $190,000 HAOR as distributed by MLS GRID
• 2026-01-20 Listed $214,900 HAOR as distributed by MLS GRID

Property tax history

+1.5%/yr

Latest (2025): $737 · +2.5% YoY. Source: county tax records.