3914 Sunbird Cir · Sebring, FL 33872

$192,000

2 bd · 2.0 ba · 1,242 sqft · SingleFamily public records · 76 Days on market

Built 1985 5,445 sqft lot Est $231k · 17% under $75/mo HOA · 5% of rent

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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 +15.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• Schools +3.6/10.0
• 1% rule +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

In Thunderbird Hill Village you not only buy the home you but a nice 55+ neighborhood with community pool, clubhouse & shuffleboard with a low $50 per month HOA fees. This well maintained unit has been owned by the same owner for the past 20 year. The open concept floor plan has a L-shaped living room/dining room comb. This leads to a large family room for added living space. The split floor plan has a nice master bedroom and bath. The guest bedroom and bath offer privacy for guest. Check out this community today and start enjoying this relaxed life-style year round or as a second home for the winter. Buy now and be ready for next season!

Key facts

• New garage opener
• New siding
• 2021 roof

Tags

• HEATED POOL
• 2021 ROOF
• NEW WINDOWS
• NEW GARAGE OPENER
• NEW SIDING
• WALK-IN CLOSET

Property features AI

Finance

• HOA & community: Homeowners association with $75 monthly fee; Senior community; Community clubhouse

Exterior

• Parking: Attached garage with garage door opener; 1 garage space
• Utilities: Public water; Septic tank (sewer not available); Cable available
• Home design: Single-family residence (villa); One level
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Front porch; Rear porch; Screened porch; Community pool available

Interior

• Kitchen: Dishwasher; Microwave; Oven/Range; Refrigerator; Electric water heater
• Bedrooms: Total rooms: 10
• Flooring: Carpet; Laminate (simulated wood); Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Ceiling fans; High-speed internet available; Vaulted ceilings; Blinds
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $192k.

Deal economics

• At list price, monthly cash flow is $60 ($715/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 $162k (15.8% below list).
• Recommended offer: $162k (15.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: 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: Sun 'N Lake Elementary School (math 63% / reading 59%, grade B, #653 of 2,144 statewide, top 31%, 618 students, 67% FRL); Hill-Gustat Middle School (math 53% / reading 50%, grade C, #232 of 571 statewide, top 41%, 705 students, 63% FRL); Sebring High School (math 32% / reading 48%, grade F, #296 of 667 statewide, top 45%, 1,809 students, 56% FRL).
• Market conditions: Rents rising (+1.6%/yr); 705 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $75k; list at $192k implies a 156% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $161,577 (15.8% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.84% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.33%
• DSCR: 1.06
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $231,012
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3902 Sunbird Cir	0.06mi	2/2.0	1,209 (-3%)	1mo	$176,000	$146	92
3833 Sunbird Cir	0.11mi	2/2.0	1,251 (+1%)	4mo	$190,000	$152	90
3717 Sunbird Cir	0.07mi	2/2.0	1,182 (-5%)	2mo	$200,900	$170	87
302 Citroen Dr	0.23mi	3/2.0 (+1)	1,135 (-9%)	2mo	$215,000	$189	68
4401 Shamrock St	0.47mi	3/2.0 (+1)	1,200 (-3%)	4mo	$230,000	$192	64
506 S Egret St	0.67mi	2/2.0	1,165 (-6%)	1mo	$210,000	$180	58
33155 Grand Prix Dr	0.47mi	3/2.0 (+1)	1,373 (+10%)	2mo	$294,000	$214	54
4230 Maserati St	0.73mi	3/2.0 (+1)	1,296 (+4%)	3mo	$235,000	$181	51
619 Aston-martin Dr	0.47mi	3/2.0 (+1)	1,420 (+14%)	3mo	$299,500	$211	47
528 Lotus Ave	0.67mi	3/2.0 (+1)	1,136 (-8%)	4mo	$265,000	$233	46
3323 Romeo St	0.74mi	2/2.0	1,422 (+14%)	1mo	$245,000	$172	40
201 Dove Ave	0.75mi	3/2.5 (+1)	1,381 (+11%)	3mo	$257,000	$186	37

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 · 1.65% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.45×
• Total profit: $-29,528
• Equity at exit: $28,628

10-year hold

• IRR: -9.5%
• Equity multiple: 0.45×
• Total profit: $-29,653
• Equity at exit: $16,601

Cash invested: $53,760 (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 33872

• Home prices YoY: -25.8%
• Rents YoY: 1.6%
• Active inventory: 705
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,616 medium
• Mortgage (P&I): −$1,007
• Tax from tax record: −$55 /mo · $660/yr
• Insurance: −$80
• HOA: −$75
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $60

Break-even live

Break-even rent $1,540

Max offer price $192,000

Occupancy floor 91%

Sensitivity live

Price	-10% $168	-5% $114	+0% $60	+5% $5	+10% $-49
Rent	-10% $-68	-5% $-4	+0% $60	+5% $123	+10% $187
Rate	-1.0pp $156	-0.5pp $108	base $60	+0.5pp $10	+1.0pp $-41

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: $48,000
• Closing costs: $5,760
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $75 · $900/yr
• Likely covers: pool

Listing history 20 events

1. 2026-06-21
   days on market $192,000 Active 76 DOM
2. 2026-06-19
   days on market $192,000 Active 74 DOM
3. 2026-06-18
   days on market $192,000 Active 73 DOM
4. 2026-06-17
   days on market $192,000 Active 72 DOM
5. 2026-06-16
   days on market $192,000 Active 71 DOM
6. 2026-06-15
   days on market $192,000 Active 70 DOM
7. 2026-06-14
   days on market $192,000 Active 68 DOM
8. 2026-06-10
   days on market $192,000 Active 65 DOM
9. 2026-06-09
   days on market $192,000 Active 64 DOM
10. 2026-06-08
    days on market $192,000 Active 63 DOM
11. 2026-06-07
    pricedays on market $192,000 Active 62 DOM
12. 2026-06-02
    days on market $197,500 Active 57 DOM
13. 2026-06-01
    days on market $197,500 Active 56 DOM
14. 2026-05-31
    days on market $197,500 Active 55 DOM
15. 2026-05-30
    days on market $197,500 Active 54 DOM
16. 2026-04-06
    listed $197,500 Active
17. 2014-07-31
    soldstatus $75,000
18. 2014-07-30
    soldstatus $75,000 652-char remark

    Show marketing remark (652 chars)

    In Thunderbird Hill Village you not only buy the home you but a nice 55+ neighborhood with community pool, clubhouse & shuffleboard with a low $50 per month HOA fees. This well maintained unit has been owned by the same owner for the past 20 year. The open concept floor plan has a L-shaped living room/dining room comb. This leads to a large family room for added living space. The split floor plan has a nice master bedroom and bath. The guest bedroom and bath offer privacy for guest. Check out this community today and start enjoying this relaxed life-style year round or as a second home for the winter. Buy now and be ready for next season!

19. 2014-03-12
    listed $82,700 652-char remark

    Show marketing remark (652 chars)

    In Thunderbird Hill Village you not only buy the home you but a nice 55+ neighborhood with community pool, clubhouse & shuffleboard with a low $50 per month HOA fees. This well maintained unit has been owned by the same owner for the past 20 year. The open concept floor plan has a L-shaped living room/dining room comb. This leads to a large family room for added living space. The split floor plan has a nice master bedroom and bath. The guest bedroom and bath offer privacy for guest. Check out this community today and start enjoying this relaxed life-style year round or as a second home for the winter. Buy now and be ready for next season!

20. 1992-04-01
    soldstatus $48,000

ⓘ 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: $660 · $55/mo
• Projected year-2 tax: $1,594 · $133/mo
• Expected delta: +$933/yr (+$78/mo · 141.3%)

ⓘ 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 8/10 Severe 7 d/yr ≥108°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $19,389
• − Mortgage interest: −$10,755
• − Property taxes: −$660
• − Insurance: −$960
• − Repairs & maintenance: −$1,551
• − Management: −$1,551
• − HOA: −$900
• − Depreciation: −$5,585
• Taxable loss: −$2,574
• Est. tax savings @ 24.0%: +$618
• After-tax cash flow: $1,332/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): 13,746
• Household income: $69,578
• Rent vs Own: 10.6% rent · 89.4% own
• Severe rent burden: 222.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 22% Two or more races 11% Black 5% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 9% Cuban 3%
• Common ancestry: Romanian 2% Russian 2% Slovak 2%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 79% English-only · Spanish 16% Other Asian/Pacific 2% Other Indo-European 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: ▼ -78.20%
• Current HPI: 225.3761
• Rent YoY: ▲ 1.65%
• 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

+311.5% since first listed

5 events — show timeline

• 2026-04-06 Listed $197,500 HAOR as distributed by MLS GRID
• 2014-07-31 Sold (Public Records) $75,000 Public Records
• 2014-07-30 Sold (MLS) $75,000 HAOR as distributed by MLS GRID
• 2014-03-12 Listed $82,700 HAOR as distributed by MLS GRID
• 1992-04-01 Sold (Public Records) $48,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $660 · +4.8% YoY. Source: county tax records.