3401 Desoto City Rd · Sebring, FL 33870

$65,000

2 bd · 1.0 ba · 720 sqft · Manufactured public records · 20 Days on market

Built 1972 6,500 sqft lot Est $82k · 21% under

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Why this score? — see what drove the B+ 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• 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

Affordable corner lot home has 2 bedrooms and 1 bath. Follow the path to the family-sized Florida room. NO lot rent, NO HOA - you own the land. Relax beneath the shade of the trees. Short drive to US 27, employment, shopping, and restaurants. This could be your investment home or getaway home.

Key facts

• Florida room
• New kitchen cabinets
• Investment potential

Tags

• OWNED LAND
• NO HOA
• INVESTMENT POTENTIAL
• FLORIDA ROOM
• RECENTLY PAINTED
• NEW KITCHEN CABINETS

Property features AI

Exterior

• Parking: Driveway; On-street parking
• Utilities: Public water; Septic tank sewer
• Home design: Residential mobile home; Single-story
• Construction: Metal siding; Other roof type
• Exterior features: No patio or porch; Shed(s) and workshop on site; Paved road frontage (50 ft)

Interior

• Kitchen: Microwave, Oven, Range, Refrigerator
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Microwave, Oven, Range, Refrigerator; Vinyl flooring; Six total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.1% 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 $449 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $37k; list at $65k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.90% ✓
• Cap rate: 16.09%
• Cash-on-cash: 35.01%
• DSCR: 2.56
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $82,080
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4810 Ferdinand Ave	0.03mi	2/1.0	672 (-7%)	10mo	$95,000	$141	79
4721 Alhambra Ave	0.08mi	2/2.0	672 (-7%)	13mo	$65,000	$97	70
4510 Granada Ave	0.20mi	2/1.0	672 (-7%)	12mo	$55,000	$82	70
4815 Desoto Rd	0.17mi	2/1.0	672 (-7%)	14mo	$85,000	$126	69
4611 Ferdinand Ave	0.12mi	2/2.0	672 (-7%)	24mo	$85,000	$126	60
3401 Howze Ave	0.48mi	2/1.0	784 (+9%)	6mo	$89,000	$114	58
3424 Howze Ave	0.48mi	2/1.0	784 (+9%)	9mo	$50,000	$64	56
2742 Cactus Ln	0.71mi	2/2.0	800 (+11%)	22mo	$32,000	$40	26

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: 27.1%
• Equity multiple: 2.08×
• Total profit: $19,685
• Equity at exit: $9,692

10-year hold

• IRR: 32.8%
• Equity multiple: 3.57×
• Total profit: $46,782
• Equity at exit: $5,620

Cash invested: $18,200 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,233 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$75 /mo · $899/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $531

Break-even live

Break-even rent $561

Max offer price $65,000

Occupancy floor 52%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-17
   status $65,000 Pending 20 DOM
2. 2026-06-16
   days on market $65,000 Active 20 DOM
3. 2026-06-15
   days on market $65,000 Active 19 DOM
4. 2026-06-14
   days on market $65,000 Active 17 DOM
5. 2026-06-10
   days on market $65,000 Active 14 DOM
6. 2026-06-09
   days on market $65,000 Active 13 DOM
7. 2026-06-08
   days on market $65,000 Active 12 DOM
8. 2026-06-07
   days on market $65,000 Active 11 DOM
9. 2026-06-02
   days on market $65,000 Active 6 DOM
10. 2026-06-01
    days on market $65,000 Active 5 DOM
11. 2026-05-31
    days on market $65,000 Active 4 DOM
12. 2026-05-30
    days on market $65,000 Active 3 DOM
13. 2026-05-27
    listed $65,000 Active
14. 2025-11-13
    price $89,000
15. 2021-04-01
    soldstatus $37,000 294-char remark

    Show marketing remark (294 chars)

    Affordable corner lot home has 2 bedrooms and 1 bath. Follow the path to the family-sized Florida room. NO lot rent, NO HOA - you own the land. Relax beneath the shade of the trees. Short drive to US 27, employment, shopping, and restaurants. This could be your investment home or getaway home.

16. 2021-01-30
    listed $45,000 294-char remark

    Show marketing remark (294 chars)

    Affordable corner lot home has 2 bedrooms and 1 bath. Follow the path to the family-sized Florida room. NO lot rent, NO HOA - you own the land. Relax beneath the shade of the trees. Short drive to US 27, employment, shopping, and restaurants. This could be your investment home or getaway home.

17. 1998-04-01
    soldstatus $13,000

ⓘ 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: $899 · $75/mo
• Projected year-2 tax: $899 · $75/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 5/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 20 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: $14,792
• − Mortgage interest: −$3,641
• − Property taxes: −$899
• − Insurance: −$325
• − Repairs & maintenance: −$1,183
• − Management: −$1,183
• − Depreciation: −$1,891
• Taxable income: $5,669
• Est. tax owed @ 24.0%: −$1,361
• After-tax cash flow: $5,011/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): 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

+400.0% since first listed

5 events — show timeline

• 2026-05-27 Listed $65,000 HAOR as distributed by MLS GRID
• 2025-11-13 Price Changed $89,000 HAOR as distributed by MLS GRID
• 2021-04-01 Sold (MLS) $37,000 HAOR as distributed by MLS GRID
• 2021-01-30 Listed $45,000 HAOR as distributed by MLS GRID
• 1998-04-01 Sold (Public Records) $13,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $899 · +3.9% YoY. Source: county tax records.