NEW PARK MODEL Plan · Sebring, FL 33870

$54,900

1 bd · 1.0 ba · 455 sqft · Manufactured · 384 Days on market

Manufactured home Good condition

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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 +22.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Appreciation +2.5/10.0
• Rent growth +2.4/5.0
• Manufactured-home adj. -4.7

Listing remarks

BRAND-NEW PARK MODEL in the Heart of Sebring! This 2025 CHAMPION comes loaded with all the comforts of home, including an expansive front porch with composite decking - the perfect place to enjoy your morning coffee! Step through the sliding-glass front door, and you'll be greeted by an open-concept layout that seamlessly connects the kitchen, living room and dining room area. The kitchen features upgraded cabinets, stainless steel appliances including an over-the-stove microwave and dishwasher, dual sinks with goose-neck faucet and garbage disposal, and a beautifully tiled back splash. Recessed lighting and retro-style ceiling fans complement the living areas.

Key facts

• Built-in cabinetry
• Tiled back splash
• Open-concept layout

Tags

• EXPANSIVE FRONT PORCH
• OPEN-CONCEPT LAYOUT
• UPGRADED CABINETS
• STAINLESS STEEL APPLIANCES
• TILED BACK SPLASH
• BUILT-IN CABINETRY

🏗️ New construction. The $54,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $70,318.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $55k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $113 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($758 rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.7% 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: 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 soft (-0.3%/yr); 748 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 $486 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 384 days — a 12% lower offer ($48k) 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 384 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.08% ✓
• Cap rate: 8.22%
• Cash-on-cash: 6.87%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (median comp): $70,318
• List price: $54,900
• Delta: -21.93%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 US 27 South #12 Hwy #12	0.29mi	2/1.0 (+1)	480 (+6%)	56mo	$8,000	$17	52
1200 us 27 Hwy N #19	0.08mi	1/1.0	536 (+18%)	30mo	$16,000	$30	51
2811 Wallace Dr	1.58mi	1/1.0	460 (+1%)	43mo	$72,500	$158	43
101 US Hwy 27 Hwy S #12	0.90mi	2/1.0 (+1)	480 (+6%)	37mo	$9,500	$20	31
103 S Corvette Ave	1.11mi	2/1.5 (+1)	528 (+16%)	10mo	$71,500	$135	25
233 S Corvette Ave	1.08mi	1/1.0	576 (+27%)	38mo	$90,000	$156	20

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: -9.2%
• Equity multiple: 0.67×
• Total profit: $-6,420
• Equity at exit: $10,485

10-year hold

• IRR: -4.3%
• Equity multiple: 0.75×
• Total profit: $-4,878
• Equity at exit: $6,080

Cash invested: $19,689 (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 →

Active competition Active MLS

• For sale now: 4 active
• Median asking: $49,900 ($110/sqft)
• Median days on market: 387 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +40.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33870

• Home prices YoY: -20.0%
• Rents YoY: -0.3%
• Active inventory: 748
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $758 medium
• Mortgage (P&I): −$369
• Tax est. 1.5%: −$88 /mo · $1,055/yr
• Insurance: −$29
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$159
• Net cashflow: $113

Break-even live

Break-even rent $615

Max offer price $70,318

Occupancy floor 80%

Sensitivity live

Price	-10% $161	-5% $137	+0% $113	+5% $88	+10% $64
Rent	-10% $53	-5% $83	+0% $113	+5% $143	+10% $173
Rate	-1.0pp $148	-0.5pp $131	base $113	+0.5pp $95	+1.0pp $76

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: $17,579
• Closing costs: $2,110
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Active listingPlan name: NEW PARK MODEL
• Financial info: List price $54,900

Exterior

• Home design: Park modelSingle-level
• Construction: Living area approximately 455
• Exterior features: Located on US Highway 27

Interior

• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Interior features: Plan model home

Listing history 50 events

1. 2026-09-24
   days on market $54,900 Active 384 DOM
2. 2026-09-24
   days on market $54,900 Active 383 DOM
3. 2026-09-22
   days on market $54,900 Active 382 DOM
4. 2026-09-21
   days on market $54,900 Active 381 DOM
5. 2026-09-20
   days on market $54,900 Active 380 DOM
6. 2026-09-18
   days on market $54,900 Active 378 DOM
7. 2026-09-17
   days on market $54,900 Active 377 DOM
8. 2026-09-16
   days on market $54,900 Active 376 DOM
9. 2026-09-15
   days on market $54,900 Active 375 DOM
10. 2026-09-14
    days on market $54,900 Active 374 DOM
11. 2026-09-13
    days on market $54,900 Active 373 DOM
12. 2026-09-12
    days on market $54,900 Active 372 DOM
13. 2026-09-11
    days on market $54,900 Active 371 DOM
14. 2026-09-05
    days on market $54,900 Active 365 DOM
15. 2026-09-04
    days on market $54,900 Active 364 DOM
16. 2026-09-03
    days on market $54,900 Active 363 DOM
17. 2026-09-02
    days on market $54,900 Active 362 DOM
18. 2026-08-30
    days on market $54,900 Active 359 DOM
19. 2026-08-29
    days on market $54,900 Active 358 DOM
20. 2026-08-28
    days on market $54,900 Active 357 DOM
21. 2026-08-25
    days on market $54,900 Active 354 DOM
22. 2026-08-24
    days on market $54,900 Active 353 DOM
23. 2026-08-23
    days on market $54,900 Active 352 DOM
24. 2026-08-22
    days on market $54,900 Active 351 DOM
25. 2026-08-21
    days on market $54,900 Active 350 DOM
26. 2026-08-20
    days on market $54,900 Active 349 DOM
27. 2026-08-19
    days on market $54,900 Active 348 DOM
28. 2026-08-18
    days on market $54,900 Active 347 DOM
29. 2026-08-17
    days on market $54,900 Active 346 DOM
30. 2026-08-16
    days on market $54,900 Active 345 DOM
31. 2026-08-15
    days on market $54,900 Active 344 DOM
32. 2026-08-15
    days on market $54,900 Active 343 DOM
33. 2026-08-13
    days on market $54,900 Active 342 DOM
34. 2026-08-12
    days on market $54,900 Active 341 DOM
35. 2026-08-11
    days on market $54,900 Active 340 DOM
36. 2026-08-10
    days on market $54,900 Active 339 DOM
37. 2026-08-09
    days on market $54,900 Active 338 DOM
38. 2026-08-08
    days on market $54,900 Active 337 DOM
39. 2026-08-07
    days on market $54,900 Active 336 DOM
40. 2026-08-06
    days on market $54,900 Active 335 DOM
41. 2026-08-05
    days on market $54,900 Active 334 DOM
42. 2026-08-04
    days on market $54,900 Active 333 DOM
43. 2026-08-03
    days on market $54,900 Active 332 DOM
44. 2026-07-31
    days on market $54,900 Active 329 DOM
45. 2026-07-30
    days on market $54,900 Active 328 DOM
46. 2026-07-29
    days on market $54,900 Active 327 DOM
47. 2026-07-27
    days on market $54,900 Active 325 DOM
48. 2026-07-25
    days on market $54,900 Active 323 DOM
49. 2026-07-23
    days on market $54,900 Active 321 DOM
50. 2026-07-22
    days on market $54,900 Active 320 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $9,095
• − Mortgage interest: −$3,939
• − Property taxes: −$1,055
• − Insurance: −$352
• − Repairs & maintenance: −$728
• − Management: −$728
• − Depreciation: −$2,046
• Taxable income: $249
• Est. tax owed @ 24.0%: −$60
• After-tax cash flow: $1,294/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.

Condition & rehab AI · 10 photos

Good 80/100 None rehab

This brand-new park model in Sebring is in excellent condition with modern finishes and a clean, modern appearance. It's move-in ready and ready to be sold or rented.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers ↑
• Both Add a small outdoor seating area — Can increase both resale and rental value by providing a relaxing space for potential buyers or tenants ↑

F Composite school gradezoned avg 47/100

Zoned Schools

Elementary Woodlawn Elementary School D+ FL #1,070/2,144 Nat'l #12,529/41,679 Middle Hill-Gustat Middle School C FL #232/571 Nat'l #3,192/14,009 High Sebring High School F FL #296/667 Nat'l #8,112/17,239

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

C Composite livability gradescore 66/100

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 · 99,674 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: 14% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Active listingPlan name: NEW PARK MODEL
• Financial info: List price $54,900

Exterior

• Home design: Park modelSingle-level
• Construction: Living area approximately 455
• Exterior features: Located on US Highway 27

Interior

• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Interior features: Plan model home