2002 Robin Ct · Sebring, FL 33870

$139,000

2 bd · 2.0 ba · 696 sqft · Manufactured public records · 113 Days on market

Built 1974 7,080 sqft lot $2/mo HOA

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Why this score? — see what drove the D+ 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 +18.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +3.8/10.0
• 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

Welcome to Brunner's Mobile Home Neighborhood. I call it a neighborhood, but it is actually a park with a VOLUNTARY annual HOA of $25. NO LOT RENT!!! This 55+ neighborhood is pet friendly, is located in a small loop, and is just a quick golf cart ride to restaurants like Chipotle and stores like AT & T!! Plus its super close to the Lakeshore Mall & movie theater, Lake Jackson boat ramp & Highway 27. If you want to be close to everything, THIS is the location!!! Home has a LARGE carport with plenty of room to park a boat or a few cars! It has nice attached workshop with 2 separate entrances for toys & storage. Inside offers a split floor plan & each bedroom has it

Key facts

• Attached workshop
• Split floor plan
• Large carport

Tags

• PET FRIENDLY
• LARGE CARPORT
• ATTACHED WORKSHOP
• SPLIT FLOOR PLAN
• EACH BEDROOM HAS EN SUITE
• FULLY FURNISHED

Property features AI

Finance

• HOA & community: Homeowners association with $25 annual fee (about $2.08/month); Senior community

Exterior

• Parking: Carport (2 spaces)
• Utilities: Public water; Public sewer; Cable available; Sewer available
• Home design: One-level mobile home; Residential mobile home
• Construction: Metal roof; Metal siding; Aluminum siding; Manufactured by Summit
• Exterior features: Front porch; Shed(s); Workshop; Road is paved; Frontage length 59

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Total rooms: 5
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Ceiling fan(s); High-speed internet; Blinds; Furnished

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/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 $122k (12.4% below list).
• Recommended offer: $122k (12.4% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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 $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $29k; list at $139k implies a 379% 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; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,780 (12.4% below list)

Questions for the listing agent

1. It's been on market 113 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 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.88% ✗
• Cap rate: 7.52%
• Cash-on-cash: 4.39%
• DSCR: 1.20
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $36,888
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1917 Robin Ct	0.05mi	3/2.0 (+1)	720 (+3%)	1mo	$85,000	$118	86
1200 Us 27 Hwy #92	0.17mi	2/1.0	800 (+15%)	22mo	$42,000	$53	45
1200 us 27 Hwy N #28	0.18mi	1/1.0 (-1)	600 (-14%)	23mo	$15,500	$26	40
1200 Us 27 Hwy N #111	0.18mi	1/1.0 (-1)	800 (+15%)	23mo	$29,000	$36	38

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: -12.5%
• Equity multiple: 0.56×
• Total profit: $-17,084
• Equity at exit: $20,725

10-year hold

• IRR: -8.0%
• Equity multiple: 0.56×
• Total profit: $-17,258
• Equity at exit: $12,018

Cash invested: $38,920 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,218 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$31 /mo · $368/yr
• Insurance: −$58
• HOA: −$2
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $143

Break-even live

Break-even rent $1,037

Max offer price $139,000

Occupancy floor 83%

Sensitivity live

Price	-10% $221	-5% $182	+0% $143	+5% $103	+10% $64
Rent	-10% $46	-5% $94	+0% $143	+5% $191	+10% $239
Rate	-1.0pp $213	-0.5pp $178	base $143	+0.5pp $107	+1.0pp $70

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $2 · $24/yr

Listing history 16 events

1. 2026-06-19
   days on market $139,000 Active 113 DOM
2. 2026-06-18
   days on market $139,000 Active 112 DOM
3. 2026-06-17
   days on market $139,000 Active 111 DOM
4. 2026-06-16
   days on market $139,000 Active 110 DOM
5. 2026-06-15
   days on market $139,000 Active 109 DOM
6. 2026-06-14
   days on market $139,000 Active 107 DOM
7. 2026-06-10
   days on market $139,000 Active 104 DOM
8. 2026-06-09
   days on market $139,000 Active 103 DOM
9. 2026-06-08
   days on market $139,000 Active 102 DOM
10. 2026-06-07
    days on market $139,000 Active 101 DOM
11. 2026-06-02
    days on market $139,000 Active 96 DOM
12. 2026-06-01
    days on market $139,000 Active 95 DOM
13. 2026-05-31
    days on market $139,000 Active 94 DOM
14. 2026-05-30
    days on market $139,000 Active 93 DOM
15. 2026-02-25
    listed $139,000 Active
16. 1986-12-01
    soldstatus $29,000

ⓘ 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: $368 · $31/mo
• Projected year-2 tax: $1,154 · $96/mo
• Expected delta: +$785/yr (+$65/mo · 213.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 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: $14,614
• − Mortgage interest: −$7,786
• − Property taxes: −$368
• − Insurance: −$695
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − HOA: −$24
• − Depreciation: −$4,044
• Taxable loss: −$642
• Est. tax savings @ 24.0%: +$154
• After-tax cash flow: $1,864/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

+379.3% since first listed

2 events — show timeline

• 2026-02-25 Listed $139,000 HAOR as distributed by MLS GRID
• 1986-12-01 Sold (Public Records) $29,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $368 · +1.9% YoY. Source: county tax records.