4525 High Ave · Sebring, FL 33870

$89,900

2 bd · 1.0 ba · 711 sqft · SingleFamily public records · 9 Days on market

Built 1960 3,920 sqft lot ↓ 36% since listing

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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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• 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

* * * BACK ON THE MARKET * * * . NO FAULT OF THE HOME. This beautifully remodeled, turnkey home is shiny, fresh, and ready for its new owner. One of the best values in its price range, this home offers major updates, great usable space, and a move-in-ready feel that is hard to find at this price. Everything has been done for you, including brand-new A/C, all-new plumbing, all-new electrical wiring, new outlets, new switches, new light fixtures, fresh interior and exterior paint, all-new flooring, custom kitchen cabinets, stainless steel appliances, and a fully updated bathroom with new bathtub, sink, and toilet. The home also features a metal roof, large fenced backyard, and a bonus la

Key facts

• Brand-new a/c
• New light fixtures
• All-new plumbing

Tags

• BRAND-NEW A/C
• ALL-NEW PLUMBING
• ALL-NEW ELECTRICAL WIRING
• NEW LIGHT FIXTURES
• CUSTOM KITCHEN CABINETS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Zoning: M1S

Exterior

• Parking: Driveway; On-street parking
• Utilities: Public water; Sewer not available / Septic tank
• Home design: Single-family residence; One level
• Construction: Frame construction; Metal roof; Built as a residential single-family home
• Exterior features: No patio or porch; Paved road frontage (40 ft)

Interior

• Kitchen: Oven; Range; Refrigerator; Washer (located in kitchen area)
• Flooring: Laminate; Simulated wood
• Bathrooms: 1 full bathroom
• Interior features: Total of 5 rooms; Oven; Range; Refrigerator
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 11.9% 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: 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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts; this cycle's ask has dropped $50k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1960 — 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: 1.37% ✓
• Cap rate: 11.87%
• Cash-on-cash: 19.90%
• DSCR: 1.89
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 8.8%
• Equity multiple: 1.33×
• Total profit: $8,391
• Equity at exit: $13,404

10-year hold

• IRR: 15.5%
• Equity multiple: 2.09×
• Total profit: $27,501
• Equity at exit: $7,773

Cash invested: $25,172 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,233 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$47 /mo · $569/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $418

Break-even live

Break-even rent $704

Max offer price $89,900

Occupancy floor 61%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-17
   status $89,900 Pending 9 DOM
2. 2026-06-16
   days on market $89,900 Active 9 DOM
3. 2026-06-15
   days on market $89,900 Active 8 DOM
4. 2026-06-14
   statusdays on market $89,900 Active 6 DOM
5. 2026-06-10
   status $89,900 Pending 4 DOM
6. 2026-06-09
   days on market $89,900 Active 4 DOM
7. 2026-06-08
   days on market $89,900 Active 3 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   days on marketlisting id $89,900 Active 2 DOM
10. 2026-05-31
    days on market $89,900 Active 120 DOM
11. 2026-05-30
    days on market $89,900 Active 119 DOM
12. 2026-05-19
    price $89,900
13. 2026-05-05
    price $104,900
14. 2026-04-20
    status Active
15. 2026-04-17
    historical Active Under Contract
16. 2026-03-31
    price $109,900
17. 2026-03-24
    status Active
18. 2026-03-18
    historical Active Under Contract
19. 2026-03-12
    status Active
20. 2026-03-04
    historical Active Under Contract
21. 2026-02-20
    price $99,000
22. 2026-02-09
    price $119,900
23. 2026-01-31
    listed $139,900 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: $569 · $47/mo
• Projected year-2 tax: $746 · $62/mo
• Expected delta: +$178/yr (+$15/mo · 31.2%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 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: −$5,036
• − Property taxes: −$569
• − Insurance: −$450
• − Repairs & maintenance: −$1,183
• − Management: −$1,183
• − Depreciation: −$2,615
• Taxable income: $3,756
• Est. tax owed @ 24.0%: −$901
• After-tax cash flow: $4,109/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

-35.7% since first listed

12 events — show timeline

• 2026-05-19 Price Changed $89,900 HAOR as distributed by MLS GRID
• 2026-05-05 Price Changed $104,900 HAOR as distributed by MLS GRID
• 2026-04-20 Relisted — HAOR as distributed by MLS GRID
• 2026-04-17 Contingent — HAOR as distributed by MLS GRID
• 2026-03-31 Price Changed $109,900 HAOR as distributed by MLS GRID
• 2026-03-24 Relisted — HAOR as distributed by MLS GRID
• 2026-03-18 Contingent — HAOR as distributed by MLS GRID
• 2026-03-12 Relisted — HAOR as distributed by MLS GRID
• 2026-03-04 Contingent — HAOR as distributed by MLS GRID
• 2026-02-20 Price Changed $99,000 HAOR as distributed by MLS GRID
• 2026-02-09 Price Changed $119,900 HAOR as distributed by MLS GRID
• 2026-01-31 Listed $139,900 HAOR as distributed by MLS GRID

Property tax history

+5.0%/yr

Latest (2025): $569 · -12.5% YoY. Source: county tax records.