2724 Desoto Rd · Sebring, FL 33870

$89,000

2 bd · 2.0 ba · 672 sqft · Manufactured public records · 140 Days on market

Built 1972 4,356 sqft lot Est $67k · 32% over $55/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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

AC replaced within 5 years, newer flooring, Roof resealed 2019 with a long life sealer. Great 55+ neighborhood with pool, and community clubhouse.

Key facts

• Kitchen cabinetry
• Office space
• Hot tub

Tags

• KITCHEN CABINETRY
• DOUBLE SINK
• GENEROUS STORAGE
• OFFICE SPACE
• HOT TUB
• ENCLOSED ADDITION

Property features AI

Finance

• HOA & community: Homeowners association with $55 monthly fee; Senior community; Community clubhouse

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Sewer available
• Home design: Mobile home; Single-story; Residential property
• Construction: Frame construction; Metal roof; Skirted mobile home
• Exterior features: Screened porch; Side porch; Community pool; Pets allowed; Paved road access; 50 ft frontage

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Partially furnished; 5 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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 $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $89k implies a 154% 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 $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 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 1972 — 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. 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.
8. 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.
9. 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: 10.80%
• Cash-on-cash: 16.09%
• DSCR: 1.72
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $67,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2942 San Francisco Ln	0.15mi	2/1.0	672 (0%)	3mo	$77,450	$115	87
3121 Paradise Path	0.26mi	2/1.5	672 (0%)	3mo	$77,500	$115	83
2932 Desoto Rd	0.13mi	2/2.0	672 (0%)	16mo	$72,000	$107	81
30523 Francis St	0.43mi	2/2.0	672 (0%)	3mo	$62,000	$92	77
3050 San Francisco Ln	0.22mi	2/2.0	672 (0%)	15mo	$79,900	$119	77
2720 Las Vegas Blvd	0.08mi	2/2.0	720 (+7%)	11mo	$55,000	$76	75
30501 Francis St	0.43mi	1/2.0 (-1)	672 (0%)	3mo	$63,000	$94	72
8070 Von Maxcy Rd	0.59mi	2/2.0	672 (0%)	4mo	$60,000	$89	69
30408 Francis St	0.48mi	2/2.0	672 (0%)	16mo	$67,000	$100	64
8019 Von Maxcy Rd	0.68mi	2/2.0	672 (0%)	11mo	$30,000	$45	59
30495 Tiger Tail Rd	0.47mi	2/1.5	720 (+7%)	10mo	$70,000	$97	56
30417 Francis St	0.49mi	2/2.0	612 (-9%)	12mo	$69,000	$113	52

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: 3.6%
• Equity multiple: 1.13×
• Total profit: $3,326
• Equity at exit: $13,270

10-year hold

• IRR: 10.0%
• Equity multiple: 1.67×
• Total profit: $16,643
• Equity at exit: $7,695

Cash invested: $24,920 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,215 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$67 /mo · $802/yr
• Insurance: −$37
• HOA: −$55
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $334

Break-even live

Break-even rent $792

Max offer price $89,000

Occupancy floor 68%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $55 · $660/yr
• Likely covers: pool

Listing history 25 events

1. 2026-06-19
   days on market $89,000 Active 140 DOM
2. 2026-06-18
   days on market $89,000 Active 139 DOM
3. 2026-06-17
   days on market $89,000 Active 138 DOM
4. 2026-06-16
   days on market $89,000 Active 137 DOM
5. 2026-06-15
   days on market $89,000 Active 136 DOM
6. 2026-06-14
   days on market $89,000 Active 134 DOM
7. 2026-06-10
   days on market $89,000 Active 131 DOM
8. 2026-06-09
   days on market $89,000 Active 130 DOM
9. 2026-06-08
   days on market $89,000 Active 129 DOM
10. 2026-06-07
    days on market $89,000 Active 128 DOM
11. 2026-06-02
    days on market $89,000 Active 123 DOM
12. 2026-06-01
    days on market $89,000 Active 122 DOM
13. 2026-05-31
    days on market $89,000 Active 121 DOM
14. 2026-05-30
    days on market $89,000 Active 120 DOM
15. 2026-02-26
    price $89,000
16. 2026-01-29
    listed $95,000 Active
17. 2026-01-26
    historical $1,000
18. 2025-12-04
    listed $1,000
19. 2025-07-04
    historical $1,000
20. 2025-06-18
    listed $1,000
21. 2020-12-25
    soldstatus $35,000 146-char remark

    Show marketing remark (146 chars)

    AC replaced within 5 years, newer flooring, Roof resealed 2019 with a long life sealer. Great 55+ neighborhood with pool, and community clubhouse.

22. 2020-10-14
    listed $37,000 146-char remark

    Show marketing remark (146 chars)

    AC replaced within 5 years, newer flooring, Roof resealed 2019 with a long life sealer. Great 55+ neighborhood with pool, and community clubhouse.

23. 2014-06-13
    soldstatus $20,000 464-char remark

    Show marketing remark (464 chars)

    Freshly painted 2 bedroom and 1 bath mobile home in Francis II. Home features a separate living room and family room and oversized kitchen with dining area. The dining area overlooks the windows at the front of the home. There is a workshop/laundry room off living room for additional storage. Enjoy your Florida evenings on your 11x19 screened porch. Francis II offer a community center, pool and shuffleboard course and is located close to shopping and commerce.

24. 2014-03-06
    listed $23,000 464-char remark

    Show marketing remark (464 chars)

    Freshly painted 2 bedroom and 1 bath mobile home in Francis II. Home features a separate living room and family room and oversized kitchen with dining area. The dining area overlooks the windows at the front of the home. There is a workshop/laundry room off living room for additional storage. Enjoy your Florida evenings on your 11x19 screened porch. Francis II offer a community center, pool and shuffleboard course and is located close to shopping and commerce.

25. 1998-01-06
    soldstatus $17,000

ⓘ 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: $802 · $67/mo
• Projected year-2 tax: $802 · $67/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,580
• − Mortgage interest: −$4,985
• − Property taxes: −$802
• − Insurance: −$445
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − HOA: −$660
• − Depreciation: −$2,589
• Taxable income: $2,765
• Est. tax owed @ 24.0%: −$664
• After-tax cash flow: $3,346/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

+423.5% since first listed

11 events — show timeline

• 2026-02-26 Price Changed $89,000 HAOR as distributed by MLS GRID
• 2026-01-29 Listed $95,000 HAOR as distributed by MLS GRID
• 2026-01-26 Rental Removed $1,000 HAOR
• 2025-12-04 Listed for Rent $1,000 HAOR
• 2025-07-04 Rental Removed $1,000 HAOR
• 2025-06-18 Listed for Rent $1,000 HAOR
• 2020-12-25 Sold (MLS) $35,000 HAOR as distributed by MLS GRID
• 2020-10-14 Listed $37,000 HAOR as distributed by MLS GRID
• 2014-06-13 Sold (MLS) $20,000 HAOR as distributed by MLS GRID
• 2014-03-06 Listed $23,000 HAOR as distributed by MLS GRID
• 1998-01-06 Sold (Public Records) $17,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $802 · +10.9% YoY. Source: county tax records.