8320 Cooper Rd · Sebring, FL 33870

$59,900

3 bd · 2.0 ba · 1,050 sqft · Manufactured · 73 Days on market

Built 2016 Good condition Est $81k · 26% under ↓ 14% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to easy Florida living in Town & Country an amenity filled and Pet friendly Mobile home Park! This well maintained 3 Bed/2 Baths is move-in-ready and comes Fully Furnished-just bring your personal items and start enjoying your new home. Situated on rented land with a lot rent of $741 per month (as per seller) this property offers a spacious living area, a bright kitchen and ample bedroom space. The Community has amenities such as a sparkling inground pool, Clubhouse and more. It is conveniently located close to Hospital, Drs. , Restaurants, and shopping. Don't miss your opportunity to own a turn-key home in a friendly Community. Call today for an appointment.

Key facts

• Clubhouse
• 2 parking spots
• Community pool

Tags

• SPARKLING INGROUND POOL
• CLUBHOUSE

Property features AI

Finance

• Other: Park name: Town Country; Make: JACB; Zoning: MH; Paved road access
• HOA & community: Land is leased (monthly lease $741); Senior community; Community clubhouse and pool

Exterior

• Parking: Carport (2 spaces)
• Utilities: Public water; Public sewer; Sewer available
• Home design: Manufactured in park (mobile home); Double wide; One level
• Construction: Metal siding; Vinyl siding; Built-up roof; Tar/gravel roof
• Exterior features: Enclosed patio/porch; Front porch; Shed(s); Workshop; Community heated in-ground pool

Interior

• Kitchen: Cooktop; Dishwasher; Refrigerator; Electric water heater
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Furnished; Grip-accessible features; 9 total rooms
• Laundry & utility: Washer; Dryer

🏷️ Possibly a rental listed for sale. The $59,900 price doesn't fit this home's estimated sale value (~$80,850) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $793 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 22.2% 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; 1 comparable units currently listed for rent nearby; 980 units permitted in Highlands County in 2024 (80 in 5+ unit buildings).
• This rent runs 37% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Recommended offer $56,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% 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: 2.55% ✓
• Cap rate: 22.18%
• Cash-on-cash: 56.75%
• DSCR: 3.53
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $80,850
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30392 Cherokee St	0.38mi	2/2.0 (-1)	1,032 (-2%)	7mo	$50,000	$48	69
8065 Von Maxcy Rd	0.53mi	2/2.0 (-1)	1,047 (-0%)	4mo	$91,000	$87	67
8135 Von Maxcy Rd	0.41mi	2/2.0 (-1)	1,152 (+10%)	3mo	$57,500	$50	57
3217 San Francisco Ln	0.55mi	2/2.0 (-1)	1,002 (-5%)	5mo	$66,500	$66	57
30498 Tiger Tail Rd	0.55mi	3/2.0	1,119 (+7%)	9mo	$125,000	$112	56
30528 Mimi St	0.48mi	2/1.5 (-1)	1,032 (-2%)	15mo	$30,000	$29	55
3126 San Francisco Ln	0.54mi	3/2.0	962 (-8%)	14mo	$76,900	$80	49
30438 Francis St	0.45mi	2/1.5 (-1)	1,134 (+8%)	13mo	$87,500	$77	48
3234 San Francisco Ln	0.58mi	2/2.0 (-1)	952 (-9%)	11mo	$65,000	$68	44
30457 Francis St	0.48mi	2/2.0 (-1)	942 (-10%)	16mo	$97,000	$103	42
30398 Tiger Tail Rd	0.45mi	2/2.0 (-1)	912 (-13%)	13mo	$62,000	$68	42
3117 San Francisco Ln	0.51mi	2/1.5 (-1)	922 (-12%)	12mo	$89,900	$98	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: 51.7%
• Equity multiple: 3.17×
• Total profit: $36,361
• Equity at exit: $8,931

10-year hold

• IRR: 55.9%
• Equity multiple: 5.74×
• Total profit: $79,504
• Equity at exit: $5,179

Cash invested: $16,772 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,528 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $793

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 43%

Sensitivity live

Price	-10% $835	-5% $814	+0% $793	+5% $773	+10% $752
Rent	-10% $673	-5% $733	+0% $793	+5% $854	+10% $914
Rate	-1.0pp $823	-0.5pp $808	base $793	+0.5pp $778	+1.0pp $762

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8761 Watersound Cir Sebring, FL	2.0–3.0	2.0	1090	$1,600	$1.47	22d	1	1.32mi

Listing history 2 events

1. 2026-05-13
   price $59,900
2. 2026-03-18
   listed $69,900 Active

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

Taxation est. · year 1

• Rental income: $18,337
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,467
• − Management: −$1,467
• − Depreciation: −$1,743
• Taxable income: $9,107
• Est. tax owed @ 24.0%: −$2,186
• After-tax cash flow: $7,333/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 · 12 photos

Good 80/100 Cosmetic rehab

This move-in-ready manufactured home in Town & Country offers a spacious living area and is fully furnished, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace worn-out flooring — Improves aesthetics and functionality
• Both Update kitchen appliances — Modernizes the space and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace worn-out flooring — Improves aesthetics and functionality ↑
• Both Update kitchen appliances — Modernizes the space and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-14.3% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $59,900 HAOR as distributed by MLS GRID
• 2026-03-18 Listed $69,900 HAOR as distributed by MLS GRID