2113 Lakeview Dr Unit 4A · Sebring, FL 33870

$89,500

1 bd · 1.0 ba · 624 sqft · Condo public records · 260 Days on market

Built 1964 $351/mo HOA · 32% of rent

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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 +10.9/30.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

JUST REDUCED! Check out this move-in ready 1 Bedroom, 1 Bath condo located in Edgewater Arms. This condo is located within walking distance to downtown Sebring & includes a heated community pool, shuffleboard courts, community laundry area & storage area. You will enjoy this community and the easy access to the lake & nearby Theatre, Library, banking & many restaurants & shopping that the down town area has to offer. This unit is very light & bright w/ the bedroom having a walk-in closet, the updated bath includes newer plank flooring, tile shower w/ grab bar, raised toilet & raised vanity & lighting. Some of the other updates include newer ro

Key facts

• Shuffleboard courts
• Updated bath
• Storage area

Tags

• HEATED COMMUNITY POOL
• SHUFFLEBOARD COURTS
• COMMUNITY LAUNDRY AREA
• STORAGE AREA
• EASY ACCESS TO THE LAKE
• UPDATED BATH

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee ($351); Community pool; Senior community

Exterior

• Parking: Assigned detached parking; 1 parking space total
• Utilities: Public water; Public sewer; Cable available
• Home design: Residential condominium; Entry level: 1
• Construction: Block and concrete construction
• Exterior features: Shingle roof; No patio or porch listed; Community pool; Lakeview with frontage on Jackson; Paved road access; Has view; Pets not allowed

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator; Disposal; Electric water heater
• Bedrooms: Lower level unit (4A)
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Ceiling fan(s); Elevator; Insulated windows; Blinds; Unfurnished

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $-39 ($-470/yr) — negative.
• To cash-flow at today's rent, offer at most $83k (7.7% below list).
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% 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 $619 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 260 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $90k implies a 198% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.
• 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 $78,760 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 260 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.21% ✓
• Cap rate: 5.77%
• Cash-on-cash: -1.88%
• DSCR: 0.92
• GRM: 6.9

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: -24.3%
• Equity multiple: 0.20×
• Total profit: $-19,983
• Equity at exit: $13,345

10-year hold

• IRR: -41.7%
• Equity multiple: -0.28×
• Total profit: $-32,113
• Equity at exit: $7,738

Cash invested: $25,060 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,082 medium
• Mortgage (P&I): −$469
• Tax from tax record: −$36 /mo · $435/yr
• Insurance: −$37
• HOA: −$351
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $-39

Break-even live

Break-even rent $1,132

Max offer price $82,580

Occupancy floor 99%

Sensitivity live

Price	-10% $11	-5% $-14	+0% $-39	+5% $-65	+10% $-90
Rent	-10% $-125	-5% $-82	+0% $-39	+5% $4	+10% $46
Rate	-1.0pp $6	-0.5pp $-16	base $-39	+0.5pp $-62	+1.0pp $-86

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $351 · $4,212/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-19
   days on market $89,500 Active 260 DOM
2. 2026-06-18
   days on market $89,500 Active 259 DOM
3. 2026-06-17
   days on market $89,500 Active 258 DOM
4. 2026-06-16
   days on market $89,500 Active 257 DOM
5. 2026-06-15
   days on market $89,500 Active 256 DOM
6. 2026-06-14
   days on market $89,500 Active 254 DOM
7. 2026-06-10
   days on market $89,500 Active 251 DOM
8. 2026-06-09
   days on market $89,500 Active 250 DOM
9. 2026-06-08
   days on market $89,500 Active 249 DOM
10. 2026-06-07
    days on market $89,500 Active 248 DOM
11. 2026-06-02
    days on market $89,500 Active 243 DOM
12. 2026-06-01
    days on market $89,500 Active 242 DOM
13. 2026-05-31
    days on market $89,500 Active 241 DOM
14. 2026-05-30
    days on market $89,500 Active 240 DOM
15. 2025-12-02
    price $89,500
16. 2025-11-03
    price $99,500
17. 2025-10-02
    listed $110,000 Active
18. 2010-10-01
    soldstatus $30,000
19. 2003-10-24
    soldstatus $18,000
20. 1978-05-01
    soldstatus $23,000

ⓘ 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: $435 · $36/mo
• Projected year-2 tax: $743 · $62/mo
• Expected delta: +$308/yr (+$26/mo · 70.8%)

ⓘ 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 4/10 Moderate
• 🌡 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: $12,983
• − Mortgage interest: −$5,013
• − Property taxes: −$435
• − Insurance: −$448
• − Repairs & maintenance: −$1,039
• − Management: −$1,039
• − HOA: −$4,212
• − Depreciation: −$2,604
• Taxable loss: −$1,806
• Est. tax savings @ 24.0%: +$433
• After-tax cash flow: $-37/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

• Census place: Sebring, FL
• 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

+289.1% since first listed

6 events — show timeline

• 2025-12-02 Price Changed $89,500 HAOR as distributed by MLS GRID
• 2025-11-03 Price Changed $99,500 HAOR as distributed by MLS GRID
• 2025-10-02 Listed $110,000 HAOR as distributed by MLS GRID
• 2010-10-01 Sold (Public Records) $30,000 Public Records
• 2003-10-24 Sold (Public Records) $18,000 Public Records
• 1978-05-01 Sold (Public Records) $23,000 Public Records

Property tax history

+8.4%/yr

Latest (2025): $435 · +10.1% YoY. Source: county tax records.