2721 Roger St · Sebring, FL 33870

$98,500

2 bd · 2.0 ba · 960 sqft · Condo public records · 8 Days on market

Built 1978 $139/mo HOA · 11% of rent ↓ 21% since listing

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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 +22.6/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 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

Motivated Seller! Call today to schedule a showing on this cozy 2 bedroom, 2 bath home that is move in ready. Enjoy the amenities the park has to offer, including heated swimming pool, shuffleboard, pool table, horseshoes, and club house. Pulling up to home you notice curb appeal, enclosed front porch, with vinyl windows, that open and close, along with two ceiling fans, for cooling, setting the stage for relaxation for mornings and evenings. The exterior has been upgraded with vinyl siding, windows and rubber roof over. The driveway has charm with stamped design that flows under carport. Spacious utility room located under carport, with plenty of storage including front loader washer/dryer

Key facts

• Shuffleboard courts
• Clubhouse
• Pool table

Tags

• HEATED SWIMMING POOL
• SHUFFLEBOARD COURTS
• HORSESHOE PITS
• POOL TABLE
• CLUBHOUSE
• VINYL SIDING

Property features AI

Finance

• Financial info: Land is leased
• HOA & community: Monthly association fee of $139; Senior community; Clubhouse

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Sewer available
• Home design: Residential mobile home; One level; Vinyl siding
• Construction: See remarks construction details; Other roof; Skirt: Other
• Exterior features: Enclosed patio/porch; Front porch; Shed(s); Workshop; Community pool; No private pool

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator; Electric water heater
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Partially furnished; 7 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $98k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Cap rate 8.3% 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).
• This rent runs 31% 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 $681 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $34k (26%) 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; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,500

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.30% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.30%
• DSCR: 1.32
• GRM: 6.4

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: -9.1%
• Equity multiple: 0.68×
• Total profit: $-8,904
• Equity at exit: $14,687

10-year hold

• IRR: -5.3%
• Equity multiple: 0.71×
• Total profit: $-7,990
• Equity at exit: $8,516

Cash invested: $27,580 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,278 medium
• Mortgage (P&I): −$517
• Tax from tax record: −$145 /mo · $1,745/yr
• Insurance: −$41
• HOA: −$139
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $168

Break-even live

Break-even rent $1,066

Max offer price $98,500

Occupancy floor 82%

Sensitivity live

Price	-10% $224	-5% $196	+0% $168	+5% $140	+10% $112
Rent	-10% $67	-5% $117	+0% $168	+5% $218	+10% $269
Rate	-1.0pp $217	-0.5pp $193	base $168	+0.5pp $142	+1.0pp $116

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: $24,625
• Closing costs: $2,955
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $139 · $1,668/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-19
   days on market $98,500 Active 8 DOM
2. 2026-06-18
   days on market $98,500 Active 7 DOM
3. 2026-06-17
   days on market $98,500 Active 6 DOM
4. 2026-06-16
   days on market $98,500 Active 5 DOM
5. 2026-06-15
   days on market $98,500 Active 4 DOM
6. 2026-06-14
   days on marketlisting id $98,500 Active 2 DOM
7. 2026-06-09
   days on market $98,500 Active 653 DOM
8. 2026-06-08
   days on market $98,500 Active 652 DOM
9. 2026-06-07
   days on market $98,500 Active 651 DOM
10. 2026-06-03
    pricestatus $98,500 Active 646 DOM
11. 2026-06-02
    status $105,000 Pending 646 DOM
12. 2026-06-01
    days on market $105,000 Active 646 DOM
13. 2026-05-31
    days on market $105,000 Active 645 DOM
14. 2026-05-30
    days on market $105,000 Active 644 DOM
15. 2026-03-02
    status Active
16. 2026-03-01
    historical
17. 2026-01-16
    price $105,000
18. 2025-07-09
    price $115,000
19. 2025-04-28
    price $120,000
20. 2024-11-04
    price $125,000
21. 2024-08-24
    listed $132,250 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: $1,745 · $145/mo
• Projected year-2 tax: $1,745 · $145/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 24 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: $15,338
• − Mortgage interest: −$5,518
• − Property taxes: −$1,745
• − Insurance: −$492
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − HOA: −$1,668
• − Depreciation: −$2,865
• Taxable income: $596
• Est. tax owed @ 24.0%: −$143
• After-tax cash flow: $1,870/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

-20.6% since first listed

7 events — show timeline

• 2026-03-02 Relisted — HAOR as distributed by MLS GRID
• 2026-03-01 Delisted — HAOR as distributed by MLS GRID
• 2026-01-16 Price Changed $105,000 HAOR as distributed by MLS GRID
• 2025-07-09 Price Changed $115,000 HAOR as distributed by MLS GRID
• 2025-04-28 Price Changed $120,000 HAOR as distributed by MLS GRID
• 2024-11-04 Price Changed $125,000 HAOR as distributed by MLS GRID
• 2024-08-24 Listed $132,250 HAOR as distributed by MLS GRID

Property tax history

+21.0%/yr

Latest (2025): $1,745 · +225.4% YoY. Source: county tax records.