6423 Old Oak Ave · Sebring, FL 33876

$141,900

3 bd · 2.0 ba · 1,288 sqft · Manufactured public records · 62 Days on market

Built 1988 0.34 ac lot Est $187k · 24% under

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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 +17.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• Appreciation +5.0/10.0
• Schools +3.6/10.0
• 1% rule +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Under contract-accepting backup offers. Located in the quiet Oakwood neighborhood of Sebring, Florida, 6423 Old Oak Avenue is a well-proportioned manufactured home that combines functional living with a generous outdoor footprint. This property is an excellent opportunity for those seeking a primary residence or a seasonal Florida retreat in a region known for its pristine lakes and world-class racing. Spacious Interior: This 3-bedroom, 2-bathroom home offers approximately 1,288 square feet of living space, featuring an open and practical one-story layout. Large Lot: Situated on a 0.34-acre (approx. 15,000 sq. ft. ) lot, providing ample room for outdoor activities, gardening, or potential p

Key facts

• Metal roof
• Large lot
• Masonry foundation

Tags

• LARGE LOT
• MASONRY FOUNDATION
• METAL EXTERIOR WALLS
• METAL ROOF
• FIREPLACE
• MINUTES AWAY FROM LAKES

Property features AI

Finance

• Other: Approximately 0.34-acre lot (1/4 to less than 1/2 acre)
• Financial info: Homestead exemption recorded; No lease restrictions indicated
• HOA & community: No association

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Septic tank; Electricity connected; Cable available; Broadband/high-speed internet available
• Home design: Manufactured double-wide home; One story; North-facing
• Construction: Metal siding and stone exterior; Metal roof; Slab foundation; Built as a manufactured home
• Exterior features: Private mailbox; Sliding doors; Paved road access; Lot dimensions approximately 100 x 140

Interior

• Kitchen: Range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Living room/dining room combo; Split bedroom layout; Fireplace in family room
• Laundry & utility: Washer; Dryer; Laundry room inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $142k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (15.7% below list).
• Recommended offer: $120k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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: amenities F, commute F, employment 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.
• Zoned schools: Cracker Trail Elementary School (math 60% / reading 58%, grade B-, #722 of 2,144 statewide, top 34%, 692 students, 62% FRL); Sebring Middle School (math 52% / reading 40%, grade D+, #300 of 571 statewide, top 53%, 815 students, 64% FRL); Sebring High School (math 32% / reading 48%, grade F, #296 of 667 statewide, top 45%, 1,809 students, 56% FRL).
• Market conditions: 211 active listings in the ZIP; 980 units permitted in Highlands County in 2024 (80 in 5+ unit buildings).

Forward outlook

• In year one you build about $982 of equity ($981 loan paydown + $1 appreciation (0.0% local appreciation)).
• At projected returns (0.0% appreciation + 3.0% rent growth), your $40k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $142k implies a 951% 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; major 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 $119,556 (15.7% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 16% 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: 0.84% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.95%
• DSCR: 1.13
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $186,760
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6439 Oceanside Ave	0.14mi	3/2.0	1,404 (+9%)	24mo	$179,900	$128	59
6604 County Road 17 S	0.45mi	2/2.0 (-1)	1,272 (-1%)	23mo	$185,000	$145	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 1.1%
• Equity multiple: 1.05×
• Total profit: $2,016
• Equity at exit: $41,210

10-year hold

• IRR: 6.5%
• Equity multiple: 1.71×
• Total profit: $28,133
• Equity at exit: $49,543

Cash invested: $39,732 (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 33876

• Home prices YoY: 0.0%
• Active inventory: 211
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,196 medium
• Mortgage (P&I): −$744
• Tax from tax record: −$44 /mo · $522/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $98

Break-even live

Break-even rent $1,072

Max offer price $141,900

Occupancy floor 87%

Sensitivity live

Price	-10% $178	-5% $138	+0% $98	+5% $58	+10% $17
Rent	-10% $3	-5% $51	+0% $98	+5% $145	+10% $192
Rate	-1.0pp $169	-0.5pp $134	base $98	+0.5pp $61	+1.0pp $24

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: $35,475
• Closing costs: $4,257
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-01
   statusdays on market $141,900 Pending 62 DOM
2. 2026-05-31
   days on market $141,900 Active 61 DOM
3. 2026-05-30
   days on market $141,900 Active 60 DOM
4. 2026-05-07
   price $141,900
5. 2026-04-20
   status Active
6. 2026-04-16
   status Pending
7. 2026-03-27
   listed $151,900 Active
8. 1993-04-01
   soldstatus $13,500

ⓘ 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: $522 · $44/mo
• Projected year-2 tax: $1,178 · $98/mo
• Expected delta: +$656/yr (+$55/mo · 125.6%)

ⓘ 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 · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $14,347
• − Mortgage interest: −$7,949
• − Property taxes: −$522
• − Insurance: −$710
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$4,128
• Taxable loss: −$1,257
• Est. tax savings @ 24.0%: +$302
• After-tax cash flow: $1,474/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

• City population: 50,797
• Population (ZIP): 7,378

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: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 20% Two or more races 11% Black 3%
• Hispanic origin (detail): Mexican 12% Puerto Rican 3% Cuban 4%
• Common ancestry: Scotch-Irish 4% Lithuanian 3% Iranian 2%
• Foreign-born: 8% · Canada
• Languages at home: 82% English-only · Spanish 17% Tagalog/Filipino 0%

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: ▬ 0.00%
• Current HPI: 269.3526
• Rent YoY: —
• Metro: —
• 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

+951.1% since first listed

5 events — show timeline

• 2026-05-07 Price Changed $141,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-27 Listed $151,900 Stellar MLS as Distributed by MLS Grid
• 1993-04-01 Sold (Public Records) $13,500 Public Records

Property tax history

+5.8%/yr

Latest (2025): $522 · +4.4% YoY. Source: county tax records.