3200 Desoto Rd · Sebring, FL 33870

$64,868

2 bd · 1.0 ba · 528 sqft · Manufactured public records · 35 Days on market

Built 2023 4,356 sqft lot Est $67k · at est. $55/mo HOA · 5% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.0/15.0
• 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 MLS

NO LOT RENT. This is a great, friendly, resident owned 55+ community within walking distance of grocery stores, restaurants and one of Sebring's 2 hospitals. The current HOA is $38 monthly and includes the use of the amenities. This spacious 50x80 lot has 2 slabs and is suitable for a Park Model or small double wide m/h. There are minimum size restrictions for the m/h's. Pet restrictions: 1 per household, max. weight 40 lbs. Water/sewer & gas connections are at the back of each lot, Duke Energy for electric. Sellers are licensed real estate agents.

Key facts

• Ez access to us 27
• Club house
• Pool

Tags

• CLUB HOUSE
• POOL
• EZ ACCESS TO US 27

Property features AI

Finance

• Other: Zoning: M-1
• HOA & community: Monthly association fee of $55; Located in a senior community

Exterior

• Parking: Driveway; On-street parking
• Utilities: Public water; Public sewer
• Home design: One-story mobile home; Residential mobile home
• Construction: Frame construction; Shingle roof; Built as a Legacy CLA mobile home
• Exterior features: No patio or porch; Paved road frontage

Interior

• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric heat pump); Central cooling (electric heat pump)
• Interior features: Vinyl flooring; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.9% 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 $448 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 $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $15k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; list at $65k implies a 293% 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 $62,921 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.80% ✓
• Cap rate: 13.88%
• Cash-on-cash: 27.10%
• DSCR: 2.21
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $67,056
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30508 Francis St	0.70mi	2/1.0	528 (0%)	12mo	$67,000	$127	57

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: 17.4%
• Equity multiple: 1.67×
• Total profit: $12,247
• Equity at exit: $9,672

10-year hold

• IRR: 23.5%
• Equity multiple: 2.72×
• Total profit: $31,299
• Equity at exit: $5,609

Cash invested: $18,163 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,169 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$91 /mo · $1,095/yr
• Insurance: −$27
• HOA: −$55
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $410

Break-even live

Break-even rent $650

Max offer price $64,868

Occupancy floor 60%

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: $16,217
• Closing costs: $1,946
• Reserves months: —
• Total cash needed: —

HOA detail

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

Listing history 30 events

1. 2026-06-19
   days on market $64,868 Active 35 DOM
2. 2026-06-18
   days on market $64,868 Active 34 DOM
3. 2026-06-17
   days on market $64,868 Active 33 DOM
4. 2026-06-16
   days on market $64,868 Active 32 DOM
5. 2026-06-15
   price $64,868 Active 31 DOM
6. 2026-06-15
   days on market $69,868 Active 31 DOM
7. 2026-06-14
   days on market $69,868 Active 29 DOM
8. 2026-06-10
   days on market $69,868 Active 26 DOM
9. 2026-06-09
   days on market $69,868 Active 25 DOM
10. 2026-06-08
    days on market $69,868 Active 24 DOM
11. 2026-06-07
    days on market $69,868 Active 23 DOM
12. 2026-06-02
    days on market $69,868 Active 18 DOM
13. 2026-06-01
    days on market $69,868 Active 17 DOM
14. 2026-05-31
    days on market $69,868 Active 16 DOM
15. 2026-05-30
    days on market $69,868 Active 15 DOM
16. 2026-05-22
    status Active
17. 2026-05-22
    price $69,868
18. 2026-05-17
    status Pending
19. 2026-05-10
    listed $79,868 Active
20. 2023-12-22
    historical $886
21. 2023-12-13
    listed $886
22. 2023-02-06
    listed $25,900 Active
23. 2023-01-18
    soldstatus $16,500
24. 2023-01-13
    soldstatus $16,500 Closed 560-char remark

    Show marketing remark (560 chars)

    NO LOT RENT. This is a great, friendly, resident owned 55+ community within walking distance of grocery stores, restaurants and one of Sebring's 2 hospitals. The current HOA is $38 monthly and includes the use of the amenities. This spacious 50x80 lot has 2 slabs and is suitable for a Park Model or small double wide m/h. There are minimum size restrictions for the m/h's. Pet restrictions: 1 per household, max. weight 40 lbs. Water/sewer & gas connections are at the back of each lot, Duke Energy for electric. Sellers are licensed real estate agents.

25. 2022-12-23
    historical Active Under Contract 560-char remark

    Show marketing remark (560 chars)

    NO LOT RENT. This is a great, friendly, resident owned 55+ community within walking distance of grocery stores, restaurants and one of Sebring's 2 hospitals. The current HOA is $38 monthly and includes the use of the amenities. This spacious 50x80 lot has 2 slabs and is suitable for a Park Model or small double wide m/h. There are minimum size restrictions for the m/h's. Pet restrictions: 1 per household, max. weight 40 lbs. Water/sewer & gas connections are at the back of each lot, Duke Energy for electric. Sellers are licensed real estate agents.

26. 2022-11-30
    listed $19,900 Active 560-char remark

    Show marketing remark (560 chars)

    NO LOT RENT. This is a great, friendly, resident owned 55+ community within walking distance of grocery stores, restaurants and one of Sebring's 2 hospitals. The current HOA is $38 monthly and includes the use of the amenities. This spacious 50x80 lot has 2 slabs and is suitable for a Park Model or small double wide m/h. There are minimum size restrictions for the m/h's. Pet restrictions: 1 per household, max. weight 40 lbs. Water/sewer & gas connections are at the back of each lot, Duke Energy for electric. Sellers are licensed real estate agents.

27. 2022-06-24
    listed $19,900 Active
28. 2018-12-19
    soldstatus $7,003
29. 1998-04-28
    soldstatus $12,500
30. 1997-08-01
    soldstatus $11,500

ⓘ 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: $1,095 · $91/mo
• Projected year-2 tax: $1,095 · $91/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: $14,031
• − Mortgage interest: −$3,634
• − Property taxes: −$1,095
• − Insurance: −$324
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − HOA: −$660
• − Depreciation: −$1,887
• Taxable income: $4,186
• Est. tax owed @ 24.0%: −$1,005
• After-tax cash flow: $3,918/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

+507.5% since first listed

15 events — show timeline

• 2026-05-22 Relisted — HAOR as distributed by MLS GRID
• 2026-05-22 Price Changed $69,868 HAOR as distributed by MLS GRID
• 2026-05-17 Pending — HAOR as distributed by MLS GRID
• 2026-05-10 Listed $79,868 HAOR as distributed by MLS GRID
• 2023-12-22 Rental Removed $886 HAOR
• 2023-12-13 Listed for Rent $886 HAOR
• 2023-02-06 Listed $25,900 HAOR as distributed by MLS GRID
• 2023-01-18 Sold (Public Records) $16,500 Public Records
• 2023-01-13 Sold (MLS) $16,500 HAOR as distributed by MLS GRID
• 2022-12-23 Contingent — HAOR as distributed by MLS GRID
• 2022-11-30 Listed $19,900 HAOR as distributed by MLS GRID
• 2022-06-24 Listed $19,900 HAOR as distributed by MLS GRID
• 2018-12-19 Sold (Public Records) $7,003 Public Records
• 1998-04-28 Sold (Public Records) $12,500 Public Records
• 1997-08-01 Sold (Public Records) $11,500 Public Records

Property tax history

+22.5%/yr

Latest (2025): $1,095 · +9.2% YoY. Source: county tax records.