7765 Big Mac Dr · Sebring, FL 33876

$90,000

1 bd · 1.0 ba · 380 sqft · Manufactured public records · 13 Days on market

Built 1963 10,019 sqft lot

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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 +15.9/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +4.9/10.0
• 1% rule +3.7/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Fisherman’s Dream Getaway on Lake Istokpoga! Just steps from the shores of Florida's legendary Lake Istokpoga, this beautifully renovated single-wide mobile home is the perfect retreat for anglers, snowbirds, weekend adventurers, or anyone looking to enjoy the relaxed Florida lifestyle. Every inch of this home has been thoughtfully updated, blending modern comforts with cozy cabin charm. Best of all, it comes fully furnished—just bring your clothes, your toothbrush, and your fishing gear, and start enjoying everything this incredible property has to offer! Property Highlights: Fully Furnished – Turn-Key Ready Beautifully Renovated Interior Cozy, Comfortable, and

Key facts

• Fishing destination
• Breathtaking sunsets
• Wildlife viewing

Tags

• FULLY FURNISHED
• BOAT RAMPS
• LAKE ACCESS
• FISHING DESTINATION
• WILDLIFE VIEWING
• BREATHTAKING SUNSETS

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Private well water; Septic tank
• Home design: Single-story mobile home; Metal siding
• Construction: Metal roof
• Exterior features: Front porch; Side porch; Screened porch

Interior

• Kitchen: Oven; Range; Refrigerator; Electric water heater
• Bedrooms: 2 total rooms (includes bedrooms and living areas)
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Electric heating; Wall cooling unit(s)
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $42 ($508/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 $78k (13.3% below list).
• Recommended offer: $78k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: 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 $623 of equity ($622 loan paydown + $1 appreciation (0.0% local appreciation)).

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $75k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,996 (13.3% below list)

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.87% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.01%
• DSCR: 1.09
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $9,500
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7915 Elliott Rd Lot 29	0.19mi	1/1.0	340 (-10%)	21mo	$8,500	$25	56

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: 0.0%
• Equity multiple: 1.00×
• Total profit: $48
• Equity at exit: $26,138

10-year hold

• IRR: 5.6%
• Equity multiple: 1.61×
• Total profit: $15,251
• Equity at exit: $31,422

Cash invested: $25,200 (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: 9.6×

Monthly cashflow live

• Estimated rent: $780 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$64 /mo · $773/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$164
• Net cashflow: $42

Break-even live

Break-even rent $726

Max offer price $90,000

Occupancy floor 90%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-19
   days on market $90,000 Active 13 DOM
2. 2026-06-18
   days on market $90,000 Active 12 DOM
3. 2026-06-17
   days on market $90,000 Active 11 DOM
4. 2026-06-16
   days on market $90,000 Active 10 DOM
5. 2026-06-15
   days on market $90,000 Active 9 DOM
6. 2026-06-14
   days on market $90,000 Active 7 DOM
7. 2026-06-10
   days on market $90,000 Active 4 DOM
8. 2026-06-09
   days on market $90,000 Active 3 DOM
9. 2026-06-08
   days on market $90,000 Active 2 DOM
10. 2026-06-07
    remarks 681-char remark
11. 2026-06-07
    listed $90,000 Active 1 DOM

ⓘ 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: $773 · $64/mo
• Projected year-2 tax: $773 · $64/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 6 d/yr ≥108°F today · 21 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: $9,360
• − Mortgage interest: −$5,041
• − Property taxes: −$773
• − Insurance: −$450
• − Repairs & maintenance: −$749
• − Management: −$749
• − Depreciation: −$2,618
• Taxable loss: −$1,020
• Est. tax savings @ 24.0%: +$245
• After-tax cash flow: $753/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

+260.0% since first listed

3 events — show timeline

• 2026-06-06 Listed $90,000 HAOR as distributed by MLS GRID
• 2024-04-18 Sold (Public Records) $75,000 Public Records
• 1995-11-17 Sold (Public Records) $25,000 Public Records

Property tax history

+16.1%/yr

Latest (2025): $773 · +11.4% YoY. Source: county tax records.